Property Guide

Home Specifications

Address

13027 Stone Valley Drive, Peyton, CO 80831

Subdivision

Stonebridge at Meridian Ranch

Builder / Plan

Campbell Homes — Edinburgh floor plan

Year built

2019

Style

Ranch (single story) with finished walk-out basement

Bedrooms

4 total — 2 main level · 2 basement

Bathrooms

3 full — master · main level · basement

Square footage

3,724 sq ft — 1,885 main level + 1,748 finished basement

Lot size

8,755 sq ft

Garage

2-bay attached (1 double, 1 single) with 4-foot extension — deep bays, concrete driveway

Ceilings

10 ft main level · 9 ft finished basement

Fireplace

Gas fireplace in the Great Room

Flooring

Hardwood (main level living areas) · Vinyl (bathrooms and laundry room) · Carpet (basement stairs) · Italian tile (basement)

View

Mountain views including Pikes Peak — backs to open space

Exterior

Stone and stucco · composite shingle roof

Main Level

Great Room

15'-6" × 20'-1" — open to kitchen, gas fireplace

Kitchen

14'-5" × 10'-7" — double oven, optional island, pantry

Breakfast Nook

10'-9" × 8'-7"

Dining Room

13'-0" × 12'-0"

Flex Space / Study

10'-6" × 10'-4"

Master Suite

14'-0" × 16'-8" — walk-in shower, double vanity, W.I.C.

Bedroom 2

9'-9" × 10'-5"

Laundry

Main level — hookups only (tenant provides washer/dryer)

Front porch

Covered

Basement

Rec Room

Three connected spaces — 17'-8"×16'-2", 12'-0"×21'-10", 14'-4"×21'-2"

Bedroom 3

19'-4" × 12'-0"

Bedroom 4

12'-6" × 13'-3"

Full Bath

Basement level

Mechanical Room

Furnace, water heater, water softener, Viega ManaBloc manifold

Walk-out

Direct exterior access to back yard / patio

Parking & Garage

• Garage: 2-bay attached garage with extended (4-foot deeper) bays. The large bay fits two cars and is equipped with a myQ smart garage door opener by Chamberlain. The single-car bay has a standard wall-button opener and keypad entry.
• Driveway: Concrete. Tenant use only. Do not park inoperable or unregistered vehicles on the property.
• No RVs, boats, or trailers stored in the driveway or on the street long-term.
• In winter, keep the driveway and walkways cleared of snow and ice. Tenant is responsible for de-icing.

myQ Smart Garage

The large (2-car) bay is connected to a myQ smart opener. You will be added as a household member on the property manager's myQ account, giving you full control of the connected bay from your phone.

Getting set up:

1. Download the myQ app on iOS or Android (free).
2. Create a free myQ account using your own email address.
3. Your property manager will send you a household invitation. Accept it in the app and the garage door will appear on your dashboard.

What you can do:

• Open and close the connected bay from anywhere using the app
• Check the door status in real time (open or closed)
• Set closing reminders — the app alerts you if the door has been left open past a set time
• View the activity log with a timestamp for every open and close
• Share temporary guest access (for deliveries, visitors, etc.) without giving out a physical remote or keypad code

Single-Car Bay

The second bay uses a standard wall-button opener inside the garage. A keypad is mounted on the exterior — the access code will be provided at move-in. If you need to change the keypad code, contact your property manager.

Mail & Deliveries

• Mailbox location: [Neighborhood cluster mailbox location — placeholder]
• Mailbox key is included with your key set. Contact the post office to set up mail forwarding before move-in.
• Package deliveries arrive at the front porch / covered entryway.
• To forward or update your address: usps.com

Yard & Outdoor

• Fencing: Back yard is fenced.
• Views: The property backs to open space with mountain views including Pikes Peak — visible from the rear of the home and deck/patio area.
• Patio: Composite deck/patio — [describe location and size if applicable — placeholder].
• Lawn maintenance: Tenant is responsible for mowing, fertilizing, edging, and general lawn upkeep — see the full Lawn Care & Sprinkler Guide below.
• Sprinkler / irrigation: 4-zone B-hyve smart system, fully configured by the landlord. You receive Guest access to monitor and run zones manually. Landlord handles spring startup and fall blowout/winterization. See full guide.
• Trash bins: Store in garage. Roll to curb the evening before pickup (Wednesdays; recycling 1st and 3rd Wednesday). Return totes to garage after pickup.
• Snow removal: Tenant is responsible for keeping walkways and steps cleared of snow and ice.

