Last Updated

November 28, 2025

Board Appointments, Officer Changes, or Unexplained or Irregular Election Documentation

📅 2005

🛑 May 16, 2005: Patty Sabates appointed Secretary, replacing Sheryl Miller.
🛑 Feb 21, 2005: Appointment of Sheryl Miller as Secretary and Paula Gigliotti as Director (absent at vote). Duties explained by property manager Gary Curtis.
July 25, 2005: No new appointments, 🛑 but several late arrivals (Jack Hirch, Paula Gigliotti).
2005 Year End Board Composition: Paul McManus (President), Patsy Cates (Treasurer), Bernie Cooper (VP), 🛑 Patty Sabates (Secretary), and others.
- Paul McManus is clearly documented as President throughout all 2005 meetings (January through November 2005).
- No mentions of resignation, term expiration, or upcoming election appear in late 2005 minutes — the final meeting that year (Nov 21, 2005) still lists Paul as President.

📅 2006

🛑 The first 2006 record available (July 17, 2006 minutes) opens with Ken Aker listed as President, but it does not include any discussion, motion, or election record explaining the transition.
🛑 The minutes begin as though Ken is already the established President, suggesting:
- either an election took place earlier in 2006 (likely the annual meeting, which is missing from the file set),
- or Paul resigned or declined to run, and Ken was installed by the Board (possibly an internal appointment).
🛑 Management turnover: All Florida Management replaces A&M Partners.
🛑 Blair Lapides expresses dissatisfaction with handling of Rolando Sanchez contract (potential internal dispute).
There is no note of removal, misconduct, or formal resignation; the minutes simply reflect a leadership change already in place.

📅 2007

🛑Ken continues as President without interruption, and no backward reference is made to Paul McManus at all.
By this point, Paul’s name completely disappears from the attendance rolls and resident discussions.

⚖️ City of Plantation & Legal Activity Summary (2005 – 2007)

2005 – Paul McManus Era

Category	Details	Significance
City of Plantation involvement	Multiple entries note City oversight on tree replacement (“12 trees required,” “Willy will walk with the City”), and reminders that owners must use Plantation blue trash bags.	Shows early City code compliance interaction focused on landscaping, trash management, and visual maintenance rather than structural issues.
🛑 40-Year Recertification Letter	🛑 Board received a Broward County letter proposing structural inspection requirements for buildings ≥ 40 years old.	🛑 This is the first documented recertification reference, confirming regulatory awareness at least 18 years before current code issues.
Law firm references	None explicitly named; management handled all administrative work.	Legal representation appears informal or undocumented at this stage.

2006 – Transition to 🛑 Ken Aker (Management Shift to All Florida Management)

Category	Details	Significance
🛑 City of Plantation – Fence Permits	🛑 All Florida Management recorded that fence removal/replacement bids required new City permits and compliance with Plantation’s hedge & mulch requirements for perimeters.	🛑 Marks the start of formal City permitting coordination on structural work. Also shows City added design/landscape mandates post-Wilma.
Waste Management / Public Works	Board instructed management to follow up with Plantation Waste Management about missed debris pick-ups.	Shows operational City interaction continuing through the Wilma cleanup phase.
🛑 Legal	🛑 No named attorneys; however, Board begins using Goldman & Juda accounting for assessment handling.	🛑Accountants—not legal counsel—serving de-facto advisory roles on financial compliance.

2007 – 🛑 Ken Aker Administration (Construction Completion & Legal Escalations)

