2023 — The Breaking Point Year (Fines, Scope Clarifications, Loan Approval)

October 24, 2023 — First On-Record Admission of City Fines

Minutes Quote:

“There was a discussion of fines levied by the City for failure to complete items from the 40-Year certification… Omega has not paid any fines and will not until the restoration project is completed. At that time, Omega will petition for the fines to be eliminated or reduced.”

Significance

This was the first moment City fines were disclosed in any official document.
No prior notice to owners, no budget references, no annual reports.
This disclosure takes place only after you confronted the Board.

July–November 2023 — Construction Scope and Material Changes

Minutes Quotes:

Hardie vs stucco: “Cost is the same.”
“T-111 will be removed and replaced with Hardie board.”
“Impact windows will be ordered when the homeowner commits to purchasing from Austro.”
“Sister the studs if needed.”

Significance

Clear documentation that the Board knew:
- Material changes = owner 2/3 vote required under F.S. 718.113(5)
- Window replacements = City-mandated
Yet no record of an owner vote for any material change.

July 2023 — Contract Approved with Hollander’s Firm

Minutes Quotes:

“A motion… to approve the Austro Construction contract subject to Association counsel’s approval.”

Then:

“Attorney Matthew Goode of Hollander, Goode & Lopez LLP provided legal approval.”

Significance

Hollander’s firm legally vets the contract they later use as leverage in 2024–2025 disputes.
Establishes the bridge between construction approvals and later arbitration.

📅 2024 — The Enforcement, Retaliation, and Construction Problems Year

January–March 2024 — Minute Analyses

January 2, 2024 – Meeting to Discuss Owner Proxies for Construction Options

Present were Board Members Patty Sabates and Blaire Lapides. Liz Martinez, representing Sunrise Management, was in attendance.

Why It Matters
This meeting highlights an early logistical challenge in the construction-related decision-making process: the Board did not receive enough proxies to authorize owner selections for certain project options (paint colors, decorative elements, etc.). Because of this, they postponed the meeting and planned to resend proxies.

The key procedural takeaway is that the Board recognized the need for broader owner participation before moving forward. The conversation about phases operating independently also shows how different parts of the community might progress at different rates depending on owner responses.

This meeting establishes the process the Board intended to use for collecting input and demonstrates the initial level of owner engagement with the project. This is the beginning of the “Phase by Phase” loophole logic — a way to carve the community into sections to justify moving ahead even without full-owner support.

Minutes Quotes:

Proxies received thus far were sixteen (16) from phase 1; nine (9) from phase 2; eleven (11) from phase 3 and twelve (12) from phase 4. Phase 1, 2, and 3 need 24 proxies returned with options selected and Phase 3 needs 25 proxies returned with options selected.
As not enough proxies were received to allow material alterations or paint choices for the
restoration construction, Patty Sabates explained the meeting could be postponed allowing for proxies to be mailed out again. The homeowners present, by a show of hands, voted to postpone the meeting, date to be determined after coordinating with all board members.
The owners attending the meeting were asked to speak to their neighbors and encourage the
return of the proxy. An email blast will also be sent to the owners.
Since each phase stands alone, Patty explained some phases could get enough proxies returned to choose paint colors and removal or retention of decorative trim, trellises and beams.

January 30, 2024 – Meeting Mostly Discussed 40-Year Recertification

Present were Board Members Patty Sabates, Eric Richards, and Blaire Lapides. Representing
Sunrise Management (SM) was Jay Pietrafetta. Also in attendance was Rhonda Hollander and
Matt Goode of Hollander, Goode, Lopez, PLLC, Levi Horvath and Dorian Frai of Austro
Construction.

Why It Matters
This meeting provides foundational context for the community’s 40-year recertification requirements. The presence of the Association’s legal, engineering, construction, and management representatives indicates this was a comprehensive informational session.

Several important structural points emerge:

Timeline & Fines:
- The recertification cycle was transitioning from 40 years to 25 years for future cycles.
- Daily fines may accrue after the anniversary date until compliance is achieved.
- The Association planned to request fine reductions, but no specific outcome was guaranteed.
Budget & Reserves Context:
- A prior special assessment helped fund electrical components.
- Since reserves had historically been waived, no dedicated savings existed for the full scope of the recertification project.
Engineering Requirements:
- Work must be performed under licensed engineering oversight.
- The City may require window upgrades in certain circumstances.
- Upper-level windows have stricter requirements than ground-level windows.
Permit Timing:
- Certain roof-related permits for early phases were still pending.

This meeting provides owners with baseline information on recertification requirements, financial considerations, and the technical standards involved. It also outlines the work structure and expectations moving into the main project period.

The Attorney + Contractor + Engineer are all in the room at the same time.
That’s the Board, CAM, attorney (Hollander/Goode), Austro, and S&D all aligned early—before owners even understood the stakes.

