FAQ's

The HVRA is a proposed organization established under the Resort Associations Act and is designed to support Hemlock Valley and Sasquatch Mountain Resort by accessing sustainable funding for marketing, infrastructure, and community development. It would be the fifth Resort Association in British Columbia and the only one located so close to Metro Vancouver. Other Resort Associations operating in BC are Whistler, Sun Peaks, Red Mountain and Silver Star. If approved, the Hemlock Resort Association will represent homeowners, business owners and other stakeholders in the Controlled Recreation Area and the Village of Hemlock Valley. It will be governed by a Board of Directors composed of representatives from homeowners, the resort operator, and other key interests. For more information about Resort Associations in BC, visit the Ministry of Housing and Municipal Affairs website.

Currently, Municipal Regional District Tax (MRDT) funds collected from short-term rentals in Hemlock Valley are directed to Tourism Harrison, with limited reinvestment in our community. The Resort Association would be eligible to receive those funds directly and reinvest them into marketing, programs and projects. It will also be able to apply for major grants from programs like the Destination Development Fund, Gaming Capital Grants, and the Outdoor Recreation Council of BC.

The proposal is being jointly advanced by the Hemlock Valley Homeowners Association (HVHA) and the Berezan Hospitality Group (BHG), the owner of Sasquatch Mountain Resort. HVHA and BHG have been working for two years to develop a fair funding model and board structure. The agreement is set out in draft bylaws which are now open for public review. Deanne Steven from Larch Business Services is leading the application process as an experienced third-party consultant who has worked directly with Silver Star and Red Mountain Resort Associations.

The Hemlock Valley Resort Association promotion area must be approved by resolutions of the Fraser Valley Regional District (FVRD). A petition process of the land owners within the Resort Promotion Area must receive support from at least 50 percent of the property owners representing at least 50 percent of the net taxable assessed value of the lands within the resort area must pass. The successful petition, bylaws and supporting documents are sent to the Minister of Housing and Municipal Affairs for decision. For more information on the process for applying to become a Resort Association in BC, see Quick Reference Guide to Creating a Resort Association

The HVRA engagement process began in earnest in 2023. Community engagement, bylaw revisions, and petition collection will happen through the summer and early fall of 2025. If the petition is successful, an Application for the Resort Association will be submitted to the Province of BC where the Minister of Housing and Municipal Affairs may approve the Resort Association Application or not. If submitted in Fall 2025 it is anticipated the Minister would make a decision sometime in early 2026. The HVRA would begin operations shortly thereafter. If the Application to establish a Resort Association is not approved, or is not approved in within funding timelines, Hemlock Valley and Sasquatch Mountain Resort could miss the opportunity to apply for access to MRDT funds before the money short-term rentals generate here will be awarded again to Tourism Harrison until 2032. If the Application is not approved, Hemlock Valley community and Sasquatch Mountain would have to wait another 5 years for the opportunity to access MRDT funds through a Resort Association.

If less than 50% of titleholders with less than 50% of the total assessed property values within the proposed Resort Area oppose the petition and do not sign it, the application will not proceed. That means MRDT funds will continue to go to Tourism Harrison, and many planned local improvements will be delayed or abandoned.

Sts’ailes have been kept informed at each step in the process since the early stages of discussion around establishing one. The Sts’ailes community will have one seat on the Resort Association Board.

As directed by the Province, the Hemlock Valley Resort Association Steering Committee will consult with neighbouring First Nations identified by the Province, on the establishment of the Resort Association.

The Steering Committee is a group of people with an interest in the Resort Association process. It will consist of local business owners, homeowners, local community group members, HVHA, Sasquatch Mountain Resort and potentially others including Sts’ailes and Destination BC. The purpose of the group is to guide the Engagement phase of the Application process to ensure it is robust and thorough. The Steering Committee will receive technical advice from the Province of B.C. (Ministry of Housing and Municipal Affairs and Mountain Resorts Branch) and the Fraser Valley Regional District. The Steering Committee is currently being put together and will be finalized after the first online engagement session on July 14, 2025.

The main risk of joining a Resort Association is the cost of annual fees—but the risks of not having one are more concerning and hit directly at the three priorities homeowners have told their HVHA directors they care most about: fire protection, utility stability, and road safety. Without a Resort Association to coordinate and attract economic activity, the mountain remains underdeveloped, with fewer permanent jobs and fewer year-round residents. That means fewer volunteers for our under-resourced fire department, fewer customers to help stabilize the costs of Hemlock Valley Utilities, and fewer cars on Hemlock Valley Road—making it even harder to convince the Ministry of Transportation and Infrastructure to prioritize desperately needed improvements. A Resort Association would help reverse this downward spiral by bringing in stable funding, supporting community infrastructure, and creating the kind of long-term economic momentum that leads to safer, better-serviced, and more livable mountain life. Without it, we risk remaining a transient and overlooked community—vulnerable to rising costs, unreliable services, and preventable emergencies.