Category	Details	Significance
🛑 City of Plantation – Fence Inspection Dispute	🛑 May 21 minutes: City allegedly refused to conduct final fence inspection, requiring contractor Coastal Contractors to hire an architect to certify the work; Coastal planned to file a complaint with the Mayor’s Office.	🛑 Critical governance issue —Indicates challenges in coordinating final inspections and permitting procedures with the City. This later becomes a recurring consistent procedural trend.
🛑 City of Plantation Police Department	🛑 President (Ken Aker) reported calling Plantation Police multiple times about a trespasser/solicitor with no response.	🛑 Suggests early communication difficulties between the Association and local authorities—later mirrored in 2023–2025 files.
🛑 Legal Counsel / Attorney Communications	🛑 Feb 2007 minutes: Ken stated he received a letter from “our attorney” regarding two foreclosures in Phase 1.	🛑 Earliest record noting engagement of external legal counsel for collection matters.
Foreclosure & Legal Processing	Foreclosure letters tied to delinquent maintenance assessments; the specific attorney or firm is not named.	Likely handled by a collection law firm subcontracted by All Florida Management (common practice).
🛑 Accounting / Financial Advisory Overlap	🛑Goldman, Juda & Eskew (successor to Goldman & Juda & Martin) continued as CPA and quasi-financial advisor. By Dec 2007, firm led by Carol Eskew.	🛑 Accounting firm provided both financial and administrative support functions during this period.
Insurance & Loan Actions	Dec 19 Budget Meeting: Board authorized Banco Popular loan payoff; insurance brokers Smith, Watson & Parker named.	Shows financial/contractual closure of Wilma reconstruction phase.

🛑 Jan 22, 2007: Ken Aker presiding. New Board includes Ken, Bernie, Patsy, Paula, Patty, Maria Romero.
🛑 Jan 29, 2007 Annual Meeting: No election held due to insufficient candidate submissions — “All existing board members remain” with Blaire Lapides added.
⚠️ Potential irregularity: “Not enough applications to hold an election” yet a new director (Blaire) was added without a vote — apparent appointment made without recorded owner vote.
Throughout 2007: No record of owner votes or officer elections; positions carried over each year.

💰 Vendor Approvals or Financial Authorizations

Month & Year	Vendor / Contractor	Purpose / Project	Amount / Decision	Notes / City or Compliance Detail
May 16, 2005	Cornerstone Gutters	Community-wide gutter replacement project.	$25,300 approved via special assessment.	Required City of Plantation permit; 3-year labor / 21-year material warranty.
Jun 20, 2005	Cornerstone Gutters	Warranty and installation plan presented.	—	Board confirmed 33% down payment; permit required prior to start.
Jul 25, 2005	Goldman, Juda & Martin, P.A.	Assessment bookkeeping & disbursements.	—	To manage homeowner payments under the special assessment plan.
Oct 31, 2005	Post-Wilma Repairs	Discussion of line of credit for property restoration.	$5,000 deductible per building.	Initiated financial planning for hurricane recovery; no vendor assigned yet.
Jul 17, 2006	Fence Removal / Replacement Bids	Reviewed multiple vendor bids for full fence replacement post-Wilma.	$4,750–$10,000 range; $35.10/lf approved.	Dalin & Jason Howe selected for project; City permit required.
Jul 17, 2006	Dead Bug Edwards	Termite tenting services.	—	Approved for termite remediation program.
Jul 17, 2006	All Points Pest Control	General pest control.	—	Performance issues noted; seeking new proposals.
Mar 2007 – May 2007	Cornerstone Gutters & Coastal Contractors	Fence and gutter repair coordination.	Variable.	May 21, 2007: City refused fence inspection; architect survey required.
🛑 Mar–Jun 2007	🛑 Gould’s Roofing & Repair, Inc.	🛑 Roof beam replacement (Phase 2, pool patio).	—	🛑 Board required City permit and workmanship warranty before payment.
🛑Sep 17, 2007	🛑 Vincent “Vince” Pagan	🛑Electrical and light-pole repairs (Phases 3–4).	—	🛑 Follow-up note: “Check light posts.” Not linked to fencing or roofing.
🛑 Dec 19, 2007	🛑 Goldman, Juda & Eskew	🛑 CPA services; budget and special assessment oversight.	—	🛑Carol Eskew acting as financial lead; transitioned from Goldman & Juda & Martin.
🛑Dec 19, 2007	🛑 Banco Popular	🛑 Line of credit for Wilma reconstruction costs.	🛑Loan payoff authorized.	🛑 Marks closeout of post-Wilma repair financing.

