HOA Justice Now

🚨🚨 WATCHDOG UPDATE – OCTOBER 8 2025

Written by

smartin

in

“Shadow Committees, Secret Meetings, and the October 9 Construction Vote”

⚠️ Overview

The Omega Villas Condominium Association has scheduled another so-called Construction Meeting for Thursday, October 9 at 6:30 PM Gmail – BOD Construction meetin….

But this meeting is just the surface. Behind closed doors, a “Legal Committee” has been quietly operating — making major decisions without open votes, without public disclosure, and without any statutory authority to do so.

Under § 718.112(2)(c)1, Florida Statutes, a condominium board “may not take action on behalf of the association except at a meeting open to all unit owners.”
That includes hiring attorneys, authorizing arbitration, and directing litigation.

🔎 The Legal Committee Loophole

Internal emails confirm that this “committee” has been meeting privately with counsel and advancing arbitration matters — all without a recorded Board vote or even notice to owners.

This is an abuse of the closed-meeting exception in § 718.112(2)(c)3, which allows confidential meetings only to discuss specific litigation strategy or personnel issues.
Using that exception as a shield for everyday governance is a direct violation of state law and the Omega Villas By-Laws (Sections 7 and 9), which require majority approval of the Board in a properly noticed meeting.

Florida precedent makes this clear:

  • Berkley South Condo. Ass’n v. Williams, 584 So. 2d 614 (Fla. 4th DCA 1991): Boards can’t sidestep open-meeting laws by delegating authority to committees.
  • Levy v. Portofino South Condo. Ass’n, DBPR Case No. 2001-06-8120: Committees performing Board functions must meet publicly and record actions.

If this “Legal Committee” is approving legal filings, contract changes, or vendor work without an open vote, those acts are ultra vires — legally void.

🧱 Construction Scope Drift

Vendor communications from late September 2025 show an expanding Scope of Work for utility and AC modifications that was never brought to an open Board vote WD_Updates_Sept15_Bundle_With_C…9.20.25 Gmail – Clubhouse AC re….
This repeats the same pattern of concealed contracting and financial manipulation first detailed in the September 15 Watchdog Bundle.

🏚 Circular Oversight Failure

Despite the August 28 Chief Inspector General Referral (CIG #2025-08-27-0012), neither DBPR nor its Inspector General has publicly responded 9.25.25 Gmail – 🚨🚨 Circular O….
Regulators’ silence keeps allowing Omega Villas’ leadership to act in the shadows while banks and federal entities continue tracking the community’s mounting compliance and governance failures.

⚖️ Legal and Financial Exposure

Every unauthorized “Legal Committee” action exposes:

  • The Association – for statutory and fiduciary violations under § 718.111(1)(a);
  • The attorney – for engaging in actions lacking formal client authorization;
  • Lenders and vendors – for accepting or disbursing funds based on invalid approvals.

If those approvals drive future loan draws or escrow releases, it’s a paper trail waiting to detonate.

🔔 Call to Action

Residents and stakeholders should:

  1. Demand release of all Legal Committee meeting minutes and legal authorizations.
  2. Request proof of a recorded Board vote approving any arbitration or contract work.
  3. Report violations directly to the DBPR Inspector General, referencing CIG #2025-08-27-0012.
  4. Forward this update to your lenders and state oversight contacts.

🧨 Bottom Line

Transparency isn’t a courtesy.
It appears to now be Florida law for HOAs.
Any “Legal Committee” operating in secrecy is not protecting this community — it’s dismantling it from within.

Attachments:

🚨 Whistleblower Disclosure
Shawn Martin (MBA)
Resident / Owner / Whistleblower
Omega Villas Condominium Association
www.HOAJusticeNow.com
CIG Referral #2025-08-27-0012
Documented through Exhibits L, Q2, and AA3

Comments

Leave a Reply

Your email address will not be published. Required fields are marked *

More posts