The Master Evidence File — Eighteen Years of Decisions, Behavior, and Consequences
Last Updated
Scope of Review & Methodology
This analysis relies on Association board minutes, packets, budgets, Sunbiz annual reports, and accounting ledger extracts available to owners or cited in Exhibits (2005–2025). Where the minutes or packets did not include a document (e.g., permits, owner-vote certifications, conflict disclosures), we state “not located in the records reviewed.” Absence in these materials does not prove the event did not occur.
⚖️ 2005-2025 (Present) Verified Presidential Leadership Records Observataions
| Years | President of Record | Filed By / Registered Agent of Record | Governance Context & Notes |
|---|---|---|---|
| 2005 – Mid-2006 | Paul McManus | A & M Partners (Property Management) | Oversaw post-Wilma recovery. ⚠️ The 2006 Annual Report was never filed on Sunbiz.org, leaving a gap during the leadership change. |
| 🛑Mid-2006 – 2009 | 🛑Ken Aker🛑 | 🛑All Florida Management (Joel & Shi Gould) | 🛑Listed as President in the July 2006 minutes; Sunbiz filing not located for the 2006 hand-off in records reviewed.🛑 |
| 2008 (Interim) | James Boggess | All Florida Management | 🛑Brief transitional presidency noted in minutes; appointment method not documented in owner vote records reviewed. |
| 🛑2009 – 2016 | 🛑Norma Aker🛑 | 🛑Registered Agent: Attorney Lloyd Procton (2008 – 2020) Management: All Florida → Sunrise (2014)**🛑 | 🛑Presided during period with limited minutes detail on elections; chaired 2011 City meetings. Appointed Sunrise Management in Oct 2013 (🛑motion by Patty Sabates / second Bernie Cooper; effective Jan 1 2014). Last Sunbiz appearance 2016.🛑 |
| 🛑2017 – Present (2025) | 🛑Patty Sabates | 🛑Registered Agent: Attorney Lloyd Procton (2017 – 2020) → Attorney Rhonda Hollander (2021 – Present) Management: Sunrise (2014 – 2024) → Your Management Services (2025)** | 🛑Shown as signatory on annual reports beginning in 2017 per Sunbiz.org; 🛑launched 40-Year Recertification (2018). 🛑Hollander became registered agent in 2021, continuing attorney-controlled filings. Your Management Services took office 2025.🛑 |
Source: Florida Division of Corporations (Sunbiz.org) Annual Reports; Omega Villas BOD Minutes (2005 – 2024).
🧭 Governance Observations
Consolidated Power Trend Analogy:
🛑Over time, practical control appears to have moved from Board → Manager → Attorney. Operational decision-making appears increasingly routed through management and counsel; minutes reviewed contain limited owner-vote detail on major actions.
Elections & Appointments:
🛑Every leadership change (2006, 2008, 2017) appears to occur without a recorded owner vote; all other years reviewed reflect “no quorum” → automatic reseating or appointment.
Attorney Gatekeeping:
🛑Since 2008, Registered agents and counsel frequently appear in corporate filings and minutes; roles include rule reviews, bid handling, loan guidance, and contract approvals.
“Attorney gatekeeping” → “transitions commonly documented alongside counsel involvement.”
Management Continuity:
🛑Only three management firms in 20 years — A&M → All Florida → Sunrise → Your Management — all transitions initiated or reviewed by counsel.
2005-2025 Omega Villas Official Records Based Observations & Correlations
A. Architectural & Engineering Oversight Timeline (2005–2025)
(Architects, Engineers, Technical Consultants)
1. 2005–2010 (Pre-Recertification Era)
Architects / Engineers Identified: None documented in minutes.
Role: Minimal architectural involvement; contractor-led repairs after Hurricane Wilma.
Notes: No architectural drawings, no competitively bid engineers, and no code-driven structural reviews located in this period.
2. 2011–2014 (Early Structural Oversight & City/Architect Coordination)
- Governance Context:
This period falls between two major legal-counsel eras and represents a phase when reserves were not yet being prioritized, shaping long-term budget impacts for future structural work. - 🚨 🚨2011 — City & Architect Meetings Organized by Norma (March–April 2011)🚨 🚨:
Norma coordinated meetings with the City of Plantation Building Department (March 24 and April 4) and with architect Manuel Synalovski’s office to discuss building-code items, curb/sidewalk conditions, water-intrusion concerns, and early topics related to long-term structural upkeep and recertification planning. - 🚨 🚨City Focus on Corrective Compliance🚨 🚨:
Available records show that City correspondence during this period concentrated on guidance and corrective steps, rather than penalties, creating an early record of collaboration rather than enforcement.- October 2011 Minutes excerpt: “Outstanding permits for unit 1741, phase 1 – As of the previous Friday, Adam Attah, Chief Structural Inspector, City of Plantation, has not provided a response to the Association concerning the status of the outstanding permits pulled by the unit owner. The electrical meter has been removed so that no electricity can be turned on.”
- 🚨 🚨Baseline for Later Structural Findings🚨 🚨:
Notes from 2011 place early attention on areas that reappear in future engineering reports (fascia, stucco surfaces, exterior wood, water intrusion, sidewalk differentials). These early items form part of the long-term maintenance arc that later becomes central in the 2023–2025 40-Year Recertification project.
Significance:
- First recorded architectural consultation on structural modifications.
- Pre-dates any 40-Year recertification planning.
- Indicates early awareness of building envelope deficiencies.
3. 2018–2020 (40-Year Recertification Kickoff)
🚨 🚨Architect: Stan Schachne🚨 🚨
- Prepared architectural scope of work and drawings for the building envelope and roofing.
- Worked with attorney Weinberg and accountant Eskew on financing structure (2019).
- His firm (Schachne Architects + Builders) submitted a bid in the RFP package.
🚨 🚨Engineering / Technical Consultant: S&D Engineering🚨 🚨
- Served as technical reviewer of drawings.
- Advised on code requirements, including wall systems and exterior assemblies.
- Did not appear in competitive-bid records for any engineering contract.
🚨 🚨Significance:🚨 🚨
Architectural plans created by Schachne defined the scope for the project before competitive bidding — but the architect’s firm later lost the bid to Austro Construction, “raising questions about the separation between design and execution” → “creates a potential role-separation question (designer also on bidder list).”
“No competitive-bid record for an S&D engineering contract was located in the packets/minutes reviewed.”
4. 2021–2025 (Execution & Oversight)
🚨 🚨S&D Engineering🚨 🚨
- Continued as ongoing technical reviewer.
- Coordinated with the City of Plantation Plan Review Committee.
- Verified drawings and Phase-by-Phase requirements.
- Present throughout the City’s 180-day compliance clock (2022).
🚨 🚨Austro Construction🚨 🚨
- Frequently coordinated with S&D.
- Began purchasing materials prior to contract execution (noted in minutes).
B. 2005-2025 Legal Counsel Timeline
(Attorneys, Legal Firms, Foreclosure Counsel, Corporate Counsel)
1. 2005–2007 (Early Governance)
Attorneys:
- 2007: Unnamed attorney handling foreclosures.