Gutter & Fence Project (2005–2007)

2005 Board Minutes – Initial Approvals & Gutter Assessment
- 🛑May 16, 2005: Motion by Paul McManus to approve Cornerstone gutters bid of $25,300; special assessments to be implemented for gutter work (details to be announced).
- 🛑July 25, 2005: Special Assessment Meeting (Gutters) — Cornerstone bid approved; total assessment $27,500; payments scheduled 1 Sep & 1 Oct 2005 (assessment bookkeeping handled by Goldman, Juda & Martin).
2006 Board Minutes – Fence Project Begins… and Collides With Gutters
- 🛑Jan 4, 2006: Motion by Patsy Cates to approve a special assessment in the amount of $192,000.00 to cover costs for repair and cleanup of the property. Seconded by Bernie Cooper. All approved. Minutes note gutters were being installed over rotten wood.
- 🛑Jan 16, 2006: Ken Acker walkthrough confirms gutters installed over damaged wood; Gary to follow up with Cornerstone to stop work; Board to “map out a course of action” with the accountant.
- 🛑Mar 2006: Balance-sheet error regarding gutters; Gary to contact Goldman & Juda to correct. Residents report unfinished gutter work; $8,000 paid up front, substantial work still pending.
- 🛑Aug 21, 2006: Outstanding balance and incomplete fences; Board will assess linear feet not completed and advise Cornerstone for a balance adjustment. Shi/Joel to follow up.
- 🛑Sept 9, 2006: Cornerstone rep states all gutter work completed as of Aug 14; approx. $15,000 outstanding; Board agreed to pay $10,000 now, remainder after fence work progress.
- 🛑Nov 27, 2006: Board minutes note Cornerstone patiently awaiting payment; fence completion required first.
2007 – Fence Damage to Gutters & The $192,000 Fence Assessment
- 🛑The Board internally approves and begins implementing the $192,000 special assessment for the Coastal fence project.
- 🛑Critically, the approval process began before owners were formally notified, and no owner-wide vote is reflected in the 2007 record.
- 🛑This assessment would later become the basis for years of construction disputes.
- 🛑Jan 22 & Jan 29, 2007: Gutter completion to be coordinated with Coastal fence work; fence installation reportedly dented gutters — Ken to speak with Coastal; Board to meet with accountant to review finances and map a course of action.
- 🛑Mar 19, 2007: Ken and Jay (Coastal) to inspect all fences and compile punch list before final payment; owner reports ~70% of gutters down and many downspouts damaged; estimates for replacing damaged gutters requested.
- 🛑May 21, 2007: Management to collect owner feedback on outstanding gutter issues and forward to Cornerstone so work can be finished now that back fences are up.
- 🛑Jul 16, 2007: Outstanding fence safety issues still listed; flagged by Blair as unresolved.

Observations

City permit dependency increased sharply from 2005 (routine approvals) to 2007 (formal refusals and architectural certifications).
Financial control shifted from Board to accountants (Goldman/Juda/Eskew) by 2007.
Fence and gutter vendors (Coastal, Cornerstone) dominated discussion from 2006–2007.
Banco Popular loan payoff (Dec 2007) closes the first major reconstruction phase.

Law Firm and Professional Entities Referenced (2005–2007)

Entity	Role / Context	Period
🛑Goldman & Juda / Goldman, Juda & Martin P.A. / Goldman, Juda & Eskew	🛑Association accounting firm handling assessments, special assessment disbursements, and budget work (2005–2007). Not a law firm in these records but later associated with financial oversight irregularities.	🛑2005 – 2007
🛑All Florida Management (Joel & Shi Gould)	🛑Management company under Ken Aker; managed City coordination, vendor contracts, and attorney liaisons.	🛑2006 – 2007
🛑Unnamed Attorney (Feb 2007)	🛑Letter regarding Phase 1 foreclosures; firm not identified. Likely early HOA collection counsel.	🛑2007
Banco Popular (Loan)	Not legal counsel; lender for Wilma-recovery projects.	2006 – 2007
Smith, Watson & Parker	Insurance brokers; not counsel.	2007