Lawn Care & Sprinkler System

Sprinkler System Overview

The property is equipped with a four-zone automatic sprinkler system managed through the B-hyve smart irrigation app. The system has been fully configured by your property manager — optimized for Peyton's clay soil, lawn slope, sprinkler head layout, and Meridian Ranch water conservation rules. You do not need to set it up or program it.

B-hyve Guest Access

You will be added as a Guest user, giving you the ability to monitor the system, run zones manually, and make minor adjustments.

Getting set up:

1. Download the B-hyve app on iOS or Android (free).
2. Create a free B-hyve account using your own email address.
3. Your property manager will send you a 6-digit access code. Enter it in the app under My B-hyve → Devices → Add Device → "I have a code."
4. The sprinkler controller will appear in your app. All zone profiles and schedules are already configured.

What you can do as a Guest:

• View the watering schedule and see when each zone is set to run
• Run any zone manually — useful for watering a dry spot or rinsing the lawn after fertilizing
• Set a rain delay to pause scheduled watering for 24, 48, or 72 hours
• View the soil moisture balance and see how the system is tracking water levels
• Receive notifications when the system waters, skips due to rain, or encounters an issue

What the property manager controls:

• Zone profiles, soil type, sprinkler type, and core settings
• Adding or removing users from the account

Winterization & Spring Startup

Fall winterization

Winterizing the sprinkler system is critical in Peyton to prevent frozen and cracked pipes. The property manager arranges professional winterization each fall.

• Target date: October — before overnight temperatures consistently drop to 32°F or below.
• Do not run the sprinkler system after it has been winterized.
• After winterization, you may need to hand-water trees and shrubs during warm, dry stretches — Colorado's Front Range averages only 14–15 inches of precipitation per year.
• If the lawn is turning brown or the soil feels very dry, manually water as needed until the grass goes dormant (usually late November).

Spring startup

The property manager also arranges professional spring startup each year.

• Target date: Mid-April to early May — after the last freeze has passed. Peyton's last freeze typically occurs around early to mid-May.
• Do not attempt to turn the system on yourself before this has been done. Sudden pressure surges can damage pipes and fittings.
• After startup, run each zone via the B-hyve app and check for leaks or misdirected heads. Report any issues to the property manager.

How the Smart Watering System Works

B-hyve is not a traditional timer — it is a smart irrigation platform that uses real-time weather data, soil science, and the specific profile of each zone to calculate exactly when and how much to water. You benefit from this automatically with no setup required.

What B-hyve does automatically:

• Monitors local weather forecasts and skips or reduces watering when rain is expected or has recently fallen
• Tracks a virtual soil moisture balance for each zone, estimating how much water is in the ground based on weather, evaporation, and past watering
• Waters only when the soil moisture drops to a level where the grass actually needs it — not on a fixed day-of-week basis
• Adjusts automatically for seasonal changes — watering more in peak summer and pulling back in spring and fall
• Uses a Cycle and Soak approach for lawn zones: instead of one long run (which causes runoff on clay soil), it waters in several short passes so water soaks in deeply between cycles
• Responds to local drought conditions to conserve water while keeping the lawn healthy

What this means for you:

The sprinklers may not run on a perfectly predictable schedule — that is intentional. A few things to be aware of:

• The system runs in the early morning hours (typically 4:00–6:00 AM) to minimize evaporation and prevent disease
• After a good rain, the system may skip one or more sessions — this is normal and saves water
• During peak summer (July–August), you may see the system running 3 days per week. In spring and fall, it may run only once a week. Both are correct.
• Zone 4 (drip emitters) runs much less frequently and for longer sessions — deep, infrequent watering is what trees and shrubs need
• If the lawn looks thirsty between sessions, you can run a zone manually in the B-hyve app without affecting the smart schedule

General watering reference — Lawn zones (1–3):

Each zone runs in short Cycle and Soak passes rather than one continuous block — this is normal and by design for Peyton's clay soil.

How to tell if the lawn is getting enough water:

• Screwdriver test: Push a screwdriver into the soil. If it slides in easily to 6 inches, moisture is fine. If you have to force it, run a manual cycle in the app.
• Footprint test: Walk across the lawn and look back. If your footprints stay visible and the grass doesn't spring back, it's thirsty.
• Summer dormancy: During extreme July/August heat the lawn may take on a dull gray-green color. If it passes after the next watering session, the system is working correctly. If it persists for several days, let your property manager know.
• Runoff: If water is sheeting off the lawn onto the sidewalk or driveway during a session, let your property manager know — a sprinkler head may be damaged or misaligned.

Mowing

Regular mowing keeps the lawn healthy and looking its best.