- No formal counsel listed 2005–2006.
2. 2008–2009 (Fine Era / State Intervention Period)
🚨 🚨Frank, Weinberg & Black P.L.
- Legal counsel for the association during the City of Plantation’s fine and citation period (Phase 2 fines 2006–2009).
- Also, the firm referenced in prior DBPR correspondence/exhibits (Exhibit T).
3. 2010–2014 (Legal-Light Era)
🚨 🚨Attorney Lloyd Procton
- Served as association counsel.
- Appeared in minutes for:
• Rules enforcement letters
• Governance clarifications
• Collections & foreclosures
• Lending and banking document review - Registered Agent from 2008–2020.
4. 2018–2019 (Pre-Recertification Legal Structuring)
🚨 🚨Attorney Lloyd Procton
- Reviewed revised R&Rs in 2018.
- Provided guidance that shaped early architectural-control rules.
🚨 🚨Attorney Steven Weinberg (Frank, Weinberg & Black)
- 2019: Participated in financing and phasing meetings with architect Schachne and accountant Eskew.
- Opened the 2019 RFP bids and validated contractor licenses.
- Appears on the 2011–2012 and 2018–2019 financial ledgers under “Reconstruction Project.”
Attorney Allen S. Kaufman
- Retained for a 2019 deposition.
5. 2020–2025 (Loan, Contract, Fines & Arbitration Era)
🚨 🚨Unspecified Counsel (2022)
- Provided recommendations for loan/SA structure.
- Likely transition period between Procton and Hollander’s firm.
🚨 🚨Hollander, Goode & Lopez LLP (Matthew Goode)
- 2023: Approved Austro Construction’s contract and engineer exhibits for bank financing.
- Firm is the same as Attorney Rhonda Hollander, now tied to arbitration actions.
🚨 🚨Attorney Rhonda Hollander
- Registered Agent starting 2021.
- Now central in arbitration filings (2024–2025).
C. 2005-2025 Management Company Timeline
1. 2005–2006
A & M Partners
- Managed early governance and Wilma recovery.
- Filed 2005–2006 corporate reports (except 2006 missing).
2. 2006–2013
🚨 🚨All Florida Management (Joel & Shi Gould)
- Oversaw fence reconstruction, roofing, and post-Wilma repairs.
- Managed the transitional period (McManus → Akers).
- Involved during the period that coincides with the period when City citations (2006–2009) and resulting 2022-present fines were issued (see Exhibit V).
- Also managed initial conversations with architects and vendors.
3. 2014–2024
🚨 🚨Sunrise Management
- Began Jan 2014 (motion by Patty → 2nd by Bernie).
- Managed the entire pre-recertification period and much of the loan preparation.
- Recorded in financial ledgers from 2011 onward for management fees.
- Present during all 2018–2023 structural discussions.
4. 2025–Present
Your Management Services (YMS)
- Listed as 2025 management company after Sunrise termination.
- Now running operations during the peak escalation period.
D. Why These Three Subsections Matter
🚨 🚨These three groups — architects, lawyers, and management — form the continuity chain that runs through every major decision from 2005 to 2025:
- 🚨 🚨They span three presidential administrations (McManus → Akers → Sabates).
- 🚨 🚨They guide three waves of construction (Wilma → 2011 revisions → 40-Year).
- 🚨 🚨They bridge legal eras (Weinberg → Procton → Hollander/Goode).
- 🚨 🚨They connect the periods of City fines before and after 2018.
Additional Note on Invoice-Based Collaboration Patterns (2010–2025)
🚨 🚨A review of the Hollander, Goode & Lopez invoices, the Juda Eskew accounting extracts, and associated 2011–2023 ledger entries reflects recurring notations that connect legal counsel, the association’s accountants, and project-related vendors. These invoice descriptions and accounting memos provide an additional layer of insight into how these parties operated together during both the planning and execution phases of the 40-Year Recertification program.
1. Ledger Notes and Cross-References Showing Coordinated Activity
Across the 2011–2022 Juda Eskew accounting records, multiple transactions are annotated with references indicating communication or coordination among:
- 🚨 🚨Association legal counsel (Procton → Weinberg → Hollander/Goode)
- 🚨 🚨The association’s accountants (Juda Eskew)
- 🚨 🚨Management (Sunrise & All Florida Management)
- 🚨 🚨Vendors involved in structural, roofing, or envelope repair work
- 🚨 🚨Engineering reviewers (S&D Engineering)
- 🚨 🚨Architectural preparers (Schachne)
- 🚨 🚨Austro Construction, noted repeatedly in pre-contract repair invoices (2017–2021)
These cross-linked references appear where invoices route through accounting for verification, ledger classification, or payment authorization, and they document recurring interactions among the same group of entities over multiple years.
2. 🚨 🚨Notable Example From 2023 — Hollander Ledger Extract🚨 🚨
One of the clearest examples appears in the 2023 Hollander invoice entries, where the Juda Eskew ledger categorizes Hollander’s billings under project-related codes that correspond directly with:
- Contract review and approval of the Austro Construction agreement
- Preparation and submission of engineer exhibits for the bank
- Loan-related communications
- Construction-phase governance issues
- Links: 2011-2022 – Hollander, Goode & Lopez & 2023 Hollander Expenses
These entries show that Hollander’s legal work was linked to project financing, engineering documentation, and contractor coordination — reflecting a sustained role integrated with accountant and management activities.
These ledger codes “indicates” / “shows” that accounting, counsel, and construction-related vendors interacted through shared workflows, payment pathways, and document-handling processes.
3. Change in System Access After Regulatory Filings
The extract containing these entries was obtained prior to the termination of whistleblower’s online financial-record access.
Whistleblower access ended after DBPR filings; the sequence is chronological and no causal link is asserted:
- 🚨 🚨The Hollander 2021-2023 ledger entries
- Link: 2023 Hollander Expenses
- 🚨 🚨The Austro 2017–2021 invoice history
- 🚨 🚨The Weinberg “Reconstruction Project” entries from 2011–12 and 2018–19
- 🚨 🚨The S&D Engineering cost-association entries
This timing provides an objective chronological marker: these collaboration indicators were accessible in the accounting system until shortly after the information was forwarded to State regulators.
4. Significance of the Ledger-Based Connections
Again — no conclusions about misconduct are made — but the account notes themselves demonstrate:
- 🚨 🚨A recurring pattern where counsel, accountants, management, and specific vendors appear in shared transaction histories for more than a decade.
- 🚨 🚨A repeated recycling of cost descriptions such as “Reconstruction Project” across widely separated years (2011–12 and 2018–19).
- 🚨 🚨A continuity of project-related entries involving the same professionals during both the planning phase (2010–2021) and the execution phase (2021–2025).
- 🚨 🚨Overlapping invoice trails linking engineering reviewers, architects, contractors, counsel, and accounting in preparation for the 40-Year Recertification work.
