Outdoor stairs and railing leading to grass lawn overlooking mountains.

Frequently Asked Questions

Sea to Ski | FAQ

We’ve put together some of the most common questions about Sea to Ski Property Management, to give you more information.

This page offers help with better understanding our property management and HOA management services, fees and billing, client relations and more.


• Sea to Ski is not a nightly rental or lodging company. Our focus is on the well-being of your home and not how much money we can make by renting it. We specialize in non-rental vacation homes and HOA management.
• Our attention to detail, high-touch service and level of communication with our client base sets us apart from other Park City property managers. In addition, we are one of only a handful of property managers who have actually owned second homes and have the ability to see things from the owner’s perspective.
• Our commitment to company culture and staff development have fostered a dedicated team of employees with very low incidence of turnover. We do not have seasonal employees.
With Sea to Ski, you get a TEAM of collaborative professionals who know your home inside and out. Our in-house team includes Personal Home Managers, Maintenance Techs, and Housekeepers.
• We offer custom concierge services that go above and beyond. If you can dream it, we can almost always provide it.

• Sea to Ski has deep roots in Park City and a wealth of knowledge and connections throughout the community. Most of our team was either raised in Park City or has lived here for several decades.

Sea to Ski Property Management, LLC has been successfully serving our clients since July 2004.

YES. Sea to Ski is wholly focused on delivering premier property management services. For many property managers in town, management of your second home is not their only occupation or business activity. It is important to know whether your property manager has other commitments that could distract from the proper care of your second home.

YES. Sea to Ski carries general liability insurance coverage and all of our vendors carry their own general liability insurance.

•  Ongoing communication with client (calls, texts, email and e-blasts with important updates)
•  Vendor management – Communication and follow-up. Sea to Ski is your one-call source of information for all home projects and repairs
•  Coordination of schedules – Client arrivals and departures, vendor appointments, cleaning needs, etc.
•  Review of weekly inspection reports 
•  Operating expenses and overhead
•  Priority access to our qualified vendors – Sea to Ski’s vendor list has been refined & vetted, so our clients don’t have to go through the learning curve
    – Due to our nearly twenty-year relationship with the top vendors in Park City, we find the overall quality of the job improves and potential issues are minimized. Our vendors perform high quality work because they know the value of Sea to Ski’s potential to feed them future business (i.e., more than just a one-time job with an out of state client).
•  Tracking and documentation of client home inspections, vendor appointments, service calls and asset history through our custom project and facilities management platform to better manage your home.

Sea to Ski’s management contract is 30 days. We do not believe in forcing our clients to sign an annual or long-term commitment. If we are not adding value to the home and homeowner, we do not want our client’s feeling “locked in” to a relationship that is not beneficial to/for them.

The set-up fee covers the initial account entry by our staff, as well as the time we invest in understanding your home. That time includes:
•  Initial home assessment & inspection – learning and understanding the nuances of and assessing the overall property assets and their condition (appliances, roof, exterior, etc.)
•  Loading information about your home profile and appliances into our facilities management platform 
•  Input of your account and billing information into our system
•  Vendor notification and account set-up (snow removal, landscape maintenance, window washer, etc.)

The primary differences between Sea to Ski’s service levels include:
•  At the BRONZE service level, home inspections are not included in the monthly fee and are billed separately.
•  The service window for BRONZE homes generally occur Monday through Friday / ~ 9:00a to 5:00p, whereas our SILVER homes are 7 days a week / ~ 9:00a to 5:00p and our GOLD homes are 24-7/365. Emergencies and alarms are responded to as immediately as possible, regardless of service level.
•  Homes over 5,000 SF tend to be more complex and fall into our SILVER or GOLD service levels:
   –  Larger homes typically require a higher level of communication and involvement on our behalf.
•  SILVER and GOLD homes also include more hands-on involvement from Sea to Ski’s upper management.

Yes, we absolutely provide project management. We often manage projects of all sizes in our client homes – small to large – from hanging a framed portrait or piece of artwork to coordinating a new roof installation, and beyond. While we have strong relationships with Park City’s best vendors and contractors, we also boast a highly competent in-house maintenance team. Sea to Ski’s Maintenance Manager and Technicians perform a wide range of repairs and handyman services on-demand.  

Our goal is always to provide the best property management experience possible. However, we don’t stop there. We go above and beyond to support our clients with whatever they may need. 

Unlike vendors or contractors, we handle the whole package– home management, cars, tubs, concierge, transportation, cleaning, etc. Our scope is all encompassing. Sometimes we even take care of the owners, their kids, friends, relatives and pets. Not just the homes.