Minutes Quotes:

Matt Goode explained the history of the 40-year certification process which is only in Miami-Dade and Broward counties. The 40-year certification has been reduced to 25 years going forward…Fines can be levied for each day after the 40-year anniversary until the final report is submitted and the Association will petition the City to reduce the fines at that time. The City has a worksheet to assist with determining fines… For the past ten (10) years, Omega has had a small monthly special assessment in anticipation of the 40-year certification. This has paid for the electrical component of the project. Since the owners have always waived reserves, there has not been any money saved for the project.

Cheryl Fox, owner, suggested that the Association use students studying engineering to save money. Farrukh Sayeed explained the work must be done under his auspices and by the professional engineers employed by his company. The Association hired S&D after reviewing their credentials and receiving a bid including all professional licenses and insurance.

Patty Sabates noted that is no guarantee that the fines can be reduced to what owners can afford. Roofs in phase 1 and phase 2 are tied into the structure and permits have not yet been issued.

Farrukh said the windows are not part of the 40-year certification process but if broken, water can penetrate causing structural compromise with the studs and framing. The City may require an upgrade. The ground level windows can have shutters, but the upper lever windows must be impact windows.

February 20, 2024 – Meeting to Discuss Owner Proxies for Construction Options

Present were Board Members Patty Sabates, Blaire Lapides and Eric Richards. Representing Hollander, Goode & Lopez, PLLC was Matt Goode. None were absent.

Minutes Quotes:

Enough proxies were received for each phase. The results are:
Phase 1 Gray Matters Remove Trim Remove Trellises
Phase 2 Keep existing color Keep Trim Keep Trellises
Phase 3 Keep existing color Remove Trim Remove Trellises
Phase 4 Java Remove Trim Remove Trellises
Patty Sabates made a motion to adopt the vote for the material alterations; Eric Richards
seconded the motion; all were in favor.

Meeting Video Link:

February 27, 2024- Meeting to Discuss 40-Year Recertification

Present were Board Members Patty Sabates, Eric Richards, and Blaire Lapides. Representing Sunrise Management (SM) was Jay Pietrafetta. Also in attendance were Levy Horvath and Dorian Frai of Austro, and Daniel McGrady of S & D Engineering

Why It Matters

This meeting provides an important mid-project status update during a critical phase of the 40-year recertification work. Several key operational and structural points emerge:

Project Progress and Sequencing
The update on roof completion timelines, inspections, and sequencing for multiple buildings helps establish the pace of work and the expectations for upcoming phases. Tracking the number of buildings completed and inspected provides clarity on overall project momentum.
Structural Conditions Identified During Repairs
The discovery of rotted plywood, a worker partially falling through a roof, and issues with prior roofing materials offers insight into the underlying conditions being uncovered during the recertification process. These findings reflect the actual state of the buildings and help illustrate why certain components require additional repair work.
Permit Status and Dependencies
The fact that structural and roofing permits for phases 1 and 2 were still pending at this stage signals an important timing factor. Permits can affect how quickly certain work can proceed and may influence scheduling, access, and resource allocation throughout the project.
Material and Code-Compliance Considerations
Clarifications about T-111 replacement, updated materials (plywood, Hardie board), and code-required downspout rerouting provide useful detail about how the project is being executed and brought into compliance.
Operational Coordination
The discussion about ensuring that workers connect electrical equipment to the correct unit underscores the need for coordination to prevent unintended costs for homeowners. These kinds of practical considerations affect owner experience during construction.
The portion of the meeting documents several practical aspects of how the 40-year recertification work is being managed:
- code-compliant materials (Hardie board, rerouted downspouts, treated lumber),
- coordination with engineers and city inspectors,
- and the bank’s requirement for closed permits before releasing funds.
It also shows attention to operational details that affect owners directly, such as electrical usage during construction and the need to clear stored materials from the tennis courts to avoid pest issues.
The Phase 2 proxy discussion clarifies how owner voting outcomes influence aesthetic choices and project costs, and how the Board responded by extending the proxy period and explaining the potential cost impact if insufficient responses are received.

Overall, this meeting documents a significant point in the project timeline, offering context on structural issues discovered, upcoming milestones, and the evolving requirements tied to the recertification process.

Supporting Document (Permit Status):
A City of Plantation permitting printout shows that Phase 2 roof permits were approved and ready for pickup around this same period. This document is included here strictly to provide chronological context regarding construction sequencing and when different phases became eligible to start structural work.

Link:

Purpose:
The permit timeline helps readers understand how the progress in one phase may have influenced or preceded construction methods used in other phases.

Minutes Quotes:

NOTE: As the board reviewed the minutes of the numerous 2023 and 2024 meetings in advance of this meeting, a motion to waive the reading of the minutes was made by Patty Sabates, seconded by Blaire Lapides; all were in favor.