🧱 2005-2023 Mismanaged Construction Projects Outside 40-Year Scope
Period Covered: 2005 – 2023
Sources: Board Meeting Minutes, RFPs, Invoices, City of Plantation Citations (Exhibit V), Roof Repair Records, Owner Complaints
Summary Overview
Across two decades, Omega Villas authorized multiple capital projects — fencing, gutters, roof replacements, sidewalks, and foundation work — without clear permit tracking, competitive bid procedures, or owner votes.
These projects often overlapped financially with special assessments and City compliance actions, showing a repeat pattern of mismanagement and concealment long before the formal 40-Year restoration project began.
🧩 2005-2023 Chronological Breakdown of Major Mismanaged Projects
| Year / Month | Project | Vendors / Parties Involved | Issues Identified | Consequences / Follow-Up |
|---|---|---|---|---|
| 2005 (May – Nov) | Gutter Replacement | Cornerstone Gutters ($25,300 SA) | Work funded by special assessment; no documentation of City permit or warranty tracking. | Early pattern: assessment levied, project closed with minimal inspection data. |
| 🚨 🚨2006 (Jul – Dec) | 🚨 🚨Fence Replacement (Phase 1-4) | 🚨 🚨Dalin & Jason Howe (direct owner neighbor of Ken Aker at the time) / Coastal Contractors🚨 🚨 | 🚨 🚨Multiple owner complaints (alignment, warped wood, missing front fences). City refused final inspection; permit expired.🚨 🚨 | 🚨 🚨Project left incomplete; directly triggered 2007 City citation.🚨 🚨 |
| 🚨 🚨2007 (May – Dec) | 🚨 🚨Fence & Roof Follow-Up Repairs | 🚨 🚨Coastal Contractors / Cornerstone Gutters / Gould’s Roofing | 🚨 🚨Fence failed City inspection; architect required for certification. Roof patch work billed before inspections.🚨 🚨 | 🚨 🚨City escalation begins; Board deflects to “architect survey.”🚨 🚨 |
| 🚨 🚨2008 – 2009 | 🚨 🚨Fence & Roof Re-Permitting / DBPR Citations🚨 🚨 | 🚨 🚨Gould Roofing & Repair Inc. / Vincent Pagan🚨 🚨 | 🚨 🚨Work later cited as unlicensed/unpermitted by City of Plantation.🚨 🚨 | 🚨 🚨Source of $1.2 M City fine balance (Exhibit V).🚨 🚨 |
| 🚨 🚨2010 (Nov) | 🚨 🚨Sidewalk & Curb Repair Project | 🚨 🚨Various local contractors (not named) | 🚨 🚨Minutes indicate use of “unused 2007 special-assessment money for fences.” No re-vote, motion, or accounting transfer recorded. 🚨 🚨 (Note: Juda Eskew financial transactions only start in 2011 per their legacy accounting system.) | 🚨 🚨Unapproved minutes reflect the use of prior fence-assessment funds for curb/sidewalk work; documentation of a re-vote or transfer authorization was not located.🚨 🚨 |
| 2011 – 2012 | Stucco & Pool Code Work | Russell’s Pools / local vendors | City pool inspection cited minor code items; contractor engaged without competitive bids. | Repairs closed out; no inspection report stored in records. |
| 🚨 🚨2013 – 2014 | 🚨 🚨Rafter and Roof Repairs | 🚨 🚨On Time Roofing ($2,800 job) | 🚨 🚨Board approved work with no proof of GC license or City permit; Sunrise Mgmt. handled invoicing. | 🚨 🚨Potential unlicensed work; continued rot/leak complaints. |
| 🚨 🚨2015 – 2017 | 🚨 🚨Recurring Roof Patch Cycle 🚨 🚨 | 🚨 🚨Unspecified vendors via Sunrise🚨 🚨 | 🚨 🚨Annual roof-repair expenditures appear in budgets; no mention in minutes of bids or warranties.🚨 🚨 | 🚨 🚨Maintenance misclassified as capital; no reserve planning.🚨 🚨 |
| 🚨 🚨2018 – 2019 | 🚨 🚨Pre-40-Year Roof and Stucco Repairs🚨 🚨 | 🚨 🚨Austro Construction LLC (Invoices from 2017–2019)🚨 🚨 • 2017 to 2022 Austro Construction Repairs v2 • 2011 to 2022 Roof Repairs | 🚨 🚨 Performed work before being formally contracted for 40-Year project; no owner disclosure.🚨 🚨 | 🚨 🚨 Indicates early potential conflict under F.S. 718.3026 if pre-award vendor performed related work.🚨 🚨 |
| 🚨 🚨2020 – 2021 | 🚨 🚨Minor Repairs / Storm Remediation | 🚨 🚨Sunrise Maintenance Crew / Unknown Subs | 🚨 🚨Ongoing roof leak complaints; no City permit logs. | 🚨 🚨Recurrent maintenance references; minutes lack a long-horizon remediation plan.. |
| 🚨 🚨2022 – 2023 | 🚨 🚨“Bridge” Repairs Pre-Restoration🚨 🚨 | 🚨 🚨Austro Construction / S & D Engineering🚨 🚨 | 🚨 🚨Roofs and walls “stabilized” before loan closing; unclear funding origin.🚨 🚨 | 🚨 🚨Temporary fixes likely funded from operating budget or pre-loan draws.🚨 🚨 |
⚙️ 2005-2023 Thematic Failure Categories
| Category | Description | Examples / Impact |
|---|---|---|
| 🚨 🚨Unpermitted or Unverified Work | 🚨 🚨Projects executed without verified permits or final inspections. | 🚨 🚨2006–2007 fences; 2008 roof repairs; 2013 On Time Roofing. |
| 🚨 🚨Assessment Fund Diversion | 🚨 🚨Special-assessment proceeds repurposed for unrelated work.🚨 🚨 | 🚨 🚨2010 curb/sidewalk project using leftover 2007 funds.🚨 🚨 |
| 🚨 🚨Vendor Conflicts / No Bidding | 🚨 🚨Repeat use of same vendors without re-bid or owner oversight. | 🚨 🚨Coastal → Cornerstone → Austro.🚨 🚨 |
| 🚨 🚨Incomplete Project Close-Outs | 🚨 🚨Projects logged as complete though inspections failed or not scheduled. | 🚨 🚨2007 fence architect certification bypass. |
| 🚨 🚨City Citations / Fines Ignored | 🚨 🚨Enforcement notices responded to with legal petition posture (seek reduction/elimination after completion), rather than repairs. 🚨 🚨 | 🚨 🚨2007 fence inspection failure; 2008 Phase 2 ONLY citations resulting in City fines associated with citations (see Exhibit V).🚨 🚨 |
🧭 2005-2023 Cross-Decade Observations
| Era | Pattern | Outcome / Carry-Through |
|---|---|---|
| 🚨 🚨2005–2009 | Repetitive hurricane recovery projects; 🚨 🚨fence/roof chaos; 🚨 🚨first City Citations (precursor to 2022-2023 Fine Commencement). | Set precedent for opaque accounting and permit noncompliance. |
| 🚨 🚨2010–2014 | 🚨 🚨“Maintenance-by-budget” model; funds shuffled among projects. | 🚨 🚨Owners misled about project funding and scopes. |
| 2015–2017 | Quiet maintenance phase; ongoing roof and gutter issues. | Deferred repair culture entrenched. |
| 🚨 🚨2018–2023 | 🚨 🚨Pre-recertification prep using existing vendors (Austro, S & D).🚨 🚨 | 🚨 🚨Legacy of no-bid, under-permit contracting culminates in 40-Year crisis.🚨 🚨 |
🧾 Accounting System Change (Juda Eskew – 2011)
🚨 🚨In 2011, Omega Villas’ accounting firm — Goldman, Juda & Eskew, P.A. — transitioned to a new internal accounting and records management system, effectively resetting all digital ledger access prior to that year.