• Target height: 3 inches. Never cut below 3 inches — taller grass retains moisture, shades its own roots, and suppresses weeds.
• One-third rule: Never remove more than one-third of the blade in a single mowing. If the grass has gotten tall, gradually reduce it over multiple mowings.
• Keep mower blades sharp — dull blades tear the grass, leaving it vulnerable to disease.
• Leave clippings on the lawn when possible — they return nutrients to the soil (especially nitrogen).
• Mow in the early morning or evening. Do not mow when the grass is wet.

Fertilizing

Fertilize the lawn three times per year using an organic fertilizer. We recommend chicken-based organic fertilizers (dehydrated poultry waste) — excellent options available at local garden centers:

• Dr. Earth Lawn Fertilizer 9-0-5 — widely available, OMRI-listed organic
• Richlawn Turf Food — Colorado-made, dehydrated poultry waste, ideal for Western US lawns
• WaterSaver (O'Toole's Garden Centers) — organic dried chicken manure with mycorrhizae and a wetting agent for Colorado clay soils

• Always water the lawn thoroughly after applying fertilizer.
• Do not fertilize during summer heat (July–August) — it can stress the lawn.
• Organic fertilizers release slowly and safely — they won't burn the lawn and are safe for children and pets shortly after application.
• If the lawn looks healthy and you returned clippings all season, the spring application may be light (½ lb nitrogen per 1,000 sq ft).

Mulching

Fresh mulch should be applied to all planting beds (trees, shrubs, and perennials watered by Zone 4) once per year.

• The property manager will let you know how many bags to apply each year when the time comes.
• Spread mulch 2–3 inches deep around plants and trees, keeping it pulled back a few inches from trunks and stems to prevent rot.
• Mulching conserves soil moisture, regulates temperature, and suppresses weeds.
• Do not pile mulch against tree trunks (“mulch volcanoes”) — this traps moisture and causes bark decay.

Edging & Weeding

Edging

• Edge along sidewalks, driveways, and garden bed borders as needed for a clean, defined look.
• A string trimmer or edger can be used. Edge at least once a month during the growing season.
• Sweep clippings from hard surfaces after edging.

Weeding

• Weed planting beds and lawn edges as needed throughout the growing season.
• Pull weeds by hand or use a hand tool to remove the root — do not just cut the top off.
• Spot-treat persistent weeds with an appropriate herbicide if hand-pulling is insufficient. Avoid spray drift onto lawn or desirable plants.
• Common Colorado weeds to watch for: dandelions, bindweed, thistle, crabgrass, and spurge.

Quick Reference Calendar

HVAC — Heating & Cooling

Furnace

The home is heated by a forced air natural gas furnace located in the basement mechanical room. Gas is supplied by Black Hills Energy. Service is handled through Mitchell Heating (Lennox dealer).

• Efficiency: 93 AFUE (furnace) / 13 SEER (central A/C)
• Filter size: 20 × 25 × 1 inch — standard 1-inch filter only. Do not use thicker media or HEPA filters; they restrict airflow and can damage the unit.
• Filter change frequency: Check monthly, replace every 1–3 months. More often if you have pets.
• Service provider: Mitchell Heating & Air — 719-596-6677 (Lennox dealer). Contact us before calling so we can authorize and coordinate service.
• Routine inspections: Mitchell Heating & Air conducts scheduled maintenance on our behalf — fall for the furnace and spring for the A/C. You do not need to arrange these; we coordinate directly with them. You may be contacted to confirm access.
• Last professional tune-up: December 4, 2025

Air Conditioning

Central A/C with ceiling fans throughout. The outdoor condenser is on the exterior of the home. In winter, ensure it is clear of snow and ice. A spring inspection is performed each year by Mitchell Heating & Air before the cooling season begins.

Tips

• Set thermostat to at least 55°F when away in winter — pipe freezing is a real risk at Peyton's elevation.
• Ceiling fans: counterclockwise in summer (cooling), clockwise on low in winter (recirculates warm air).

Water Heater

Located in the basement mechanical room. Natural gas unit, landlord-maintained.

• Brand / Model: Rheem Classic Series — PROG50-38N RH60 H
• Serial number: M231917627 (manufactured June 2019)
• Capacity: 50 gallons
• Input: 36,000 BTU/hr — Energy factor: 0.64
• Max pressure: 150 PSI
• Altitude rated: 4,500–10,000 ft (appropriate for Peyton's elevation)
• Temperature: Do not exceed 120°F — set at or below the factory default.
• No hot water? Check that the pilot light is lit before contacting us. Full relight instructions are printed on the unit label.
• Report any leaks, corrosion, or unusual odors near the unit immediately.