Update and Overview of Construction Regarding the 40-Year Certification Status:
Levy Horvath reported the roofs on four (4) buildings will be complete by the end of the week.
The inspection for those flat roofs is tomorrow. The next five (5) are scheduled to be completed by the end of next week. In four (4) buildings, 680 sheets of plywood have been replaced. Due to rotted plywood on building 23, a worker partially fell through the roof. Levy found problems with roof singles and TPO (flat) roofs from previous replacement or repairs. Roof and structural permits are still pending for all buildings in phase 1 and phase 2.

Whistleblower Comment NOTE: Austro is saying they don’t want to replace the T-111 for the ceilings over the patios (not the roofs – that is deck board) in Phases 1-3 now:

NOTE: The roofs over the patios do not have any plywood, only T-111 under the roof. Austro will replace with plywood, but the nails will show through until the structural component is done.

NOTE: At that time, the ceiling of the overhang on the patio will be finished with Hardie board.
NOTE: Per code, the downspouts cannot go over the fence outside the property. The buildings backing to the streets surrounding the community will need to be rerouted.
NOTE: All of the wood being used will be treated with anti-termite formulas.

Levy was asked to ensure the workers move the electrical cords to the unit they are working on, so a unit is not incurring the cost of electricity for another unit’s repairs.

Jay Pietrafetta said the invoice from Austro has been sent to Daniel McGrady and Farrukh
Sayeed for review who will hold the invoices until the city inspectors approve the work. The inspectors are due tomorrow. The bank requires closed permits before they will issue any money.

Removed wood and other construction materials that have been placed on the tennis courts need to be removed as soon as possible. That area can become a breeding ground for vermin and the spread of termites.

Phase 2 Proxy for Material Alteration Mail Out:
Jay provided an update on the proxies received to date after four (4) mailings:
Phase 1 – 26. The vote was to change the paint colors to gray and remove the trim/banding and trellises.
Phase 2 – 21. Not enough proxies were received to change the color or remove the trim/banding and trellises. Adding the trim/banding and trellises will add to the cost of the project for Phase 2 and to the amount owed for the special assessment to repay the bank loan.
Phase 3 – 25. The vote was to keep the existing paint colors and remove the trim/banding and trellises.
Phase 4 – 27. The vote was to change the paint colors to Java and remove the trim/banding and trellises.
Patty explained that 75% of the unit owner’s votes are needed to make any changes and
reiterated that Phase 2 failed to have enough proxies returned within the 90-day time limit imposed by Florida statues. It is estimated that it will take 30 days to get the permits for Phase 2.
Eric Richards made a motion to remail the proxy to Phase 2 owners and allow an additional 30 days to receive the returned proxies otherwise the owners will be assessed for the extra money to install the trim/banding and trellises. Patty Sabates seconded the motion. All were in favor.

“Sunrise Management will be replaced by Your Management Services.”

🛠 March–May 2024 — Inspections Expand, Owner Notices Start

March 2024 – Annual Board Member Election Meeting

No Minutes found on Omega Villas website!

Meeting Video Link:

April 2, 2024 – Meeting Mostly Discussed 40-Year Recertification & Governance

Present were Board Members Patty Sabates, Eric Richards, Blaire Lapides, Elizabeth Palen,
Maritza Wilhelm, Maude Bruce, Marjorie Thomas, Miriam Tirado, and Shawn Martin. Jay
Pietrafetta, representing Sunrise Management, was also present. None were absent.

Guests in attendance were Levy Horvath and Dorin Frai of Austro Construction and Daniel
McGrady, Maged Naggar of S & D Engineering.

Why It Matters

This meeting provides a broad snapshot of the 40-year recertification project at a time when multiple phases were active, permits were pending, and structural issues were being uncovered. Several points stand out as especially relevant for understanding the overall project flow:

Scope of Work Across Multiple Phases
Updates from Austro and S&D Engineering show that Phase 3 and Phase 4 were already progressing through exterior repairs, stucco work, and fascia refinishing. This helps establish where different phases were in the construction timeline.
Identification of Structural Conditions
The discussion about foundation concerns in multiple Phase 4 buildings—and one unit affected by roots from outside the property—documents early recognition of underlying structural conditions that may influence project requirements and timelines.
Window and Door Clarifications
The conversation with city officials about upper-story jalousie windows, the ability to reinstall lower windows if undamaged, and the need for owners to coordinate their own sealing contractors provides context for how window-related decisions were being shaped by code, engineering guidance, and property conditions. The removal of shutters attached to wood trim also reflects how material changes affected existing installations.
Communication Practices and Governance
The introduction and vote on a Corporate Resolution for Communication shows the Board was formalizing how information would be shared with residents. The voting record also documents differing viewpoints among Board members.
Committee Structure and Project Oversight
The motion to create a Legal Committee to review insurance claims and similar matters shows the Board was exploring formalized structures to manage specific categories of issues. This reflects ongoing adjustments to how oversight and decision-making responsibilities were distributed.

Overall, this meeting captures a period of active project development, evolving governance procedures, and detailed technical discussions across multiple construction components.

Minutes Quotes:

Patty Sabates reviewed legal fees to the Association.