Cross-Year City & Legal Consistent Procedural Trends

Theme	Observed Shift
🛑City Compliance	2005 – minor landscape enforcement → 🛑2006 – permit oversight → 🛑2007 – major permit/inspection conflict (fence certification).
🛑Legal Counsel Presence	2005 – none → 2006 – financial intermediaries only → 🛑2007 – external attorney engaged for foreclosures and City dispute.
Governance Tone	Shift from cooperative (McManus) to 🛑procedural/legalistic (🛑Aker).
🛑Management Accountability	Transition from A&M to 🛑All Florida centralized decision-making; by late 2007, management and accountants effectively controlled legal/financial actions.

Analytical Takeaway

Between 2005 and 2007, Omega Villas’ relationship with the City of Plantation evolved from routine code-enforcement correspondence into open dispute over inspection authority. Simultaneously, legal representation transitioned from none to limited, opaque counsel used for collections and foreclosure notices—without recorded Board authorization votes.

Consistent procedural trends this governance period appears show:

🛑Marks a shift toward more complex compliance management (fence inspections, architect certification bypasses).
🛑Emergence of overlapping professional responsibilities among vendors and advisors (accounting firm doubling as quasi-advisor; management mediating with City instead of attorneys).
🛑Early parallels to later-year oversight failures (2018–2025): City disputes, ambiguous legal representation, and financial intermediaries holding disproportionate control.

Cross-Year Continuity Highlights (2005–2007)

🛑Fence & Gutter Projects (Cornerstone, Coastal) reappear every year—indicative of prolonged extended project issues and funding complications.
🛑Transition from A&M to All Florida Management (2006) corresponds to leadership change and vendor shifts.
Banco Popular Loan (2006–2007) likely originated post-Wilma reconstruction costs.
🛑Accounting firm evolution: Goldman, Juda & Martin → Goldman, Juda & Eskew.
🛑City of Plantation oversight mentioned in 2005, 2006, and 2007 minutes, often linked to permits and final inspections — recurring theme of non-compliance or inspection delays.

🧱 Contractor & Permit Record (2006 – 2007)

Month & Year	Contractor / Person	Project / Scope	City Permit / Inspection Note
🛑Mar 2006	🛑Gould’s Roofing & Repair Inc.	🛑Roof-beam replacement Phase 2.	🛑Board requested permit and warranty confirmation.
🛑Jun 2006	🛑Gould’s Roofing & Repair Inc.	🛑Pool-patio roof beam replacement.	🛑Permit pending; inspection not yet recorded.
🛑Sep 2007	🛑Vincent “Vince” Pagan	🛑Electrical / light-pole repairs (Ph 3–4).	🛑Follow-up note only; no fence or roof scope.
🛑Sep 2007	🛑City of Plantation	🛑Final fence inspection condition — shrubs / mulch required.	🛑Compliance item separate from Gould or Pagan work.
🛑Oct–Dec 2007	🛑Gould’s Roofing	🛑Small roof patches and leak repairs.	🛑No fine recorded; payment post-inspection.

⚖️ Summary of Findings

City of Plantation issued citations in 2006–2007 for work later cited by the City as lacking complete permit documentation.; those citations were later confirmed in City and DBPR correspondence (2008 Phase 2 records).
Because the Association did not terminate the contractors immediately and addressed the issue through correspondence and clarification rather than immediate project revision, the 2023-2025 City fines later totaled approximately $993,000 for Phase 2 as reflected in City documentation in Exhibit V.