🚨 🚨This change occurred shortly after the 2007–2009 series of state and DBPR complaints that questioned the firm’s handling of assessment funds and financial transparency during the fence and roof reconstruction period.
🚨 🚨As a result, financial data before 2011 is largely unavailable in the association’s current archives, and owners are unable to verify how prior special assessments and City fine–related expenditures were recorded or transferred.
⚠️ This system reset marks a material change in record continuity from an owner-access standpoint in the association’s financial record chain, coinciding with the transition from All Florida Management to Sunrise and the rebranding of the accounting firm to “Juda Eskew & Associates.”
💰 Financial Summary: Legal & Contractor Payments (2011–2022)
| Category | Entity / Vendor | Years Active | Payments Observed | Purpose / Description (from ledger) | Cross-Reference (Minutes / Exhibit) |
|---|---|---|---|---|---|
| 🚨 🚨Legal Counsel | 🚨 🚨Lloyd W. Procton, P.A. (payments below)🚨 🚨 | 🚨 🚨2011–2020 | 🚨 🚨$204,329.38 (See Ledger excerpt payments below)🚨 🚨 | Monthly legal charges for collections, foreclosures, “general matters,” and recurring “Phase I/II/III/IV Legal” items. | |
| 🚨 🚨Legal Counsel | 🚨 🚨Hollander, Goode & Lopez, LLP (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨2021-2022 | 🚨 🚨$12,463.29 (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨Foreclosure fees, project consulting, City of Plantation hearing, review of Faruk’s analysis, and Board meeting prep.🚨 🚨 | 🚨 🚨Matches July 2023 minutes where Matthew Goode approves Austro contract and bank exhibits.🚨 🚨 |
| 🚨 🚨Legal Counsel | 🚨 🚨Frank, Weinberg & Black, P.L. (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨2011–2012, 2018–2019🚨 🚨 | 🚨 🚨~$39,255 total (plus voided $1,275 check) (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨“Reconstruction Project,” “General Condo,” “2019 Reconstruction”🚨 🚨 | 🚨 🚨Matches 2011–12 and 2019 meeting minutes referencing Weinberg’s reconstruction and financing coordination.🚨 🚨 |
| 🚨 🚨Construction | 🚨 🚨Austro Construction, Inc.🚨 🚨 | 🚨 🚨2017–2021 | 🚨 🚨$108,475 total (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨Roof & leak repairs across all phases, hurricane Irma cleanup, tree cutting, and wall crack repairs🚨 🚨 | 🚨 🚨“Indicates” / “shows” Austro active 6 years before official 2023 contract award (conflict under F.S. 718.3026).🚨 🚨 |
| 🚨 🚨Management | 🚨 🚨Sunrise Management (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨2011–2022 | 🚨 🚨Variable annual totals (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨Standard management fees; included “project coordination” and “budget consulting.”🚨 🚨 | 🚨 🚨Present through all project-related legal & contractor activity; consistent with Weinberg/Procton oversight.🚨 🚨 |
| 🚨 🚨Engineering | 🚨 🚨S&D Engineering, Inc. (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨2011–2022 | 🚨 🚨(See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨Phase engineering reports, contractor coordination, structural evaluations🚨 🚨 | 🚨 🚨S&D appears in minutes as technical “authority,” yet is not selected via competitive bid. Likely part of the insulated vendor ecosystem. Architect Stan Schachne completed the architectural scope and drawings for the restoration project. After submitting the plans, Schachne was not awarded the construction contract. The Board — with S&D Engineering present — instead shifted toward Austro Construction, the same vendor appearing in repair invoices as early as 2017. S&D Engineering was consistently referenced as the “technical authority” throughout the contractor comparison, scope clarifications, and bid evaluation phases.🚨 🚨 |
| 🚨 🚨Architect(s) | 🚨 🚨Architectural Firms (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨2011–2022 | 🚨 🚨(See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨Scoping, drawings, design change reviews🚨 🚨 | 🚨 🚨These connect directly to Weinberg’s financing discussions and the SEALED RFP bid-review process in 2019.🚨 🚨 |
| 🚨 🚨Police / Security Detail Payments🚨 🚨 | 🚨 🚨City of Plantation PD plus other Security Companies (See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨2011–2022 | 🚨 🚨(See Ledger excerpt payments below)🚨 🚨 | 🚨 🚨Typically off-duty police detail🚨 🚨 | 🚨 🚨“Indicates” / “shows” continuous security spending, contradicting assumption it paused after 2010. Used increasingly for meeting control after 2018.🚨 🚨 |
⚖️ 2005-2023 Analytical Takeaway
🚨 🚨From 2005 to 2023, Omega Villas engaged in a persistent cycle of “repair-without-resolution.”
Key indicators of systemic mismanagement include:
- 🚨 🚨Reuse of vendors despite prior performance issues.
- 🚨 🚨Failure to obtain or close permits.
- 🚨 🚨Diversion of restricted assessment funds.
- 🚨 🚨Minimal engineering oversight before 2019.
- 🚨 🚨Consistent pattern of attorney and management shielding Board decisions from owner scrutiny.
🚨 🚨These cumulative failures form the pre-recertification misconduct foundation, connecting early City fines and contractor irregularities to the eventual 40-Year restoration debacle.
40-Year Recertification Coordination & Key Entities (2018 – 2025)
Overview
🚨 🚨The 40-Year Recertification process at Omega Villas evolved from a compliance requirement into a multi-entity project ecosystem involving Austro Construction (contractor), S & D Engineering (engineer), Stan Schachne Architect + Builders, and a rotating group of law firms (Weinberg → Procton → Hollander/Goode & Lopez).
🚨 🚨Their overlapping roles show a progressive consolidation of design, engineering, and legal control between 2011 and 2025, with limited owner input and minimal disclosure of cost-allocation or bid justification.