Project Updates:
Dorin Frai reported that nine (9) buildings in Phase 3 and Phase 4 were getting finishing touches on the stucco and fascia. Maged Naggar noted that the buildings have been marked with spray paint to identify areas that need repair. Jatin Handa said they are waiting for approved permits from the city of Plantation to begin the repairs.

Three buildings in Phase 4, building 21, building 22, and building 23, have foundation issues affecting the units. Unit 1764, Phase 4 also has foundation issues from invasive roots from a tree on the outside of the Association property.
NOTE: Dorin Frai will be meeting with the city officials concerning the windows and doors, specifically if the upper story jalousie windows need to be removed.

Levy Horvath indicated that lower floor windows can be reinstalled if they are not damaged
when/if removed but the owner will have to hire a separate contractor to install and seal the windows.
NOTE: Eric Richards asked Austro to provide a mock-up of the window and frame to illustrate the potential issues.
NOTE: Several units in Phase 4 had to have the hurricane shutters removed as they were attached to the wood window trim that is being eliminated.

New Business:
NOTE: Corporate Resolution for Communication – Patty Sabates read the document to the Board and residents in attendance.

NOTE: Blaire Lapides made a motion to accept the document as written, Maritza Wilhelm seconded the motion. Patty Sabates, Eric Richards, Blaire Lapides, Elizabeth Palen, Maritza Wilhelm, Marjorie Thomas and Maude Bruce voted to accept the Resolution. Shawn Martin and Miriam Tirado voted to deny the approval.

Open Forum:
NOTE: Eric Richards made a motion to create a Legal Committee consisting of no less than three (3) and not more than five (5) Board Members to review insurance claims among other issues; Patty Sabates seconded the motion. Suggested members include Patty Sabates, Maude Bruce, Eric Richards and Blaire Lapides. DID THIS GET VOTED ON?

April 23, 2024 – Meeting Mostly Discussed 40-Year Recertification & Governance

Why It Matters – April 23, 2024

Window Discussions & Construction Coordination

The meeting included detailed updates about window-related requirements in Phases 1–4, including when upper-story windows must be removed and how lower-story windows could be reinstalled if undamaged.
Notes regarding older construction (such as wood shims and headers around Phase 4 windows) help explain why certain units required additional adjustments.
The discussion clarified that owners would need to coordinate with outside contractors for certain aspects of window work before roof replacement could continue.
Shutter removal in some Phase 4 units reflects how material changes in the recertification project affected existing installations.

Communications Committee & Community Information Plans

The Board discussed new communication tools, including a WhatsApp group, newsletters, and website training sessions.
The newsletter was intended to be Board-reviewed for accuracy, and multilingual output (including Spanish translation) was considered.
This meeting documents the early planning for a communications framework, even though these initiatives did not ultimately evolve into sustained long-term systems.

Color Choices, Proxies & Phase 2 Cosmetic Selections

A full review of Phase 2’s extended proxy period shows how owner participation determined whether trim, banding, trellises, and paint colors would change.
The returned proxy count shaped the outcome: Phase 2 did not reach the 75% threshold required for color change under Florida statutes, resulting in the existing color scheme being retained.
The Board formally accepted the Phase 2 results and documented the vote, providing a clear record of how cosmetic decisions were finalized.

Management Company Evaluation

The Board expressed concerns about responsiveness from the existing management company, and a meeting was scheduled to interview a potential replacement (Your Management Services).
This reflects the Board’s effort to assess alternatives for improving operational support and daily administrative functions during a major construction period.

Overall Relevance

This meeting ties together construction requirements, owner coordination needs, communication planning, governance processes, and administrative review—each contributing to how the 40-year recertification project and community operations progressed throughout 2024.

Meeting Video Link:

Update on Communication Project:
Elizabeth Palen presented an idea to create a communication process for the community to include WhatsApp and a newsletter. Marjorie Thomas and Maritza Wilhelm are assisting with the projects. They hope to have a Spanish translation of the communications.
The newsletter will be reviewed by the Board for accuracy prior to release.
Eric Richards will design and conduct a class on the website.

Update on Mitigation Inspection for Completed Roofs:
Patty Sabates explained the process and the need for the mitigation report to the Association’s insurance company to possibly reduce the cost of the policy. Jay Pietrafetta will contact the owners of the nine (9) buildings with completed roofs to identify which units would be available for a mitigation inspector to review the work.

Project Updates:
Dorin Frai reported that two (2) buildings in phase 4 were almost finished with the painting. Building 22 soffit screens have started to be changed. Building 20, 21, and 22 will need foundation testing. Farrukh Sayeed has rejected one proposal because the company required eleven (11) helical pillars to be installed. Buildings 20 and 22 will have water intrusion testing before repairs. It was suggested that the sprinklers be capped.