Deanne is the principal of Larch Business Services and a seasoned manager of resort associations in BC. She brings impartial expertise to guide the process and ensure it meets provincial requirements. Her experience includes managing the Red Resort Association in Rossland and working with the Silver Star Resort Association and its development.

Yes, Deanne is being compensated for her work by the Resort Operator, but her role is to serve the process—not any one stakeholder. The Resort Association engagement process is in place to ensure transparency for all stakeholders. Deanne’s track record includes working with communities to create fair, functional resort associations.

All engagement sessions are open. Draft bylaws, budgets, and FAQs are public. Input is being gathered in person, online, and by petition and will be available on the HVRA website. Nothing is finalized until the petition is approved by a majority of homeowners.

You can attend an engagement session (online or in person), submit feedback through the HVRA website, or email info@hemlockvalleyresortassociation.com or your HVHA representatives directly.

Initial bylaws were drafted with input from both the resort operator and the HVHA. They will be reviewed during the stakeholder engagement process and can be amended with public input. Should the Hemlock Valley Resort Association (HVRA) be successfully established under the BC Societies Act, the bylaws become its official governing rules—much like a constitution for the association. Changing them after this point is entirely possible, but it follows a formal and structured process designed to protect members and ensure transparency. Here’s how bylaw amendments typically work for a Resort Association registered as a BC society: Proposal by the Board or Members A bylaw amendment can be proposed either by the HVRA Board of Directors or by a group of members. In most cases, the Board initiates amendments, often after consulting with members or committees. Notice to Members Proposed changes must be shared with all voting members (e.g., homeowners, resort operator, Sts’ailes, commercial stakeholders) well in advance of a general meeting. The notice must include the full text of the proposed change and a clear explanation of its purpose. This is required by the BC Societies Act to ensure fairness and transparency. Voting at a General Meeting Bylaw amendments must be approved by a special resolution at a general meeting. A special resolution requires: At least 75% (3/4) approval of those voting (in person or by proxy), and A Quorum must be met (as defined in the bylaws). Filing with the BC Registrar of Companies If the resolution passes, the updated bylaws must be filed with BC’s Corporate Registry. The changes don’t take effect until they’re officially accepted and recorded by the Province. Implementation Once accepted, the new bylaws are binding on all members of the HVRA. The updated document is shared with members and posted publicly, usually on the association’s website. Associations like the proposed HVRA are expected to remain adaptable. Over time, changes may be needed to improve fairness, respond to growth, or reflect new community priorities. However, because any change requires strong member support and provincial filing, bylaws are not modified casually. Bottom line: Homeowners, through their elected Board and general meeting votes, retain meaningful control over how the HVRA evolves—long after it’s been established. Every bylaw change must pass a transparent, democratic process and reflect the interests of the community

Initially the HVRA will have a 7-member Board. Each board member gets one vote. Major decisions require Board approval and often wider community engagement. Members can bring forward proposals and shape policy through committees or at Annual General Meetings of the Resort Association.

The initial Board will include three representatives appointed by the Resort Operator, three representatives elected by homeowners (two Residential Directors and one Residential Lodging Director) and one representative will be appointed by the Sts’ailes. Later, once the required threshold is met as per the HVRA bylaws, one Commercial Director will be elected and one Hotel Lodging Director will be elected. This will bring the total Board of Directors to nine. Elections for Residential, Residential Lodging, Commercial and Hotel Lodging directors will be held according to the HVRA bylaws, ensuring diversity and democratic accountability.

The Board of Directors is structured to reflect the diversity of stakeholder types within the Resort Promotion Area, not to divide seats strictly equally among all groups. According to the draft bylaws: The Resort Operator appoints 3 seats. Homeowners (representing both traditional homeowners and short-term rental owners) elect 3 seats. The Sts’ailes First Nation appoints 1 seat. In future years, seats may be added for hotel lodging owners and commercial property owners, as these groups emerge. This means homeowners currently hold 3 of 7 voting seats (or 3 of 9 later), which matches the Resort Operator and provides a balanced governance model. While not equal in the sense of “one person, one vote” for every individual homeowner, this structure ensures equitable influence: homeowners have enough representation to shape decisions, reflect their financial contributions, and safeguard their interests. Equal representation would imply every stakeholder type—regardless of size or contribution—gets the same number of seats or votes. Equitable representation means each group has fair and proportionate influence based on their stake in the community and the HVRA’s mission. The HVRA draft bylaws prioritize equity, ensuring no single group dominates while still recognizing the varying roles and responsibilities of stakeholders. This structure was a key point of negotiation and is designed to keep the governance balanced and fair.