2005-2023 Pre-Construction Period – Chronological Chain of Key Roles
| Year / Month | Entity / Person | Role / Function | Minutes / Record Reference | Observations |
|---|---|---|---|---|
| 🚨 🚨2011 (Mar 21) | 🚨 🚨Manuel Synalovski Architects, Steve Weinberg, Carol Eskew🚨 🚨 | 🚨 🚨Early planning and “repairs & modification to the buildings” meetings.🚨 🚨 | 🚨 🚨2011 BOD Minutes – Architect/Ongoing Repair section.🚨 🚨 | 🚨 🚨First triad of architect + attorney + accountant meeting on structural scope — precursor to 40-Year process.🚨 🚨 |
| 🚨 🚨2011 – 2012 | 🚨 🚨Stan Schachne Architect + Builders🚨 🚨 | 🚨 🚨Added to short-list of design consultants for City coordination.🚨 🚨 | 🚨 🚨2012 BOD Minutes.🚨 🚨 | 🚨 🚨Brought in for design review and later included in 2019 RFP list but was out bided by Austro Construction.🚨 🚨 |
| 🚨 🚨2018 (Jul 19) | 🚨 🚨Lloyd Procton Esq.🚨 🚨 | 🚨 🚨Legal review of Rules & Regulations (architectural control baseline).🚨 🚨 | 🚨 🚨2018 Minutes – R&Rs sent for legal review.🚨 🚨 | 🚨 🚨Laid groundwork for architectural material control used during 40-Year approval cycle.🚨 🚨 |
| 🚨 🚨2019 (Mar 20) | 🚨 🚨Steve Weinberg (Frank Weinberg & Black P.L.) + Carol Eskew + Stan Schachne🚨 🚨 | 🚨 🚨Financing & scope planning meeting with accountant & architect.🚨 🚨 | 🚨 🚨2019 Minutes – 40-Year discussion.🚨 🚨 | 🚨 🚨Legal, accounting, and architectural arms coordinating loan structure & scope.🚨 🚨 |
| 🚨 🚨2019 (May 20) | 🚨 🚨Weinberg & Schachne🚨 🚨 | 🚨 🚨Issued RFP to 10 contractors (5 bids received).🚨 🚨 | 🚨 🚨2019 Minutes – Old Business.🚨 🚨 | 🚨 🚨Weinberg personally opened bids; Schachne both bidder and architect.🚨 🚨 |
| 🚨 🚨2019 (May 20) | 🚨 🚨Jay Pietrafetta / City of Plantation🚨 🚨 | 🚨 🚨Reported City granted 180-day extension to start Phase 1 work.🚨 🚨 | 🚨 🚨Same minutes.🚨 🚨 | 🚨 🚨City coordination run through management, not attorney.🚨 🚨 |
| 🚨 🚨2019 – 2021 | 🚨 🚨S & D Engineering LLC🚨 🚨 | 🚨 🚨Engineering reports, inspections, and liaison with City.🚨 🚨 | 🚨 🚨2019–2021 Minutes & RFP attachments.🚨 🚨 | 🚨 🚨Produced technical reports used in loan and contract approvals.🚨 🚨 |
| 🚨 🚨2017 – 2022 | 🚨 🚨Austro Construction LLC🚨 🚨 | 🚨 🚨Appears as active roof repair vendor before contract award.🚨 🚨 | 🚨 🚨Roof Invoices (2017–2021).🚨 🚨 | 🚨 🚨Suggests pre-award involvement; potential conflict per F.S. 718.3026.🚨 🚨 |
| 🚨 🚨2022 (Mar 14) | 🚨 🚨Attorney (unnamed)🚨 🚨 | 🚨 🚨Reviewed loan and SA documents for bank closing.🚨 🚨 | 🚨 🚨2022 Minutes.🚨 🚨 | 🚨 🚨Likely Procton or successor (Hollander, Goode & Lopez) counsel handling loan documentation.🚨 🚨 |
| 🚨 🚨2023 (Mar 7 & Mar 21) | 🚨 🚨S & D Engineering / Levy Horvath / Austro Construction🚨 🚨 | 🚨 🚨Presented wall system mock-ups (Tyvek, plywood, Hardie Board).🚨 🚨 | 🚨 🚨2023 Minutes.🚨 🚨 | 🚨 🚨Showed City-approved construction sample; no owner vote recorded for material change.🚨 🚨 |
| 🚨 🚨2023 (Jul 18) | 🚨 🚨Hollander, Goode & Lopez LLP (Matthew Goode)🚨 🚨 | 🚨 🚨Legal approval of Austro Construction contract and engineer exhibits for bank.🚨 🚨 | 🚨 🚨2023 Minutes – Loan & Contract Approval.🚨 🚨 | 🚨 🚨Establishes continuity between contract approval and current arbitration conflict.🚨 🚨 |
| 🚨 🚨2023 (Oct 24) | 🚨 🚨Board Statement🚨 🚨 | 🚨 🚨Legal posture re: City fines – “petition for elimination or reduction.”🚨 🚨 | 🚨 🚨2023 Minutes.🚨 🚨 | 🚨 🚨Reflects legal strategy directed by counsel.🚨 🚨 |
40-Year Recertification Key Board Minute Discussions (2011–2023)
This document compiles Board minutes from 2011–2023 showing the Association’s long-standing knowledge that major exterior alterations — including siding replacements (T-111, Hardie, stucco), window changes, and structural modifications — required a 2/3 homeowner vote under Florida law. These requirements were discussed repeatedly with architects, engineers, management, and multiple legal advisors.
Despite this, the Association later proceeded with construction decisions and enforcement actions without securing the required owner approval. This raises substantial concerns about whether material-alteration protections were bypassed, whether statutory voting rights were ignored, and whether federally protected FHA housing rights may have been adversely affected, particularly for owners facing medical or financial vulnerability.
In reviewing the timeline, a consistent pattern emerges: key decision-making was concentrated among a small circle — the CAM/management company, long-standing HOA counsel, outside legal advisers, and in several instances the accounting/legal network connected to Juda Eskew. The minutes suggest a de-facto steering committee that shaped project direction, legal posture, and financial strategy across multiple years, often without corresponding owner input or properly noticed votes.
This record is provided to assist in evaluating whether governance decisions were made in compliance with statutory requirements and homeowner rights, and whether certain advisory relationships may have influenced project outcomes outside the required democratic processes.