NOTE: Dorin identified some issues with the windows in Phase 4, explaining the builder inserted wood headers and/or shims to make them level.
NOTE: The project is delayed because of the upper windows in Phase 1, Phase 2, and part of Phase 3. An outside contractor will need to be hired by each owner to coordinate removal of the windows before Austro can replace the roofs. Farrukh provided a complete explanation of why the upper windows need to be removed prior to the roofing.
NOTE: Patty Sabates asked Dorin to knock on all units to explain about the windows. Farrukh suggested setting up a date/time at the clubhouse to discuss the windows with the owners. Dorin will post a notice on the units’ doors with a date for daytime and evening options.

New Business:
A review of the extended opportunity for Phase 2 to vote again on the color and removal or retention of the trellises, banding and other cosmetic wood was completed. The final votes included 26 votes to remove the trellises, banding, and other cosmetic wood. Of the 26 votes received for the color choice, eleven (11) voted for Java, nine (9) voted for Gray and six (6) voted to keep the existing colors. A majority of 75% of the owners (24 votes) are needed to make any changes as included Florida statues.
The colors for Phase 2 will remain as they currently are.
NOTE: Blaire Lapides made a motion to accept the Phase 2 votes to remove the decorative
trim/banding/trellises and for the color to remain the same. Maritza Wilhelm seconded the motion. (NOTE) Patty Sabates abstained. All other Board Members approved the motion.
Patty mentioned that Medallion Paint has the paint colors specifications.

Update on New Management Company Search:
Patty relayed her frustration with the lack of response and the way things are being done by the current management company. A meeting is scheduled tomorrow to interview Your Management Services company as a possibility to replace Sunrise Management. All owners are invited to attend. Other management companies will be scheduled in the future.

“Inspections scheduled.”
“Meetings with the City were held to discuss permitting.”
“Work continues on roofs and exterior.”

Key Omission

No mention anywhere of furring strips, despite discovering they were installed.

May 14, 2024 – Meeting

Present were Board Members Patty Sabates, Blaire Lapides, Elizabeth Palen (via phone),
Maritza Wilhelm, Maude Bruce, and Miriam Tirado. Eric Richards, Shawn Martin, and Marjorie Thomas were absent.

Why It Matters – May 14, 2024

Management Company Evaluation

The interview with NGMA reflects the Board’s ongoing effort to assess alternatives to its current management provider.
This meeting is part of a multi-week process where the Board explored whether a different company could offer improved responsiveness, administrative support, or project coordination.

Foundation Repair Decisions

The review of engineering-recommended bids for foundation stabilization shows how the Board addressed structural concerns identified earlier in the 40-year recertification process.
Comparing multiple bids and selecting a contractor (Solid Foundation) documents both due diligence and how the Board approached cost-based decision making for essential repairs.

Context Within the Project Timeline

The decisions made here influence how structural issues, project oversight, and community management support evolved moving into the second half of 2024.

This meeting shows that the Board was handling both management planning and technical repair work concurrently, demonstrating how multiple operational priorities were unfolding at the same time.

The main purpose of the meeting was to meet and interview Kim and Mark from Next
Generation Management & Accounting (NGMA).

New Business:
The Board reviewed the bids from Alpha Foundations and from Solid Foundations for repairs to sinking building foundation. Both were recommended by Farrukh Sayeed of S&D Engineering.
Alpha Foundation would install 7 piers for $24,812.30; Solid Foundation would install 10 piers for $20,700.00. Blaire Lapides made a motion to accept the proposal from Solid Foundation; Patty Sabates seconded the motion. All were in favor.

May 29, 2024 – Part 1: Insurance Renewal, Management Concerns & Rules Discussion

Present were Board Members Patty Sabates, Blaire Lapides, Elizabeth Palen, Maritza Wilhelm,
Maude Bruce, Marjorie Thomas, Shawn Martin and Miriam Tirado. Representing Sunrise
Management was Jay Pietrafetta. Also present was Hector Molina and Alex Molina from The
Loomis Company. Eric Richards was absent.

Why It Matters – May 29, 2024 (Part 2)

Insurance Renewal & Budget Impact

The significant reduction in the insurance premium provides financial relief for the community and required the Board to issue an amended budget with proper notice.
The discussion documents how progress on the restoration project directly influenced insurance costs and future planning.

Management Responsiveness & Community Concerns

Feedback from owners and Board Members about communication challenges helps contextualize the Board’s ongoing evaluation of management company options.
This fits into a continuing pattern throughout May 2024 of assessing whether the current management structure met the community’s needs.

Rules & Regulations Clarification & Governance Consistency

The reading of an email involving a dispute over renter credit score requirements — and Blaire’s response placed into the record — highlights the importance of accurate interpretation of existing Rules & Regulations.
The clarification that the Association’s rules did not include a rental credit score requirement helps establish an accurate baseline and points to how misunderstandings or proposed changes can create the perception of unilateral decision-making.
Including this exchange in the minutes creates transparency and provides context for how Board Members discuss proposed criteria or procedural interpretations.

