Maintenance and Utilities at Red Pine
Please utilize this page to submit a maintenance request, contact our recommended vendors, and review our remodel procedures.
Maintenance and Remodel Requests
Maintenance Requests should be submitted through the new Owner Portal. Click on "Requests" > "General Request" and then select the "Service Request" option for maintenance items.
All remodels must be approved by the Red Pine HOA in advance.
- All contractors must be licensed and insured.
- Necessary permits must be acquired before work begins. Said permits must be posted in a front window and provided to Red Pine.
- All HOA Rules and Regulations must be followed.
To begin the remodel process, please download the appropriate remodel package below (one for Chalets and one for Townhomes) and submit to the HOA through Ptarmigan Property Services.
If you have any questions, please Contact Us.
More information about remodels and specific projects can be found below - keep scrolling!
Utilities for Red Pine
Electricity
Rocky Mtn Power: 877-508-5088
Natural Gas
Enbridge: 800-323-5517
Water
Mountain Regional: 435-940-1916
Cable/Internet
Comcast/Xfinity 24/7 Bulk Support: 855-307-4896
Recommended Vendors for Red Pine
Plumbing
Zen Zoe, Troy and Annette, 435-655-1900
Accountant
Lorrie Allen, 435-783-6393, lorrie.tap@gmail.com
Insurance
SentryWest, Craig Crockett, 801-272-8468, Fax: 801-277-3511, eoi@sentrywest.com
Electric
Behr Mountain Electric, 435-647-0663
Salmon Electric, Sean Salmon, 801-910-7207
Davie Nicks, 435-513-0387
Water
Community Water Emergency, 435-649-7324
Landscaping
Eric Berg, 435-659-6095
Snow Removal
Eric Berg, 435-659-6095
Amigo (sidewalks only), 435-615-0313
Exterior Painting
Final Touch Painting, Kirk, 970-485-1551
Master Brush Coatings, Jose, 385-290-9437
Interior Painting
Bob Stokes, 801-688-0609
Michael Schriber, 801-450-5717
PC Painting, Scott Simons, 435-649-4455
Beantown Painting, Nancy, 435-640-3326
Drywall
Bob Stokes, 801-688-0609
PatchMaster, 801-895-0080
HVAC
EZ Heating and Cooling, Zeb Smith, 435-222-8809, ezheatingcoolingllc@gmail.com
Black Diamond Experts, Jordan Dearden, 385-289-4464, jordan.d@bdexperts.com
Just Right Heating and Cooling, 801-302-1154
Premier Strand Heating and Air, Roger Strand, 435-640-7824, info@premierstrand.com
General Contractor
Stecki Construction, 435-640-1126
Ruizervices, Adrian Ruiz, 435-922-9156
Blase Carpentry, Ron Blase, 435-640-1337
Custom Property Management, Bill Wark, 516-361-2518
Renovate Park City, Paul, 435-729-0241
Pest Control
Beeline Pest, 801-544-9200
Glass Replacement
Bountiful Glass, 801-377-4355
Window Cleaning
Eckland Window Cleaning, 801-971-2927
Sundance Window Cleaning, 435-631-9797
Window Replacement
USI, Rusty Carson, 801-487-8807
Window Screens
Screen Mobile, Lisa (Office), 801-975-7007
Decks
Bill and Doug Wark, 516-361-2518
Fireplaces
Alpine Gas, 801-487-4446
Chimneys
Mad Hatter, Larry Mears, 435-649-7129
Park City Lock & Key
435-649-6069
Park City Towing
435-645-7775
Appliances
Heber Appliance (washer/dryer), Derrick Hendrickson, 435-315-3306, 435-654-4623 x 107, derrick@heberappliance.com
Pools/Spas
Oasis Pools & Spas, Jeff Christensen, 435-731-0098, propwatchinc@gmail.com
This list is provided as a courtesy to Red Pine Homeowners. Although all of the listed vendors have provided services to Red Pine and individual homeowners, the fairness of prices or quality of services are in no way warranted by management or the Red Pine Homeowner's Associations.
Summit County Sheriff: 435-615-3500. Feel free to contact the local sheriff's office for non-emergencies, such as noise disturbances (quiet hours are 10PM-7AM. For emergencies, please call 911.
Remodel Procedures for Red Pine
Remodel Requirements
Electrical, Plumbing, and Structural Work
If you plan on working with electrical or plumbing in your unit, proper HOA approval, licensure, insurance, and permits are required. Anything that alters the structure of the building, the exterior of the building, and/or requires permits must be approved by the HOA prior to work.
Flooring
If you wish to replace any flooring in your, you must properly soundproof as per Red Pine requirements.
Utah code requires a minimum of 52 IIC and 53 STC rating for flooring.
The HOA requires a rating of 60 STC between flooring and soundproofing materials. This can be a combination of 52 IIC and 53 STC flooring PLUS an underlayment.
The use of a soundproofing material that is equal to or better than "Quiet Walk" is required for soundproofing floors of upstairs Chalet units.
Doors and Windows
Doors and windows must match the current style and color scheme of the community. They must also be installed according to HOA guidelines. Keep scrolling for more details.
Approval Process
Any remodels must be approved by Red Pine's Property Management Team on behalf of the HOA. Necessary permits must be acquired and posted before work begins. All contractors must be licensed and insured.