- Key Discussions in Official Board Minutes Attachment:
2005-2023 Pre-Construction Period – Cross-Entity Relationships (Summary)
| Category | Entity / Role | Observed Relationship |
|---|---|---|
| 🚨 🚨Architectural Design🚨 🚨 | 🚨 🚨Stan Schachne Architect + Builders🚨 🚨 | 🚨 🚨Designed early scope and bid on same project → potential conflict.🚨 🚨 |
| 🚨 🚨Engineering Oversight🚨 🚨 | 🚨 🚨S & D Engineering LLC🚨 🚨 | 🚨 🚨Performed inspections and certification reports – appears in 2019 RFP docs.🚨 🚨 |
| 🚨 🚨Construction Contractor🚨 🚨 | 🚨 🚨Austro Construction LLC🚨 🚨 | 🚨 🚨Performing roof repairs as early as 2017, later awarded full 40-Year contract in 2023 – no competitive re-bid.🚨 🚨 |
| 🚨 🚨Accounting / Financial Coordination🚨 🚨 | 🚨 🚨Goldman Juda Eskew CPA LLC🚨 🚨 | 🚨 🚨Prepared loan spreadsheets and budget allocations used in Weinberg/Weinberg & Goode legal sign-offs.🚨 🚨 |
| 🚨 🚨Legal Counsel Chain🚨 🚨 | 🚨 🚨Weinberg → Procton → Goode/Hollander🚨 🚨 | 🚨 🚨Continuous legal influence from project planning through contract execution and arbitration.🚨 🚨 |
2005-2025 City of Plantation Fines & Enforcement Chronology
| Year / Period | Trigger / Scope | City Action / Communication | Board Response / Action | Notes / Outcome |
|---|---|---|---|---|
| 2005 | Hurricane Wilma damage cleanup | City coordination on landscaping, trash removal, and debris management. | Routine compliance. | Early friendly relationship with City. |
| 🚨 🚨2006–2007 | 🚨 🚨Fence & roof reconstruction under Ken Aker. | 🚨 🚨City of Plantation refused final fence inspection (May 2007). | 🚨 🚨Contractor Coastal ordered to hire architect; complaint planned to Mayor’s Office. | 🚨 🚨First structural non-compliance noted; marks start of friction. |
| 🚨 🚨2008–2009 | 🚨 🚨Unpermitted work (Phases 1, 2, 3, & 4) – City & DBPR citations. 🚨 🚨 | 🚨 🚨Building Dept. issued fines for unlicensed/unpermitted activity.🚨 🚨 | 🚨 🚨Board law firm Frank Weinberg & Black defended citations.🚨 🚨 | 🚨 🚨Approx. $1.2 Million in cumulative Citations originated here (see Exhibit V).🚨 🚨 |
| 🚨 🚨2010–2012 | Curb/sidewalk work & structural issues. | City communications about tree trimming, pool, and building codes. | 🚨 🚨Norma held City meetings with architect Manuel Synalovski.🚨 🚨 | 🚨 🚨City oversight focused on code compliance, not penalties.🚨 🚨 |
| 2013–2017 | Routine pool/fire inspections. | City Fire Inspector approvals; minor repairs noted. | Sunrise Mgmt. handled directly; no fines issued. | Period of operational quiet but no permanent resolution. |
| 🚨 🚨2018–2019 | 🚨 🚨Launch of 40-Year Recertification.🚨 🚨 | 🚨 🚨City issued formal “Phase 2 on the clock” notice (2019) targeting Phase 2 ONLY!🚨 🚨 | 🚨 🚨S&D Engineering/Weinberg/Sunrise Management coordinated extensions.🚨 🚨 | 🚨 🚨City patience waning; extensions granted in 180-day cycles.🚨 🚨 |
| 🚨 🚨2020–2021 | 🚨 🚨Delays in permit filings. | 🚨 🚨City correspondence regarding electrical permits. | 🚨 🚨Ongoing preparation; no fines recorded. | 🚨 🚨Signs of pressure returning. |
| 🚨 🚨2022 | 🚨 🚨Failure to start 40-Year work within City’s timeframe.🚨 🚨 | 🚨 🚨City set 180-day compliance window. | 🚨 🚨Board sought loan; legal counsel advised delay strategy. | 🚨 🚨Probable fines began accruing again. |
| 🚨 🚨2023 (Mar–Oct) | 🚨 🚨Ongoing non-completion of 40-Year scope. | 🚨 🚨City levied fines for failure to complete certification. | 🚨 🚨Board statement: “Omega will petition for fines to be eliminated or reduced after restoration.”🚨 🚨 | 🚨 🚨“Indicates” / “shows” monetary penalties; legal positioning instead of payment. |
| 🚨 🚨2024–2025 | 🚨 🚨Continuing enforcement & construction disputes. | 🚨 🚨City oversight via building inspectors and code enforcement. | 🚨 🚨New management (YMS) coordinating permits and City communication.🚨 🚨 | 🚨 🚨Pending resolution; fines still unpaid as of 2025.🚨 🚨 |
⚖️ 2005-2025 Pattern Observations Summary – City Enforcement Cycle
| Phase | Pattern Description | Result |
|---|---|---|
| Compliance Cooperation (2005–2006) | Routine City coordination post-Wilma. | Cooperative relationship. |
| 🚨 🚨Permit Failure Phase (2007–2009)🚨 🚨 | 🚨 🚨Fence inspection refusal → unpermitted work citations.🚨 🚨 | 🚨 🚨Origin of multi-phase fines with Phase 2 receiving 75% of retaliatory fines for citations.🚨 🚨 |
| 🚨 🚨Administrative Quiet (2010–2017)🚨 🚨 | 🚨 🚨City attention low; Board failed to remedy structural issues.🚨 🚨 | 🚨 🚨Accumulated neglect under Sunrise.🚨 🚨 |
| 🚨 🚨40-Year Escalation (2018–2022)🚨 🚨 | 🚨 🚨City deadlines and phased recertification notices begin.🚨 🚨 | 🚨 🚨Temporary City Fine extensions; no progress.🚨 🚨 |
| 🚨 🚨Fine Enforcement & Legal Deflection (2023–2025)🚨 🚨 | 🚨 🚨Fines levied in 2022-2023; Board plans legal petition rather than payment.🚨 🚨 | 🚨 🚨Legal posture replaces compliance effort.🚨 🚨 |
🧩 City of Plantation Fines Analytical Takeaway
The City of Plantation fines are a direct by-product of two decades of governance stagnation:
- Leadership continuity without elections (Akers → Sabates).
- Attorney-driven operational control.
- Deferred maintenance masked by recurring special assessments.
This created a long tail of non-compliance → fines → loan-funded remediation → renewed fines, forming the foundation of whistleblower’s broader oversight pattern timeline.
2023-2025 Review of Reported Accounting System Changes by Juda, Eskew & Associates
Overview
Between 2024 and 2025, Juda, Eskew & Associates—the accounting firm servicing Omega Villas Condominium Association—implemented both corporate structural changes and updates to their internal accounting systems and document-handling practices.
This review summarizes the documented and publicly available information surrounding those changes and explains why owners requested clarification during the 2024–2025 reporting cycle.
This analysis is presented strictly for context and transparency, with no conclusions about intent or propriety.
1. Corporate Structure Changes Documented in Public Filings
October 3, 2023 — Conversion to LLC
Florida Division of Corporations records show the firm formally transitioned to:
JUDA, ESKEW & ASSOCIATES, LLC
Filing No. M23000012935
Effective: 10/03/2023
Designation shown in public records:
“The LLC is not a licensed CPA firm.”
This conversion occurred shortly before the 2024 budget preparation cycle.
March 21, 2025 — Amendment Filed
A second filing updated organizational details of the LLC.
Why this matters:
Corporate conversions do not inherently change service quality, but they often coincide with:
- new internal systems
- new accounting workflows
- revised engagement letters
- updates in professional responsibility requirements
- changes in insurance coverage or disclosures
Owners asked whether these documented changes affected financial reporting for Omega Villas.