Goals will be developed by the Hemlock Valley Resort Association and in consultation with its members. Goals may include improving tourism infrastructure, increasing mountain visitation, and bettering life-experiences around Hemlock Valley. The Board is accountable to its members through financial transparency, annual reports, and homeowner participation

Any Resort Lot Owner whose property is located within the Hemlock Valley Resort Promotion Area and who is a registered member in good standing with the HVRA is eligible to be nominated for election to the HVRA Board of Directors as a “Residential Director”. Any Residential Lodging Resort Lot Owner whose property is located within the Hemlock Valley Resort Promotion Area and who is a registered member in good standing with the HVRA is eligible to be nominated for election to the HVRA Board of Directors as a “Residential Lodging Director”. All candidates must demonstrate a commitment to representing the broader interests of the Hemlock Valley community—not just their own property or business. All HVRA members will be notified of open positions, invited to nominate eligible candidates, and given the opportunity to vote during a general meeting or through an online ballot. The homeowner representatives who are elected will serve on the HVRA Board for a fixed term (as defined in the bylaws), acting as the voice of the homeowner community in all decisions related to the Resort Association. This process ensures that homeowner representatives are democratically chosen, transparent in their responsibilities, and accountable to those they serve.

NO- Homeowners (members) are not personally liable for the association’s debts. Under BC’s Societies Act (which governs HVRA), a member “is not, in that capacity, liable for a debt or other liability of the society”. This provision (Societies Act s.5) is explicitly applied to resort associations by the Resort Associations Act. In other words, if HVRA owes money to creditors, homeowners cannot be forced to pay those debts out of personal funds. The association’s liabilities are its own. Conversely, homeowners do owe their own levies and fees to the HVRA. The Resort Associations Act makes each levy a debt of the owner and allows the association to register a lien on title for any unpaid assessment. But this lien is only for the owner’s debt to the association (levies), not for the HVRA’s debts to others. Therefore, if the HVRA became insolvent or bankrupt, members would simply lose the benefit of the association’s services; they would not be legally obliged to cover HVRA’s creditors. No additional fees, special assessments, or liens (beyond existing levy liens) could be imposed on homeowners to bail out HVRA. The Society’s assets (reserve funds or property) would satisfy creditors to the extent possible, but members’ liability stops at their unpaid levy amounts

The draft HVRA bylaws call for a seven-member board at inception: 3 directors appointed by the resort operator (Sasquatch Mountain Operator), 3 elected by property‐owner members (two “Residential” owners and one “Residential Lodging” owner), and 1 appointed by Sts’ailes First Nation. This 3–3–1 split (operator–owners–First Nation) gives the operator 43% of the seats. By contrast, other BC resort associations have a smaller operator share and more owner‐elected representation. For example, Tourism Whistler (Whistler Resort Association) is governed by 12 directors – seven elected by members and five appointed by vested interests (including Whistler Land Co and the two ski operators, each with 1–2 seats). Destination Silver Star has an 11‐member board: nine elected by members and two resort appointees (Silver Star Resort Ltd. holds two seats). Tourism Sun Peaks likewise combines member-elected and operator seats: it historically has had ~10 directors (about 7–8 elected owners versus ~2–3 resort-appointed). In the Red Resort Association (Rossland/Red Mountain), all homeowners in resort developments pay mandatory levies and elect a volunteer board; the resort itself contributes funding but does not dominate the board (no evidence of majority control by the operator). An equitable HVRA board would similarly balance stakeholder interests. A plausible model is 9 seats (the planned expansion): perhaps 2–3 for the operator, 5–6 for homeowners, and 1 for Sts’ailes First Nation. The draft’s initial 7-seat mix heavily favors the operator (3 of 7). By comparison, Silver Star (2 of 11) and Sun Peaks (2–3 of ~10) give the resort operator a much smaller fraction. Reducing HVRA’s operator‐appointed seats (e.g. to 2 of 7 or 2 of 9) would bring it more in line with those examples. For instance, one equitable 9‑member configuration could be: 2 operator-appointed, 1 commercial, 1 hotel-lodging, 4 residential (owners), and 1 First Nation.

Hemlock Valley is beautiful, but it also lacks the year-round amenities, park space, and infrastructure other mountain resorts that have access to MRDT funding enjoy. This affects visitation to local accommodations and the ability to attract large events at Hemlock Valley. With an ongoing lack of a vibrant and sustainable economy, Hemlock Valley’s services (including utilities and emergency services) will continue to suffer. A Resort Association provides a mechanism for community-led investment and upgrades to community infrastructure. This initiative is an opportunity for the community to help preserve the charm of Hemlock Valley while enhancing its accessibility, safety, and appeal—for both current homeowners and future generations.