Construction Quality Questions & Window Clarification

Questions raised about roof work and material handling show ongoing owner engagement in construction details and timeline management.
Window-related discussions, including upper-story removal requirements and guidance to seek information from the Association attorney, reflect how window work intersects with the broader recertification timeline.

Phase 2 Paint and Proxy Outcomes

The final proxy results for Phase 2 confirm that cosmetic elements (paint colors and decorative features) would remain unchanged due to insufficient owner participation to meet the statutory threshold.
The recorded vote highlights how owner input and statutory requirements shaped the outcome.

Overall Relevance

This meeting brings together several key elements: financial updates, management evaluation, clarification of governance procedures, construction progress, window requirements, and owner coordination.
Documenting these discussions helps illustrate how operational, financial, and procedural decisions were unfolding during a central point in the recertification project.

New Business: Insurance Renewal Overview
Hector Molina provided a detailed explanation of the property insurance premium quote for the policy effective June 5, 2024. He asked for bids from twenty-five (25) insurers and received the best quote from Lloyd’s of London which has an A-, XIII rating.

NOTE: He explained the significant reduction (from $1,287,106.00 for 2023-2024 to $484,851.00 for 2024-2025) in the premium was due to the restoration project commencing. Hector said this was the most extreme premium reduction he has seen this year. Once the construction is completed, more reduction is possible next renewal even further, assuming the hurricane season does not impact the cost.
Blaire Lapides made a motion to accept the policy, Maude Bruce seconded the motion. All were in favor of the motion.
Jay Pietrafetta said a 14-day notice to the owners is required for a meeting to pass an amended budget with the reduced insurance policy cost. Juda Eskew will rework the budget and mail out 14-day notices.

Open Forum:

Some owners expressed displeasure with Sunrise Management’s response or lack of
response to their concerns

Patty Sabates talked about the three (3) management companies that have been
interviewed, comparing their strengths and weaknesses

An owner suggested looking into J&L Property Management

NOTE: Blaire Lapides read the following to the Board and the owners:
The Board of Directors recently received an email from one of the Board Members.
The email of May 23, 2024 at 7:57am said, and I quote:
“And the situation occurred because Blaire took it upon herself to try to change the renter credit score requirement from 650 to 700 which makes it harder for people to find suitable renters for their units. And when I said “why are we looking into this?” she told me to F-Off.
Yep, all on video. I just finally gave it back to her…”

NOTE: Firstly, let me apologize to the Board and the residents of Omega for my use of offensive language. Actually, I never told anyone to “F-off”. What I said was “Shut the F-up” after one of the board members repeatedly kept screaming when others were talking, which was incredibly rude.

NOTE: Secondly, since this incorrect information is in an email to the Board, I believe that it is also being communicated to the residents.
NOTE: I have never made any changes to anything on my own. This is a democracy with the Board majority making the decisions. I do not know where the information came from that I made the changes by myself. To correct the misinformation, our current Rules and Regulations do not have any stipulations for a minimum credit score for a buyer or a renter.

NOTE: I would like this to be placed in the record and minutes for this meeting to correct the inaccurate information that is being reported by a Board Member.
Thank you.

Blaire also said there has never been a credit score for renters since the Owner is
responsible for maintenance and special assessment payments.

Jay Pietrafetta said his statement at the last Board meeting was what was considered a
“Best Practice”, not what this Association was using.

Patty Sabates explained the history of the Rules and Regulations and how the Association
Board amends them.

NOTE: Shawn Martin said he thinks Austro is doing shoddy roof work and not removing the old fence posts. He wants to get a new contractor.

Questions were asked about the timing of the restoration work as well as the upper
windows.

An owner asked what till happen if the upper windows must be replaced in a unit and the
owner cannot afford it. The owner was advised that was a question for the Association
attorney.

Paint colors for Phase 2 were discussed again. The paint colors will be the existing colors as there were not enough proxy votes to change it.

May 29, 2024 – Part 2: Closed Door Meeting – Discussions With (Jay) Sunrise Management

A closed Board of Directors meeting was held on Wednesday, May 29, 2024, at 8:59 pm at the
Omega Villas Recreation Center. Present were Board Members Patty Sabates, Blaire Lapides, Elizabeth Palen, Maritza Wilhelm,
Maude Bruce, Marjorie Thomas, Shawn Martin and Miriam Tirado. Representing Sunrise
Management was Jay Pietrafetta. Eric Richards was absent.

Jay Pietrafetta introduced Mike Rafidi, LCAM, to the Board and provided a copy of his CV. Jay suggested that Mike take over the day-to-day business with Omega Villas for Sunrise
Management.
Patty Sabates noted frustrations due to the lack of response, that the maintenance person needs to be managed and owners need to be respected and responded to.
The Board asked questions about Mike’s experience and how he would operate. He said he has
experience with the Association’s website host, PayHOA, and answered all the board’s
questions. In addition, he said understands the frustrations and obstacles for the construction project and the windows.