If you have any questions or are unsure whether the work you wish to do requires permits and approval, please Contact Us.
The following remodel package must be submitted for approval prior to any remodel work (please select the appropriate version for Chalets or Townhomes):
Chalet Toilet Information
All Chalet units shall have low-flow toilets installed at all locations within their respective units. This rule is enforced by fines as of July 2, 2018. No wipes, diapers, or non-disintegrating items are to be flushed. Please throw such items in the refuse.
For more information, please see the attached Chalet Rules for Toilets, Washers, and Dryers.
Chalet Washer and Dryer Information
All washing machines must have a "high efficiency" designation. High efficiency means lower water usage. GE, Whirlpool, Bosch, and Asko make the compact, high-efficiency front-loading washers.
All dryers must be ventless, self-condensing, and electric units in order to meet the county provision. These types of units do not cause mold. The LG and Bosch units are small compact units, while the Whirlpool is a full-size unit. All of these units are 240 volt dryers and are stackable.
For more information, please see the attached Chalet Rules for Toilets, Washers, and Dryers.
Instructions For Utility Installation
If you are interested in installing an approved washer and dryer, please follow these instructions:
- Select a unit from our approved models
- Find a contractor (see below or refer to our vendors list for recommended contacts)
- Connect the contractor with Ptarmigan's maintenance team for placement, piping, etc.
- Obtain a permit from the county
- Work with the county to conduct an electrical inspection
- Schedule a final inspection with Ptarmigan
Feel free to contact Red Pine if you would like us to connect you with owners who have installed washer/dryers in their units.
Recommended vendors:
- Paul from Renovate Park City: 435-729-0241
- Derrick from Heber Appliance: 435-315-3306, 435-654-4623 x 107, derrick@heberappliance.com
Air Conditioning
Approval must be given by the HOA prior to installing air conditioning. Please contact Ptarmigan to begin a discussion on A/C.
A comprehensive installation plan, including photos/diagrams showing condenser, drainage, and line placement must be provided to receive final approval.
All A/C units for Chalets and Townhomes must be split units that are 58 decibels or below.
All lines must go directly into the unit - no exterior cabling. Drainage lines should protrude a few inches from the deck and should not run alongside the building.
For the Chalets, the condenser must be placed on the inside corner of the deck per the photo provided.
Each Townhome is configured a bit differently, so placement of condensers and lines must be reviewed on a case-by-case basis.
Some recommended brands include:
- Mitsubishi
- Daikin
- Fujitsu
- Frigidaire
See above Vendors list for recommended HVAC contractors.
If it becomes necessary for the HOA to perform work or repairs to the exterior of a Unit including decking, siding, or other such needed work on the common areas and/or limited common areas which would necessitate the removal or temporary repositioning of an AC Unit, the Unit Owner is responsible for all costs associated with such removal, repositioning, and reinstallation including labor and parts as required.
Chalet Garbage Disposals
The Red Pine Chalet HOA recommends removing any garbage disposals and installing p-traps in order to eliminate inappropriate items getting caught in our plumbing. The HOA is willing to complete this removal and replacement for free! If you are interested in this service, please submit a service request through the portal or email office@ppshoa.com.
Doors
Chalet Front Doors:
A primed smooth steel Jeld-Wen exterior door can be ordered from Home Depot. Door dimensions are 36" x 80".
Doors must be painted the same color as the rest of the community. For paint information, contact Ptarmigan.
Townhome Front Doors:
The Townhome Board has chosen a new approved style for front doors. Here are two options for purchasing and installing a new front door:
The preferred contractor for front doors is Hank Berry of Brookside Buildings: 801-430-0493 (prefers text), hbki@gami.com.
Brookside Door Model: Masonite/Plaspro fiberglass door with square sticking. Pre-hung with brickmold and deadbolt bore.
Doors can also be purchased from C&M Doors: 385-259-0296, info@candmdoors.com.
C&M Door Model: #S1100. Door dimensions are 36" x 80".
The approved color for Townhome front doors is Caviar by Sherwin Williams (SW 6990) in Satin finish.
Chalet and Townhome Storm Doors:
The approved storm doors for Red Pine consist of Anderson #2500 or #3000. These can be purchased from Home Depot or another company of your choice. Please see the attached documents for 2500-series and 3000-series storm door options.
Storm doors must match the color scheme of the community.
Windows, Sliding Doors, and Screens
Windows require approval before installation. BEFORE purchasing windows, please send window specs to office@ppshoa.com for approval.
The proper way to install a window to meet the HOA guidelines is as follows:
- The window frame must be the same color as original (or as close as possible brown or brushed bronze).
- Window must open the same direction.
- Window must come with a nailing flange that is attached to window which is attached to sheathing.
- The window must be nailed into the frame.
- Take trim off side of building.
- Cut siding back so can take existing window and flange off.
- Install ice and water shield.
- Reinstall siding and trim (must use cedar for trim)
When replacing windows, do NOT use inserts.
Vinyl windows should not be used due to issues with elevation.
Sliding doors must also be installed as per HOA guidelines. Contact Ptarmigan for approval.
Please contact Lisa at Screen Mobile for more information about window screens and screen doors: 801-975-7007.
Townhome Storage
For Townhome Owners interested in installing an exterior storage unit, approval through Ptarmigan is required. Please contact Ptarmigan for more information at office@ppshoa.com.