🏗️ Owner / Structural Complaint Log — 2005 to 2007 (Omega Villas)

Month & Year	Issue / Component	Owner / Source	Summary of Complaint / Context	Board Response / Contractor / City Ref.
Mar 2005	Roof leaks post-storm	Several owners Phase 2–3	“Ceilings still wet after repairs.”	Board to seek gutter/roof bids; contact City re permits.
May 2005	Tree roots lifting sidewalks & foundation	Phase 1 owners	Cracked walkways hazardous.	City to inspect; Board to obtain tree-removal quotes.
Jun 2005	Gutter overflow into walls	Phase 3 owner 1718	Rainwater entering window frames.	Board approved Cornerstone Gutters proposal (permit check with City).
Oct 2005	Hurricane Wilma damage	Entire community	Roofs and fences destroyed; debris piled.	Emergency cleanup authorized; fence replacement discussed for 2006.
🛑 Jan 2006	🛑 Fence & storm cleanup	🛑 Owners multiple phases	🛑 Requests for fence timelines after Wilma.	🛑 Board levied $192 k special assessment for repairs; hired Dalin & Jason Howe.
🛑 Feb 2006	🛑 Fence permit / alignment	🛑 Phase 1 & 17th St owners	🛑 Crooked posts, broken gates.	🛑 Mgmt to resubmit fence permit to City of Plantation; verify alignment.
🛑 Mar 2006	🛑 Fence workmanship & debris	🛑 Multiple owners	🛑 Warped boards, exposed nails, gutters damaged by crews.	🛑 Patty Sabates to issue deficiency list; Dalin to repair.
🛑 May 2006	🛑 Front fences not replaced	🛑 Several owners	🛑Asked why front fences missing.	🛑Board said “deferred for budget reasons; owners responsible.”
🛑 Jun 2006	🛑 Gutters / fascia damage	🛑 Phase 2 owners	🛑 Gutters detached after fence work; fascia rotting.	🛑Cornerstone Gutters to inspect; charge Coastal Construction if fault.
🛑 Aug 2006	🛑 Fence paint & nails protruding	🛑 Multiple owners	🛑 Nails sticking out, wood unfinished.	🛑 Dalin to sand & stain; City inspection pending.
🛑Nov 2006	🛑 Fence permit expiration	🛑 Mgmt / City	🛑 City warned permit expired.	🛑 Renew permit; City requires shrubs & mulch at street fence.
Dec 2006	Drainage behind fences	Phase 4 owners	“Water pooling after rain.”	Re-grade soil; consider trench drain.
🛑 Jan 2007	🛑 Fence alignment / structural issues	🛑 Owners multiple units	🛑 Sections leaning & uneven heights.	🛑 Mgmt to log repairs with Coastal.
🛑 Mar 2007	🛑 Fence defects / gutter damage / foundation crack / rot	🛑 Various owners (Ph 2–4)	🛑 Gate doors warped; gutters crushed; tree roots damaging foundation; rotted fascia and termites.	🛑 Board to seek Coastal & Cornerstone remediation; City inspection scheduled.
🛑 May 2007	🛑 Fence final inspection denied by City	🛑 Board / *Ken Aker*	🛑 City of Plantation refused final inspection; architect survey required.	🛑 Contractor to complain to Mayor’s Office; City to re-inspect after survey.
🛑 May 2007	🛑 Sprinkler & stucco damage from fence crew	🛑Landscape vendor L&G Willy	🛑Fence contractor broke sprinklers; stucco unfinished on perimeter wall.	🛑Bill back Coastal; paint west section pending.
🛑 Jul 2007	🛑 Fence & gutter complaints persist	🛑 Owners (Ph 2–4)	🛑 Warped wood, misaligned gates, downspouts crushed.	🛑 Coastal & Cornerstone to coordinate repairs.
🛑 Jul 2007	🛑 Fence encroachment / property line	🛑 Unit 1736	🛑 Owner claimed ~25 ft lot taken by fence placement.	🛑 Mgmt to review survey.
Jul 2007	Roof / leak repairs & reimbursement	Emlock (1748)	Water damage reimbursed $107; drywall repair approved 1736.	Board paid from maintenance fund.
🛑 Jul 2007	🛑 Fence bracket appearance	🛑 Multiple owners	🛑 Brackets uneven; unpainted wood visible.	🛑 Board ordered uniform design.
🛑 Jul 2007	🛑 Orange netting & mulch fence area	🛑 Mgmt / City	🛑 City left work unfinished along 17th St; fence area not mulched.	🛑Mgmt to contact City Public Works.
Jul 2007	Foundation / laundry leak	Unit 1745	Moisture at laundry wall and slab.	Plumber to inspect drain line.