2. Reported Accounting System Adjustments (2024–2025)
During the 2024–2025 cycle, owners observed changes in:
a. Format of Budget Documents
Budgets prepared for 2024, 2025, and 2026 used different formatting styles, line-item arrangements, and category groupings compared to earlier years.
Examples include:
- Changes to where legal fees, administrative charges, and construction-related items appeared
- New categories added without explanation
- Certain historical categories removed or merged into broader line items
Owner concern:
Changes in formatting can reduce comparability year-over-year if not accompanied by explanatory notes or revision logs.
b. Differences in How Financial Records Were Released
Owners reported variations in:
- how monthly financials were distributed
- which months were missing or delayed
- whether ledgers were provided in PDF vs. spreadsheet
- whether detail-level documents (invoices, journal entries, reconciliations) were included
Some financials were provided only after repeated requests or DBPR filings.
Owner concern:
Consistency in release schedules and formats is essential for transparency and audit trails.
c. Changes in Ledger Detail and Reserve Reporting
In 2024–2025, several reserve-related and operating categories showed:
- significant reclassification,
- consolidation of accounts, or
- reduced detail compared to prior years.
Examples raised in DBPR Case #2024039084 include:
- unclear balances for owner accounts
- limited backup for adjustments
- inconsistencies between owner ledgers and year-end summaries
Owner concern:
Reserve accounting is subject to F.S. 718.111(13) and requires clarity to avoid misinterpretations.
d. Mid-Year Budget Revisions Without Notes
In 2024, Omega Villas issued a revised operating budget after the insurance discount was obtained.
However:
- owners did not receive a revision log,
- no formal explanatory memo accompanied the changes,
- and no notation was added to “indicate” / “show” whether the updated version replaced or supplemented the original.
Owner concern:
Revised budgets are permissible, but should include clear documentation so owners understand what changed and why.
e. Missing or Undistributed Financial Documents
Multiple owners reported difficulty obtaining:
- bank reconciliations
- transaction-level reports
- invoices
- attorney billing
- construction draw schedules
- reserve accounting
Owner concern:
F.S. 718.111(12) requires associations to maintain official records accessible upon request.
3. Alignment With Exhibit CC (Financial Patterns 2005–2025)
Exhibit CC documents long-term patterns in Omega Villas’ governance and financial reporting, including:
- recurring gaps in financial disclosure
- inconsistencies in budget narrative explanations
- years with missing or incomplete minutes
- fluctuating reporting practices depending on board composition
The 2024–2025 accounting-system changes fall within this larger documented context and help explain:
- why transparency concerns resurfaced
- why owners filed DBPR complaints
- why multiple requests for clarifications were made regarding the construction loan, reserves, and operating budget structure
This review provides factual support without asserting wrongdoing.
4. Owner/Whistleblower Requests to the Association & Auditor (2024–2025)
These documented owner questions are not findings—simply recorded requests:
- Did the firm’s conversion to an LLC change the level or type of accounting review?
- Have engagement letters been updated accordingly?
- Were 2024–2026 budgets prepared under the same standards as prior years?
- Did the system changes affect ledger accuracy or release schedules?
- Has any operating-budget category been used to offset construction shortfalls?
- Can the auditor “indicate” / “show” accurate classification of funds for 2024–2025?
All questions were placed in email form, meeting minutes, DBPR filings, or certified letters.
5. Neutral Conclusion
The corporate and accounting-system changes at Juda, Eskew & Associates between 2023 and 2025 appear to coincide with a period of significant financial activity and owner inquiry at Omega Villas—but no assertion is made that one caused the other.
The aim of this review is strictly to:
- document the existence of changes,
- contextualize why owners requested clarification, and
- support a fact-based record for regulators, auditors, and oversight bodies.
⚠ 2005-2025 Omega Villas Governance Implications
- Bid Irregularities: Architect (Stan Schachne) was also a bidder on his own RFP package; attorney (Weinberg) opened and ranked the bids without independent review.
- Potential Conflict Points & Role Overlaps: Same firms and professionals appear throughout entire project timeline (2011 → 2025) in multiple capacities.
- Pre-Award Activity By Later-Awarded Contractor: Austro performed work before formal award and then secured the main contract under legal approval from a firm now acting against owners.
- Documentation Gaps In Minutes Reviewed: No minutes show competitive re-bid or owner vote for material alterations (F.S. 718.113(5)).
- Central Legal Involvement Across Phases: Every phase —from design to financing to arbitration— ran through attorney gatekeepers, effectively insulating decision-making from member oversight.
👮 2005-2025 Police & Security Presence Observations & Analyses
🧩 Summary of Findings
Law enforcement references in Omega Villas’ records begin as early as 2005–2006, showing police interactions connected to neighborhood disturbances and City coordination — not security contracts.
By 2010, these contacts evolved into an official off-duty patrol program through a Board motion, which continued through 2011–2012 under AFMS management (All Florida Management Services). Patrols were later revived for meeting control by 2018, solidifying a long-term pattern of embedding law enforcement into community governance.
| Year / Month | Reference Type | Context / Description | Board Action / Outcome |
|---|---|---|---|
| 2005 – Aug 15 | Plantation Police Department | Management advised residents to report parking and trespass issues directly to Plantation PD; no contracted security discussed. | Routine community safety communication. |
| 2006 – Apr 17 | Police Contact / Trespass Complaint | Resident dispute over unauthorized vendors and noise; manager noted “Police were contacted.” | Informal intervention, not a security measure. |
| 2007 – May 21 | Police (Non-response incident) | President Ken Aker reported multiple unreturned calls to Plantation Police re: trespassers/solicitors. | Logged; no follow-up policy or contract. |
| 🛑 2010 – Feb/March (New Business) | 🛑Security Guard / Off-Duty Police | 🛑Patty Sabates motioned to hire law-enforcement officers up to four nights weekly (Fri/Sat + 2 variable nights, 4 hrs/night). Joel (All Florida Mgmt.) to contact City of Plantation. | 🛑Motion approved unanimously. First official off-duty patrol authorization. |
| 🛑2011 – Jan / Mar / Jun🛑 | 🛑Police Detail Continuation | 🛑AFMS reported “off-duty police detail remains active” and “officers patrolling Fridays and weekends.” | 🛑Patrols continued at least through mid-2011. |
| 🛑2012 – Feb / Apr🛑 | 🛑Police Detail / Security Budget🛑 | 🛑AFMS reported “police detail hours reduced to control cost” and “no incidents reported.” Budget included $2,400 for off-duty detail.🛑 | 🛑Patrol program maintained under reduced hours.🛑 |
| 2014 – May | Security System Inspection | Sunrise noted clubhouse security system inspection/panel test. | Maintenance only. |
| 🛑2018 – Annual Meeting🛑 | 🛑Security Detail for Meeting🛑 | 🛑Off-duty police detail added for annual meeting.🛑 | 🛑Routine practice begins.🛑 |
| 🛑2021 – Annual Meeting🛑 | 🛑Police Detail Hired Due to Disturbances🛑 | 🛑Recurring presence of off-duty officer formalized.🛑 | 🛑Normalized security expense.🛑 |
| 🛑2023 – 2025 Budget Review🛑 | 🛑Property Security Detail $1,500 → $6,000🛑 | 🛑Budget increase without justification.🛑 | 🛑Institutionalized line-item cost.🛑 |
See Exhibit U – Pattern of Off-Duty Police Involvement & Misuse of Law Enforcement at Omega Villas for more details and video footage examples.
