Arrowhead Estates Home Owners Association

Ten Most Frequently Asked Questions

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1.  What kind of income can I expect from my rental unit?
You can expect your rental revenue to offset some of your expenses for owning a vacation destination in Northern Michigan. Each owner's revenue will vary depending on unit type, location and the amount of the time the owner personally uses their condominium.

2.  What do I have to do to get into the Rental Program?
Entrance to the Rental Program will depend on its meeting the GTRS Refurbishing Standards. If the unit is not currently in the Rental Program, Property Management will inspect the unit. If it meets or exceeds the Refurbishing Standards, the unit should be able to join the Rental Program. If the unit does not meet the Refurbishing Standards, the owner will have to refurbish the unit before it is allowed into the rental program. A signed Rental Program Agreement is also required as well as a minimum of $1,000,000 liability insurance, $1,000,000 additional insurance umbrella policy. The Grand Traverse Resort & Spa and the Grand Traverse Band of Ottawa and Chippewa Indians need to be listed as an additional insured on your liability policy.

3.  What order are condominiums rented through the Reservations department?
Rental condominiums are pooled with other units of the same size and location. Units are categorized by size (studio, 1 bed, 2 bed, etc.) and are placed in a computer based rotation of reservations based on the amount of room nights rented. Those condominiums with the least amount of nights will be first to be rented. This is continually being manually monitored to ensure a fair and manageable system.

4.  What expenses are the responsibility of the owner?
Condominium owners will be responsible for the continued maintenance and upgrade of the interior of their units. These expenses include but are not limited to: household goods package, utilities (including furnace & A/C), and housekeeping fees for an owners stay, furnishings and decor.

5.  What does the Condominium Association do for me?
The Association manages the day to day operations of the community (Association), protecting the assets of the owners as a separate function from Rental Management. The Association is responsible for the exterior of the units (common elements) whereas the individual owners are responsible for the interior. The exterior expenses include but are not limited to: grounds maintenance, trash/waste removal, snow removal, windows, door-walls, roofs and siding.

6.  How often can I use my Condominium?
Although usage is not limited, it does affect the rental income, particularly in the summer season. Usage is, however, required to be scheduled in advance each year using the Owners Calendar as supplied annually in Accounting by the Property Management department. Some dates may not be available for owner's usage possibly due to large groups or a number of smaller groups being booked into the condominiums. Dates can be reserved as far in advance as the owners wish.

7.  What Resort facilities am I allowed to use as a participant in the Rental Program?

When you become a participant in the GTRS Rental Program, you are entitled to use the Resort facilities during your stay in your condominium, as a guest would. You must be checked into your unit though, in order to use the facilities. The Gallery of Shops, Resort restaurants, Spa and the golf courses are open to the public. Upon purchase of property at the Resort, the owners are given a Property Owners Discount Card, which entitles them to discounts at the Resorts-owner shops, restaurants, Spa, and on greens fees and room rates.
If you are not in the Rental Program, then you do need to purchase a Membership to use the facilities, which includes the Pool located by the Shores Condominium Association. That pool is owned by CTRS. There are several types of Memberships tailored to suit your needs. To find out more information about Memberships, contact them at 231-534-6586.

8.  What is Resort Condominium International?
RCI is a voluntary, vacation exchange program that allows a participating owner to place a designated amount of time into a time-share bank and take advantage of a vacation destination at another participating resort.

9.  How often do I have to remodel my unit or replace my furniture?
The Resort has a Refurbishing Program in place that was started in spring 2004. This is an all-inclusive refurbishing that includes: paint, floor coverings, cabinetry, furniture, drapery, lighting and artwork. There are four design schemes for owners to choose from. Owners have the option of refurbishing totally through the Resort with the Resort schemes, hiring their own contractor and purchasing the items through the Resort with the Resort schemes, or creating their own design board, ordering the items themselves and hiring their own contractor. All options will be explained in greater detail, once an owner is ready to refurbish.
Owners should expect to replace soft goods, such as mattress, sofas, sofa sleeper mattresses, and bedding every five-seven years. Units will be inspected annually and owners will be contacted if items are found to be in need of replacement.

10.  What does Grand Traverse Resort & Spa do for me after I give them 49% of my rental income?
Grand Traverse Resort & Spa is responsible for all staffing, advertising and managing of your condominium when placed in the Rental Program. The resort employs over 1,000 staff performers during the summer season serving condominium owners and our guests. A multimillion dollar advertising budget allows for our representation in many facets of the media to enhance our social and group business. Key control, In-room Amenities, 24-hour Security and Front Desk operations, and Monthly/Annual Reports are services also included. Our managing team also represents your concerns assuring quality standards are continually being maintained.