🧭 Cross-Year Highlights (2005–2007)

🛑 Consistent procedural trend emerging: permits missed or stalled, City inspections failed, and accounting firm (Goldman / Eskew) functioning as unofficial financial authority.
🛑City interaction grew from landscape enforcement → permit compliance → inspection conflict.
🛑Legal presence: none (2005) → accounting advice (2006) → limited counsel for foreclosures (2007).
🛑Governance shift: McManus administration (cooperative) → Aker era (procedural and opaque).
🛑Recurring contractors: Cornerstone, Coastal, Dalin & Jason Howe, Gould’s Roofing.
🛑City Fines & Contractor Issues Begin: Multitudes of owner complaints emerged over roof leaks, fencing issues (no front fences installed per Board), and the beginning of the City of Plantation Citations for Phase 2 notated in Exhibit V.
🛑History of recurring workmanship and maintenance concerns (gutters, fencing, electrical, and roofing/structural contractors) — documented maintenance and quality-control challenges begin during this timeframe and continue in later years.

Summary – Whistleblower’s Complaint to State / Records Request (2007–2009 Disputes)

🏛️ Issues Documented

Category	Key Facts (2007–2009)
🛑Records Access	🛑Owner reports difficulty obtaining full access to records within expected timeframes under F.S. 718.111(12).
🛑Financial Misconduct	🛑Alleged misappropriation of two $192 k special assessments (2006 & 2007) without front-fence repairs completed.
🛑City of Plantation Involvement	🛑Citations for unpermitted work and defective repairs to Shawn’s unit.
🛑Legal Parties	🛑Association represented by Frank Weinberg & Black P.L.; Shawn represented via Glantz & Glantz Pre-Paid Legal plan.
🛑Associated Entities	🛑Goldman, Juda & Eskew (P.A.) – Association accountants.
🛑State Oversight Contacts	🛑DBPR Division of Condos, Governor Crist’s office, and Plantation officials copied.

🛑Frank, Weinberg & Black P.L. (FWB) – Summary of Involvement (2007–2009)

FWB served as the Association’s chief enforcement and defensive apparatus throughout the 2007–2009 disputes. Their letters and actions demonstrate a sustained pattern of (i) suppressing owner oversight, (ii) diverting attention from construction defects and unpermitted work, and (iii) reframing owner concerns as “behavior problems” to justify restrictions.

Key Roles & Conduct (Updated)

1. 🛑Gatekeepers of Records Access (Obstruction Strategy)

FWB repeatedly imposed barriers to accessing official records, including:

Demanding pre-payment before public records inspection (Dec. 9, 2008), contrary to F.S. 718.111(12).
Labeling parts of Shawn’s certified public records request made on Florida DBPR’s template as “improper.”
Copying the accountants (Goldman, Juda & Eskew) and management, creating a coordinated wall of obstruction.

This mirrors modern-day Hollander tactics (2023–2024) and shows the origin point of Omega Villas’ long-running transparency problems.

2. 🛑Retaliatory and Reputation-Control Communications (October 2008)

FWB’s October 1, 2008 letter marks a major escalation:

🛑FWB instructed the Board to restrict Shawn’s communication, both as a Board member and as an owner.
🛑The letter labels Shawn “belligerent” and “contentious,” framing him as the threat — a classic whistleblower inversion.
🛑FWB demanded all Board-business communications be routed through management and only discussed at public meetings, effectively gagging Shawn.

➡️ This is one of the earliest formal attempts to isolate and delegitimize Shawn as both a Board member and a unit owner.