Accounting/Budget Planning and Review: Prepare and send quarterly dues invoice to owners via email; Collect quarterly dues; Association past due collection (or any other collection matter); Responding to homeowner calls and complaints along with Rules Enforcement and Compliance Response; Special project oversight of common area assets; Monthly Association utility and vendor bill pay; Bank account reconciliation; Bank deposits; Prepare and send quarterly financials to HOA Board; Prepare annual budget for Board review and approval; Assist Board with capital reserve requirements and application of appropriate funds (if needed); Annual financial report preparation and distribution to HOA Board; Facilitate Association tax preparation and filing by others; Insurance coverage review and payment

•  Board Communication and Administrative Duties: Schedule, prepare meeting packet, and send notice for board meeting(s); Attend board meeting(s); Draft and send board meeting minutes; Schedule, prepare meeting packet, and send notice for annual meeting; Attend annual meeting; Draft and send annual meeting minutes; Maintain documentation of Association files; Maintain a current list of owners

•  Owner/Community Communication: Act as liaison between title company and Association; Respond and assist owners with any property-related issues; Responding to homeowner calls and complaints along with Rules Enforcement and Compliance Response; Governing document enforcement, letter writing, phone call or email follow up 

•  Vendor Procurement and Oversight: Vendor proposal procurement and oversight of standard common area maintenance (landscaping, snow removal, pool/hot tub, cleaning, etc.)

•  Property Oversight and Upkeep: Customized property inspection checklist; Common area property inspections and reports(cadence upon preference); Special project oversight of common area assets

•  Additional Services: A menu of additional customizable services agreeable to both parties

Yes. If your HOA is satisfied with your current system of accounting, that can be kept separate from our management services.

Sea to Ski will accommodate the specific management needs of each homeowner association. Our HOA management agreements are customized to include only those services that are requested by the board. HOA clients pick and choose which of our service offerings best suit their community’s needs.

A homeowners association (HOA) is a legal entity acting as the governing body of a residential community, including condominiums, townhomes or single-family home developments. Homeowner associations are intended to protect property values within the community. They seek to accomplish this by establishing and upholding its covenants and bylaws. The governing documents upheld by an HOA outline the actions homeowners may take with their properties and how residents and guests are expected to behave within the community. 

HOAs are often incorporated, which means they are subject to laws and ordinances regarding homeowners associations and not-for-profit corporations, as mandated at the state level. All homeowners in the community are mandatory members of the HOA, and must follow the rules and regulations. This is meant to ensure an agreeable community and lifestyle for all members. Failure to comply can result in fines or other penalties.

A Homeowner Association’s Board of Directors is comprised of homeowners who have been elected to leadership roles within the community. They can also be appointed by the developer to facilitate management turnover once the community build is complete. The HOA Board is made up of officers, generally including an elected president, vice-president, treasurer and secretary, as well as non-officer Board members. Board leaders and members serve the community by making and upholding the HOA rules and policies, collecting dues and ensuring the common areas and facilities are well maintained and used appropriately.

Upon purchasing a home within a common interest development (CID), you automatically become a member of the homeowners association and a shareholder. HOA membership comes with voting rights, giving you a voice in the process of setting the rules, policies and regulations that impact your community. 

HOA fees are used for ongoing maintenance and repairs to common areas and amenities. HOA dues are generally collected on a quarterly basis (depending on the community). 

Covered services can include: 

•  Lawn care and landscaping
•  Maintenance of shared amenities, such as pool, fitness equipment, clubhouse, etc.
•  Snow removal
•  Trash removal
•  Water, plumbing and sewage systems
•  Cleaning, painting and upkeep of exteriors and common areas, such as hallway walls, carpeting, clubhouse, etc.
•  Repairs of roofs, interior roads, pipes, elevators, etc. due to age, weather conditions or other damage
•  Electric system and lighting
•  Sanitation system
•  Security system and gates
•  A/C and heating systems
•  Pest control
•  Elevator system
•  Cable TV and Internet

HOA fees also pay for insurance policies to protect common building structures and community property against damage. These fees will also cover utility bills for all common areas, such as electricity, water, heating and air conditioning. 

HOAs in good financial standing will allocate a portion of homeowner dues to a special long-term capital reserve account to cover planned and budgeted renovations or repairs that do not occur regularly, such as exterior siding or roofing  repairs.  These funds are also set aside to cover unforeseen community expenses and emergencies.

HOA fees are also used for salaries/compensation for internal management and maintenance staff, as well as the services of a professional HOA management company to manage operations and maintenance and enforce the Board’s rules and decision.

Every homeowner association establishes its own unique rules and policies. Members of the HOA Board develop these rules, to be defined and listed in the Covenants, Conditions and Restrictions (CC&Rs). These bylaws clearly define the behavior and actions homeowners can and cannot take regarding their homes and communities. The CC&Rs are developed with the intention of protecting property values by keeping the community clean, safe and beautiful, as well as to guarantee an agreeable living environment for all residents. The governing documents are enforced by the HOA’s Board of Directors, or the property manager hired by the association to uphold the Board’s decisions.  Homeowners are required to follow all of the HOA’s rules, despite whether or not they agree with them. Failure to comply can result in fines or legal action.