🧭 2005-2025 Pattern Observations Summary
| Phase | Period | Nature of Police Involvement | Governance Implication |
|---|---|---|---|
| Initial Contacts | 2005 – 2006 | Police called for minor disturbances and parking/trespass disputes. | Informal coordination with local PD; no standing security program. |
| 🛑Transition to Contracted Security🛑 | 🛑2010🛑 | 🛑Board approved off-duty patrols up to four nights a week (🛑Sabates motion).🛑 | 🛑First formal outsourcing of police presence.🛑 |
| 🛑Active Patrol Continuity | 🛑2011 – 2017 | 🛑“Police detail” noted in minutes and confirmed in 2015 budget as recurring line item. | 🛑Demonstrates uninterrupted patrol program through the AFMS → Sunrise management change.🛑 |
| 🛑Reframed for Meeting Control🛑 | 🛑2018 – 2021🛑 | 🛑Police presence documented mainly at Board or owner meetings.🛑 | 🛑Patrol program shifts toward governance enforcement rather than community protection.🛑 |
| 🛑 Institutionalized Governance Tool🛑 | 🛑 2022 – 2025🛑 | 🛑 “Security Detail” codified in budgets; expanded 400% (to $6,000 by 2025).🛑 | 🛑 Suggests the program evolved into a recurring governance-meeting security expense.🛑 |
See Exhibit U – Pattern of Off-Duty Police Involvement & Misuse of Law Enforcement at Omega Villas for more details and video footage examples.
2005-2025 Police & Security Presence Analytical Takeaway
The 2015 budget evidence closes the timeline gap — confirming that off-duty police detail has been funded continuously since 2010 with no Board motion ever terminating the program.
What began as a legitimate night-patrol initiative under All Florida Management slowly evolved into a standing, Board endorsed governance tool.
Beginning in 2010, the Board’s use of off-duty officers shifted from patrolling property to controlling dissent and optics at meetings — a consistent pattern visible in the Exhibit U videos and modern budgets.
2005-2025 Omega Villas Official Records Support
2011 to 2022 – Supporting Official Financial Records Links
- 2011 to 2022 Roof Repairs
- 2011 to 2022 Legal Fees
- 2011 to 2022 – Weinberg Legal Fees
- 2011 to YE 2022 – Lloyd Procton
- 2011-2022 – Hollander, Goode & Lopez
- 2023 Hollander Expenses
- 2011 to 2022 Sunrise Management Fees
- YE 2011 to YE 2022 – Manuel Synalovski Assoc.,LLC
- 2011 to 2022 – S&D Engineering
- 2017 to 2022 Austro Construction Repairs v2
- YE 2011 to YE 2022 – Architect
- YE 2011 to YE 2022 – Police or Security Detail
- Omega Villas Roof Replacement RFP Letter from Association
- Omega Villas Building Repair RFP Letter from Association
- Omega Villas Contractor List Building Envelop Repairs
- Omega Villas Contractor List Roof Replacement
⚖️ 2005-2025 Board Minutes & Observations Analyses (What’s Available)
- Omega Villas Board Minutes (2005–2008) – Part 1 of the City Fines & Governance Study (2005–2025)
- Omega Villas Board Minutes (2010–2014) – Part 2 of the City Fines & Governance Study (2005–2025)
- Omega Villas Board Minutes (2018–2023, Pre–40-Year Recertification Construction) – Part 3 of the City Fines & Governance Study (2005–2025)
- 2005-2023 Consolidated BOD Minutes (What’s Available)
Supporting Evidence Exhibits:
- 📣🚨🛑Relevant Associated Evidence Exhibits:
- The Omega Villas Case Study — Overarching Theory of Systemic Failure, Manipulation, and Control (2005–2025)
- 📣🚨🛑Exhibit L — 📣🚨🛑Government Correspondence Timeline & Systemic Oversight Breakdown Overview
- Omega Villas Board Minutes (2005–2008) — Part 1 of the City Fines & Governance Study (2005–2025)
- Omega Villas Board Minutes (2010–2014) —Part 2 of the City Fines & Governance Study (2005–2023)
- Omega Villas Board Minutes (2018–2023, Pre–40-Year Recertification Construction) —Part 3 of the City Fines & Governance Study (2005–2025)
- Exhibit BB — Legal Spend & Recall Suppression (2007-2011)
- Exhibit CC —Eighteen Years of Governance Patterns – The Omega Villas Board Minutes & Financial Analyses (2005–2023)
- 📣🚨🛑Exhibit L — 📣🚨🛑Government Correspondence Timeline & Systemic Oversight Breakdown Overview
- Exhibit L2 — Attorney Rhonda Hollander: Documented Communications & Proceedings (2023–2025)
- Exhibit O —DBPR Financial Oversight Failures & Accounting Irregularities
- Exhibit Q —Contract Review: Austro Contract vs. Reality
- Exhibit R — Possible Collusion & Influence Patterns Among Omega Villas Board, Legal Counsel, and Contractors
- Exhibit S-3 —Electrical Scope Deviation & Permit Misrepresentation (2008 Case CE08-03180)
- Exhibit S-4 — Gould Roofing Company, Inc. Complaint Evidence (2008)
- Exhibit T – Unauthorized Furring Strips & Missing Insulation at Omega Villas
- Exhibit T2 – Furring Strip Drainage Path Concerns & Potential Implications at Omega Villas
- Exhibit U – Pattern of Off-Duty Police Involvement & Misuse of Law Enforcement at Omega Villas
- Exhibit V — Citation and Enforcement History (2007–2025)
Findings based on records reviewed
- Leadership transitions (2006, 2008, 2017) are shown in minutes/packets, but owner-vote documentation was not located in the materials reviewed.
- Counsel appears throughout major actions (rule revisions, RFP handling, loan guidance, contract approvals). Minutes do not discuss conflict-of-interest evaluations.
- Design/engineering/contractor roles show continuity over time; designer-bidder overlap and pre-award vendor activity create potential role-separation questions.
- City coordination and enforcement appear across decades: early citations (2006–2009), extensions (2019), 180-day expectations (2022), and fines discussion (2023) with a post-completion petition strategy.
- Minutes frequently reference repairs in multiple eras with limited vendor naming, permit numbers, or close-out detail.
- Accounting and reporting practices changed in 2011 (system change) and again 2024–2025 (format, release cadence, reserve reporting); owners requested clarifications in writing.
- The absence of Juda Eskew financial statements for June through October 2025 appears consistent with publicly documented accounting-system transitions, unreconciled construction-related transactions, missing Board-authorized documents, and ongoing legal/regulatory review. Until these items are resolved and verified, monthly financial reports cannot be finalized under statutory and accounting standards.