FWB then escalated with:

🛑Nov. 20, 2008 MySpace takedown letter, an early attempt to stop public reporting (the precursor to Hollander’s 2023 retaliation).

This shows that suppressing Shawn’s whistleblowing began 17 years ago.

3. 🛑Defense of Questioned Financial Activity

Throughout owner inquiries regarding:

The two $192,000 special assessments (2006 & 2007),
Missing or incomplete front-fence repairs,
FWB consistently sided with the Board and accountant narrative rather than ensuring compliance or transparency.

They acted as the shield for financial opacity.

4. 🛑Embedded Role in Construction-Defect Alleged Coverup (CRITICAL — from the Oct 1 letter)

FWB’s October 1 letter reveals:

The Board used unlicensed and/or improperly licensed contractors (Gould Roofing).
Work was done without proper permits, confirmed by the City of Plantation.
A new contractor (PMG Enterprises) had to step in to retroactively fix the permitting mess.

However, FWB still denied liability, telling Shawn to:

“use his personal insurance”
despite acknowledging permit failures and questionable workmanship.

➡️ This shows early evidence of legal coverup of construction defects — another repeating pattern seen again in 2023–2025 (Austro, Hollander, Jay, Dorin).

5. 🛑Coordinated Multi-Party Response

FWB’s letters frequently copy or involve:

Goldman, Juda & Eskew (accountants),
All Florida Management,
Board leadership.

This coordination is not incidental — it shows a closed ecosystem where legal, accounting, and management worked in concert to protect the Board and block owner scrutiny.

6. 🛑Escalation & Narrative-Shaping (April 2009)

FWB’s April 2009 letter reframed Shawn as:

“non-compliant,”
“refusing to pay charges,”
and attempted to justify further actions against him.

This rhetorical pattern reappears in 2023–2025 attempts to discredit Shawn as a whistleblower.

⭐Significance

FWB’s involvement during 2007–2009 establishes the foundation for everything that comes later:

🛑Long-Term Patterns Originating Here:

🛑Alleged systematic records-access obstruction
🛑Alleged legal intimidation used in place of governance
🛑Alleged construction-defect coverups
🛑Alleged attempts to silence or delegitimize owner oversight
🛑Alleged collusion between Board, lawyers, accountants, and management
🛑Alleged counter-narratives portraying the whistleblower as “the problem”

This period demonstrates the birth of Omega Villas’ legal-spend machine, which becomes fully weaponized in the 2010s and resurfaces explosively in 2023–2025.

⚠️ Governance and Compliance Overview (2005–2009) — Updated Notes

Here’s what needs to be updated in your second section based on the Oct. 1 letter:

(1): 🛑Records-access & transparency

Beginning in 2008, FWB did NOT just allegedly obstruct records — they allegedly actively tried to restrict Shawn’s communication as a Board member. This is part of records suppression.

(2): 🛑Permitting & City compliance

The Oct. 1 letter confirms unpermitted work and defective contractor selection, directly tying City involvement to Board + counsel actions.

(4): 🛑Collections/attorney involvement

FWB was already reframing Shawn as the aggressor in 2008, shaping future collection tactics and narrative control.

(5): 🛑Management & professional control

FWB’s direction to funnel everything through management allegedly shows the legal/management consolidation beginning in 2008.

FWB served as the association’s primary legal instrument during the 2008–2009 disputes, and their actions form a consistent alleged patterns of records obstruction, retaliation, and procedural manipulation.

