“THE OCTOBER 7 CONSTRUCTION MEETING: WINDOWS, FENCES, AND MORE HIDDEN DECISIONS”
⚠️ Overview
The October 7, 2025 Board of Directors Meeting for Omega Villas was billed as a “Construction Update,” but the agenda shows a pattern of expanded project decisions with no formal Board votes — another apparent breach of Florida Statute §718.112(2)(c)1, which requires that “a board may not take action on behalf of the association except at a meeting open to all unit owners.”
According to the official meeting recordOmega Villas Condominium Inc, topics included:
- Concrete and stucco repairs
- Drywall and beam replacement damage
- New patio ceiling finishes
- Lower and upper window “unresponsiveness” and supply discussions
- Fence/gate reinstallation
- AC, plumbing, and electrical vendor updates
But notably absent are:
- Any documented votes or resolutions authorizing the work
- Any clear scope of work approvals or financial authorizations
- Owner transparency — the meeting summary lists “Open Forum” as a footnote, suggesting limited or perfunctory owner participation
🧱 Unvoted Scope Expansion
The meeting documentation indicates yet another escalation in project complexity: vendor selection for AC, plumbing, and electrical modifications was discussed, yet no minutes reflect actual owner-approved or board-voted authorizations.
These appear to be non-core construction items beyond the scope of the original Banco Popular–backed project, raising questions of budget deviation and fiduciary compliance.
Similarly, the discussion of “lower window supply in storage” suggests that the Board and contractors (S&D Engineering and Austro Construction) are coordinating the purchase and storage of windows in advance of owner consent — effectively pre-committing Association fundsOmega Villas Condominium Inc.
🪟 Window Replacements and Owner Pressure
This meeting again highlights the Association’s fixation on “owner unresponsiveness” regarding window installations — echoing earlier tactics used to pressure owners into replacements rather than repairs.
The October 9 Construction Agenda continues this same narrative, pairing window issues with new vendor work and unapproved modificationsGmail – October 7th BOD Mtg. 10….
The emerging pattern is clear: the Board is weaponizing maintenance notices and construction updates to drive compliance with non-voted material changes — a violation of both the Declaration and §718.113(3) (material alterations require 75% owner approval).
🧩 Pattern of Procedural Evasion
This mirrors the same procedural avoidance seen all year:
- The Legal Committee authorizing arbitration filings without Board votes.
- The construction scope ballooning via email directives instead of noticed meetings.
- The Inspector General referral (CIG #2025-08-27-0012) still pending without acknowledgment from DBPR oversight.
Each meeting adds to a paper trail of unauthorized governance that now spans legal, financial, and physical alterations.
⚖️ The Risk for DBPR and the Board
Every undocumented vote compounds legal exposure:
- Board Members risk liability under §718.111(1)(a) for acting beyond delegated authority.
- Vendors and management risk being complicit in ultra vires acts.
- State agencies (DBPR/Inspector General) risk enabling ongoing fraud through inaction.
🔔 Call to Action
Owners should:
- Request minutes, recordings, and contractor invoices from the October 7 and 9 meetings.
- Demand proof of formal Board votes authorizing any new vendor contracts.
- Cite CIG Referral #2025-08-27-0012 when reporting these procedural breaches.
- Notify banks, insurers, and federal oversight bodies of governance irregularities linked to loan-funded construction.
🧨 Bottom Line
When every meeting adds new work, new vendors, and new costs —
without a single vote recorded — transparency is not just missing; it’s being deliberately erased.
Attachments:
- https://hoajusticenow.com/wp-content/uploads/2025/10/Gmail-October-7th-BOD-Mtg.-10.7.25-1.pdf
- https://hoajusticenow.com/wp-content/uploads/2025/10/Omega-Villas-Condominium-Inc-1.pdf
- https://hoajusticenow.com/wp-content/uploads/2025/10/report_extract_by_building_unit_2024.xlsx
🚨 Whistleblower Disclosure
Shawn Martin, MBA
Resident / Owner / Whistleblower
Omega Villas Condominium Association
www.HOAJusticeNow.com
📧 sem2000s@gmail.com
CIG Referral #2025-08-27-0012
Documented through Exhibits L, Q2, and AA3
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