Summer 2024 — Enforcement & Police Integration Phase

Multiple 2024 Meetings — Police Presence Normalized

June 4, 2024 – Part 1 – Meeting on Financial Session with Carol Eskew: Insurance, Loan, and Appraisal Updates

Present were Board Members Patty Sabates, Eric Richards, Blaire Lapides, Elizabeth Palen, Maritza Wilhelm, Maude Bruce, and Marjorie Thomas, Representing Sunrise Management was Jay Pietrafetta. Carol Eskew of Juda Eskew Associates was also present.
Shawn Martin and Miriam Tirado were absent.

Why It Matters – June 4, 2024 (Part 1)

Insurance Premium Reduction Integrated Into the Budget

This meeting shows how the recently reduced insurance premium directly affected the Association’s budget, resulting in significantly lower monthly maintenance amounts.
Updating the budget to reflect the new premium provides clarity for owners about near-term financial changes tied to the ongoing restoration work.

Required Property Appraisal Planning

The discussion about the upcoming property appraisal—required every three years—helps establish expectations for future budget adjustments.
The projected 15% increase is relevant because it may influence future insurance costs, reserve planning, and long-term financial projections.

Construction Loan Details and Repayment Structure

This meeting documents key financial information about the $4.6 million construction loan, including interest rate, re-amortization rules, and repayment amounts by phase and unit size.
These details help owners understand how the loan impacts monthly costs and how those costs vary across the community.

Financial Transparency During a Complex Project

Presenting updated spreadsheets, answering questions, and adjusting budget assumptions in real time reflects the Board’s effort to keep financial information current during an active construction period.
Since the loan, special assessment, and insurance changes directly affect owners, having these items reviewed in a meeting provides necessary transparency.

Context Within the Project Timeline

This meeting sits at a point when construction was progressing, insurance costs had shifted, and financing details were being finalized.
The financial updates provided here help explain how operational decisions earlier in the year translated into measurable budgetary outcomes.
Context Note: This meeting also marks the point at which the annual maintenance fee was reduced to reflect the updated insurance premium. The reduction followed a period of active owner engagement, where multiple residents – including Board Members and community participants – raised concerns and sought clearer financial planning as the restoration project progressed. This meeting captures when those discussions translated into a concrete reduction in the monthly maintenance amount.

Carol Eskew inserted the new, reduced premium into the budget spreadsheet. The reduction of the premium meant that the maintenance would be reduced by about half.
An appraisal of the property will be conducted as required every three (3) years. It is anticipated that the appraisal could show an increase of approximately 15% percent over the previous appraisal. The budget spreadsheet was adjusted to account for this increase. ***
NOTE: Carol Eskew responded to questions about the construction loan of $4,600,000 at 7.4%, special assessment and draw down. The loan can be re-amortized once a year. The monthly repayment of the loan is:
2 bedroom / 3 bedroom
Phase 1 $321.00 / $380.00
Phase 2 $295.00 / $354.00
Phase 3 $261.00 / $313.00
Phase 4 $219.00 /
Blaire

June 25, 2024 – Meeting on Financial Summary, DBPR Notice, and Construction Coordination Session

Present were Board Members Patty Sabates, Blaire Lapides, Elizabeth Palen, Maritza Wilhelm,
Maude King-Bruce, Shawn Martin, Miriam Tirado, Marjorie Thomas, and Eric Richards. None
were absent. Guests: Sunrise Management was Michael Rafidi and Jay Pietrafetta.

Why It Matters – June 25, 2024

Financial Status Snapshot

This meeting provides a detailed look at community-wide arrears across all phases, including which accounts were in legal collections.
The breakdown of arrears for both regular maintenance and special assessments establishes a clear financial baseline for mid-2024.
Budget overages in water, tree trimming, legal expenses, and postage offer context for operational costs exceeding forecasts.

Special Assessment and Loan Accountability

The identification of owners in legal for unpaid special assessments shows how the financial obligations tied to the restoration project and insurance adjustments were unfolding.
Tracking these numbers helps illustrate how community finances and project-related obligations were being enforced.

Foundation & Structural Repair Decisions

The Board’s vote on the S&D Engineering proposal for Phase 4 structural repairs records an important decision related to building safety and long-term stability.
This meeting documents when these structural corrections were formally approved.

Water Intrusion & Mold Inspection

The discussion and subsequent approval of mold inspection services for a Phase 4 unit connects directly to water intrusion concerns, which are significant in the broader 40-year recertification effort.

Construction Meeting Frequency

Moving construction meetings to twice a month reflects the growing complexity and volume of issues requiring coordination.
Increasing meeting frequency helps clarify how the Board was attempting to manage ongoing contractor, engineering, and scheduling needs.

Transparency Note: DBPR Complaint Acknowledged

The mention that a DBPR complaint was filed provides an official record that regulatory concerns had been raised and were known to the Board. (The DBPR Complaint was actually read by the President, so refer to the meeting video below.)
Including this in the minutes offers transparency about external oversight activity at that point in time.