Water Softener

The home has a whole-house water softener in the basement mechanical room. It uses ion exchange to remove hardness minerals — this protects appliances, plumbing fixtures, and improves soap lather. The landlord provides Morton Clean & Protect salt and restocks the supply. When the level is low, add pellets from the on-hand supply and let us know when you are down to the last bag.

• Type: Ion exchange, demand-initiated regeneration (automatic)
• Display: Shows remaining gallon capacity before the next regeneration cycle
• Salt type: Morton Clean & Protect Water Softener Pellets (40-lb bags) — landlord provides and restocks. Contact us when you are down to the last bag.
• Do not use rock salt or block salt — pellets only.

How to Add Salt

1. Check the display monthly. If the reading is low or water no longer lathers well, salt is likely needed.
2. Open the black resin tank lid (top of the unit).
3. Pour pellets in until the tank is approximately two-thirds full. Do not overfill.
4. Replace the lid. Regeneration is automatic — no manual reset needed.

Plumbing Manifold (Viega ManaBloc)

The home uses a Viega ManaBloc whole-house PEX distribution manifold, located in the basement mechanical room. Every plumbing fixture in the home has its own dedicated shutoff at the manifold — you never need to cut water to the whole house for a single fixture issue.

Red handles = hot lines. Blue handles = cold lines. To close a valve, turn the handle perpendicular to the pipe. Notify us before shutting off any zone.

Kitchen Appliances

All appliances listed below are included with the home.

• Refrigerator — [Make/Model — placeholder]
  Set freezer to 0°F and refrigerator to 37°F. Pull away from wall slightly for airflow. Report any unusual noises or temperature issues promptly.
• Double Oven (Gas range) — [Make/Model — placeholder]
  Gas burners — ensure each clicks to ignite. If one won't light, clean the burner cap and try again. The double oven has two independent oven cavities. Do not use aluminum foil to line the oven bottom. Self-cleaning cycle available — run with windows cracked.
• Dishwasher — [Make/Model — placeholder]
  Run with hot water cycle. Clean the filter monthly (twist out from the bottom of the tub). Report any leaks immediately.
• Microwave — [Make/Model — placeholder]
  [Over-range / countertop — placeholder]. Clean regularly to prevent grease buildup.
• Garbage Disposal — [Make/Model — placeholder]
  Do not put fibrous foods (celery, corn husks), bones, grease, or coffee grounds down the disposal. See the Maintenance page for the reset procedure.

Laundry

The laundry room is on the main level. The home has standard 120V and 240V hookups — tenants bring their own washer and dryer.

• Washer hookup: Standard cold water supply line
• Dryer hookup: 240V electric outlet and exhaust vent to exterior
• Clean the dryer lint trap after every load. A clogged lint trap is a fire hazard.
• Check and clean the dryer exhaust vent periodically.

Smart Home Systems

13027 Stone Valley Drive includes several smart home systems — thermostat, doorbell camera, front door lock, garage openers, lighting, irrigation, and water monitoring. Each is controlled through a dedicated app. Most devices are already configured. At move-in, login credentials or device ownership will be shared for the systems you'll actively manage. Contact jonajinga@gmail.com to coordinate.

Do not factory reset any smart home device — contact me first if you have trouble with setup.

For detailed tips, app download links, and setup help for each device, see the Smart Home page.

Community

This home is part of Stonebridge at Meridian Ranch. Community rules apply for the duration of your tenancy — return trash totes to the garage after pickup, no inoperable or unregistered vehicles, and no RV/boat/trailer storage without approval. Forward any community notices to the landlord.

For full details on amenities (rec center, pool, fieldhouse, Lodge at Stonebridge, parks, trails), community fees, schools, and nearby services, see the Neighborhood & Amenities page.

Utilities

You need to set up 5 accounts before move-in — electric (MVEA), gas (Black Hills Energy), internet (Quantum Fiber recommended), Stonebridge (trash/recycling + amenities), and Meridian Ranch (water/sewer + rec center). See the Lease & Tenancy page for provider contacts and setup instructions.

For utility cost estimates and a month-by-month breakdown based on actual billing history, see Utility Cost Estimates.

Maintenance Requests

Email is the fastest way to reach us. Send to jonajinga@gmail.com using this format:

We will acknowledge your request within 1–2 business days and let you know next steps. For emergencies, call Jon at 928-315-9094.

What We Handle

These items are covered by the landlord — you do not need to purchase or arrange them.

Responsibility — Owner vs. Tenant

This table reflects general Colorado residential lease norms. Your specific lease governs any conflicts.

Seasonal Checklist

Colorado's high-elevation, semi-arid climate means temperature swings are significant. Stay ahead of seasonal needs.

Common Quick Fixes