Key Roles & Conduct

🛑Gatekeepers of Records Access:
After Shawn submitted his official records request (Nov. 26, 2008), FWB responded with restrictive conditions, including mandatory pre-payment of copying fees and withholding immediate inspection—contrary to statutory requirements under F.S. 718.111(12).
🛑Retaliatory Communications:
FWB issued a November 20, 2008 letter pressuring Shawn to remove his early whistleblower webpage (MySpace), mirroring later attempts by Hollander in 2023 to silence public reporting.
This marks the first documented attempt to suppress Shawn’s whistleblower activity.
🛑Defense of Questioned Financial Activity:
During owner inquiries about the two $192,000 special assessments (2006 & 2007) and lack of corresponding front-fence repairs, FWB consistently positioned itself to defend the Board’s actions rather than ensure compliance.
🛑Coordination With Other Entities:
FWB communications were often copied to Goldman, Juda & Eskew (accountants), All Florida Management, and other Association players, indicating a networked response to owner scrutiny, not an isolated legal function.
🛑Escalation and Narrative-Shaping:
FWB’s April 2009 correspondence attempted to frame Shawn as “non-compliant” and justify additional actions against him, despite his proper statutory requests.
This anticipates their later role in supporting collections pressure, years before the modern-day misconduct.

Why This Matters

FWB’s involvement from 2007–2009 shows the origin point of several long-term patterns:

🛑Alleged systemic obstruction of statutory owner rights
🛑Alleged suppression of owner reporting and public transparency
🛑Alleged legal intimidation tactics used instead of proper governance
🛑Early coordination among the same entities implicated again in 2023–2025

This makes FWB’s early actions critical context for understanding the continuity of misconduct, the pattern of retaliation against the whistleblower, and the roots of the Association’s legal-spend abuse in the years that followed. Exhibit BB has full detailed information on these 2008-2009 historical involvements along with copies of letters and cross-references to the legal spend.

⚠️ Governance and Compliance Overview(2005–2009)

From 2005–2009, Omega Villas’ key governance and compliance issues during this period center on three main areas: (i) records-access denials and process hurdles, (ii) permit/inspection compliance gaps feeding City action, and (iii) opaque governance amid management and counsel consolidation—each area represents an identifiable administrative or procedural issue, and together demonstrates how early administrative and permitting issues evolved into later financial and compliance complexities.

1) 🛑Records-access & transparency (F.S. 718.111(12))

🛑Association counsel (Frank, Weinberg & Black) demanded pre-payment for records and labeled several owner requests “improper,” citing Farnham v. Vista Harbor; owner disputes this and asserts inspection rights under statute. Could constitute a records-access deficiency if inspection was not offered within statutory timeframes?
Owner documents lost records and requests a court order; alleges obstruction and seeks damages—flagging potential statutory penalty exposure and fee-shifting if denial is proven.

2) Permitting & City compliance

🛑City of Plantation permit/inspection notices appear in the file set (Building Dept. cards), indicating possible unpermitted work or missed inspections in the period—indicative of circumstances that later prompted municipal review.
🛑By 2011 (context to the 2005–08 track), Board minutes show scheduled meetings with the City and architect to address code and building issues; Pool inspection and “No Trespassing” signage also appear as compliance responses—evidence of ongoing code friction that began earlier.

3) 🛑Governance/meeting irregularities (elections & appointments)

🛑Consistent procedural trend across years of board seating without member votes when applications ≤ seats (later documented in 2019–2020 minutes). If this occurred in 2006–2007 without proper notice, it raises procedural challenge risk; keep this in your narrative as a “missing-minutes” gap rather than a concluded violation.

4) 🛑Collections/attorney involvement vs. member rights

Association counsel corresponded directly with the owner’s prepaid counsel (Glantz & Glantz), maintaining the pre-payment stance and defending management/accountant screening of requests—fuel for a consistent procedural trend documented across multiple years (counsel + management + accountants controlling access).
🛑Owner explicitly signals intent to pursue malfeasance/misappropriation and possible class claims tied to assessments and property damage—this preserves a contemporaneous record of owner concerns regarding financial management.

5) 🛑Management & professional control over legal/financial levers

🛑Board moved to replace management with Sunrise in early 2013, “pending attorney review”—showing the attorney’s gatekeeping role over operational shifts (useful to establish continuity of counsel-centered control starting in the late 2000s).

Omega Villas Board Minutes (2005–2008) – Part 1 of the City Fines & Governance Study (2005–2025)