No. Resort Associations do not have zoning or regulatory authority. They are not a government body and cannot dictate personal property decisions. They may advocate to governments for the community but any regulations that apply to your property will still come from the Fraser Valley Regional District or the province, not the HVRA.

No. A Resort Association is a non-profit society formed by the community, for the community. Its purpose is to unlock funding and coordinate community infrastructure and promotion. It cannot pass laws, enforce zoning, or act like a municipal government.

It simply means your property is located within the Resort Promotion Area and is a member of the Resort Association. Like a strata or improvement district, this allows the HVRA to collect an annual fee for reinvestment back into community services. It does not give the association ownership of any part of your property.

No. In fact, the HVRA would give homeowners more say in shaping responsible growth. Without it, all momentum for change lies with private developers in Hemlock Valley and the Resort Operator. A well-represented HVRA ensures homeowners have a real voice in community priorities.

The HVRA’s Board of Directors will include homeowner representatives and the Association’s Terms of Reference will include a commitment to quality-of-life improvements—like public park space, accessible trails, cultural signage, and gathering spaces. These projects reflect homeowner priorities and will be guided by continued community engagement.

The HVRA is proposing an annual fee schedule that reflects fairness and affordability. For example, undeveloped lots will pay $100 annually. Individual homes and long-term rentals (more than 28 nights per stay) may pay $200 annually. Short-term rental owners, whose potential income will be enhanced the most by the marketing and community infrastructure initiatives of the Resort Association, pay on a sliding scale. For example, a home with 4+ bathrooms may pay up to $800 annually. These numbers, which can be found in Part 20-Assessments Payable by Members of the draft Hemlock Resort Association Bylaws and posted on this website, are currently under review by Homeowners and may be adjusted for the final Resort Association application submission to the province as result of engagement sessions this summer.

Fees can only be changed by amending the bylaws. The Board may, by resolution, increase the amount of the Assessments by no more than 2% per annum. Any other change in the Assessments must be approved by a Special Resolution that requires community input, board approval, and a vote by membership.

The HVHA/Sasquatch Mountain Resort Association Working Group looked at funding models for other BC Resort Associations. Parameters such as size of resort and stage of development were considered. Silver Star Resort Association bylaws were used as a basis for the Hemlock draft bylaws with downward adjustments made for Sasquatch Resort’s smaller size and earlier development phase.

Funds would go toward capital projects (trails, signage, park spaces), marketing, grant-writing, and community events. Examples include illuminated multi-use trails, a cultural linear park along the Village Loop Trail, and planning for a future community center, or other ideas brought forward by homeowners and businesses.

Yes. One of HVHA and BHG’s core concerns were ensuring that the fee structure is fair and equitable and that all parties pay their fair share. Under current proposals, homeowners and the Resort Operator would contribute proportionally, commercial businesses (once they exist) will be assessed based on their square footage, and short-term rental lodgings will be assessed based on how many toilets they have. These proposed fees can be reviewed in Part 20 of the draft Hemlock Valley Resort Association Bylaws located on this website.

An independent management company with experience in operating Resort Associations will manage finances, with oversight by the HVRA Board of Directors. Annual financial statements will be published and may be audited as required under the BC Societies Act. Budget decisions will be reviewed and voted on by the Board.

Access to MRDT funds and government grants for marketing and the development of community-led infrastructure projects will help the resort attract more visitors year-round which is good for their business. The goals of the Resort Association align with both homeowners’ interests and the Resort Operator—better community infrastructure, improved roads, more amenities.

No. The Resort Operator will have 3 seats on a 7-member Board or 3 seats on a 9-member Board, which is proposed for the future when the resort has developed more. Homeowners, commercial members, and local partners will also have seats. This ensures balanced governance in the Resort Association.

Property owners within the Resort Promotion Area will receive a formal petition this fall. You can submit your signed petition in person, by mail, or online. Signing means you support forming the HVRA. Declining to sign means the current system stays in place.

Yes, if you own titled property within the proposed Resort Area. There is only one vote allowed per Parcel Identifier (PID), regardless of how many owners are on title. To succeed, the petition must have greater than 50% of owners (PIDs) and greater than 50% of the total assessed value or properties within the proposed Resort Area supporting it.

Online webinars are scheduled for the evenings of July 14 and August 11 from 7pm – 9pm. An in-person Open House will be held at Sasquatch Mountain Resort on Saturday, August 23rd from 10:00 a.m-2:00 p.m

Yes. All feedback gathered this summer will inform the final draft bylaws that accompany the Application to the Province. The current draft bylaws are posted on this website for comment. If any revisions are made to the draft bylaws as result of comments heard during the engagement process this summer, the revised draft bylaws will be posted on this website when the Application is submitted. All stakeholders will shape the final proposal.