Rules & Regulations Review

Tabling the Rules & Regulations discussion until the next meeting, with an expectation for Board Member input, shows that policy revisions were still in progress and required comprehensive review.

Overall Context

This meeting captures a combination of financial updates, structural decision-making, regulatory awareness, and planning for ongoing governance matters — creating a comprehensive snapshot of community operations as the recertification project moved into its later stages.

Review of Prior Meetings Minutes: Blaire Lapides to view previous meeting minutes for the
dates of 2/27/24, 4/02/24, 4/16/24, 4/23/24, 5/14/24, 5/21/24. 5/29/24. 5/29/2024 CAM
Interview, and 6/4/24.

Treasurer: Blaire Lapides reported the following information from the May 31, 2024
Maintenance:
Phase 1: $3,324 in arrears; 1 in legal
Phase 2: $1,117 in arrears; 0 in legal
Phase 3: $23,399 in arrears; 7 in legal
Phase 4: $11,478 in arrears, 1 in legal
$39,318 total in arrears

Special Assessment restoration: two people that have not paid in legal (SA2)
Insurance increase (SA3):
Phase 1: $2,208 past due, 1 in legal
Phase 2: $2,619 past due, 2 in legal
Phase 3: $4,777 past due, 4 in legal
Phase 4: $1,766 past due, 2 in legal

Budget Overages:
Water: $6500
NOTE: Tree Trimming: almost $10,000
NOTE: Legal: $18,550
NOTE: Postage and Mailings: $3,600

NOTE: President: Discusses water intrusion and repairs for unit owners in Phase 4.
Motion to rectify and accept S&D May 2024 proposal to fix the structural issues in certain
building of Phase 4 made by Patty Sabates and Second by Blaire Lapides, all in favor except Shawn Martin
NOTE: Motion to accept HI Safety Corporation proposal for mold inspection for unit in Phase 4 Patty Sabates, Maude King-Bruce second. All in favor.
NOTE: Moved Construction Meetings to Two Times Per Month (Now 3-4 Meetings Per Month): Tabled agenda item for Austro due to Construction meeting being on Thursday, June 27, 2024.

NOTE – SEE VIDEO ON THIS TOPIC: For transparency purposes it was mentioned that board member, Shawn Martin filed a complaint from DBPR. NOTE: ON WHISTLEBLOWER DBPR MATTER – IS READING A LEGAL DBPR MATTER RETALIATION?

NOTE: Rules and Regulation: Tabled to next board meeting where everyone is expected to provide input.

July 23, 2024 – Explosive High-Tension Meeting on Insurance, Governance & Management Issues

Present were Board Members: Patty Sabates, Elizabeth Palen, Maude King-Bruce, Shawn
Martin, Miriam Tirado, and Eric Richards. Blaire Lapides, Maritza Wilhelm, and Marjorie Thomas were absent.
Guests: Michael Rafidi from Sunrise Management and Hector Medina from Loomis.

Patty Sabates opened the meeting by reviewing the Meeting Decorum policy that was previously
adopted.

Why It Matters – July 23, 2024

Financial Transparency & Community Obligations

This meeting provides one of the most detailed snapshots of community financial health to date, including arrears, legal collections, assessment balances, operating cash, reserves, and overages across multiple budget categories.
The information presented helps owners understand which areas were exceeding budget forecasts, how funds were being used, and where financial pressure points existed during the restoration project.

Insurance Claims Overview

The insurance representative’s explanation of claim types, premium impacts, and the importance of controlling losses offers valuable insight into how insurance costs are influenced and what types of events generate claims.
The presentation of 8 individual owner claims creates a situation where specific residents are identifiable within the meeting record, which can be perceived as owner-targeted reporting rather than a generalized discussion of community-wide insurance activity.

Governance, Policies & Statutory Requirements

The meeting includes references to Rules & Regulations that were derived from bylaws dating back to 1979–1983, which had not undergone substantial modernization.
Because these governing documents were being applied during a period of active disputes and heightened community oversight, many owners viewed the renewed emphasis on these older rules as retaliatory in nature or misaligned with current community needs.
Highlighting this context helps explain why certain policy discussions—especially those involving parking, screening, rentals, or behavioral rules—were received with concern by owners who felt the existing documents did not reflect contemporary standards or current operational realities.

Management Company Evaluation

Continued updates on the vetting of new management companies demonstrate the Board’s ongoing effort to explore alternatives that might improve operational support, responsiveness, or project coordination.
The plan to compare proposals and schedule interviews throughout the summer shows a structured approach to the evaluation process.

Community Policy Discussions

The discussion about parking allocations, rental considerations, investor activity, and short-term rental concerns provides insight into broader policy questions that affect daily community life.
These early conversations captured areas where residents and Board Members anticipated future policy needs or clarifications.

Construction, Water Intrusion & Repair Concerns

Questions about roof work, repair quality, and unit-specific issues reflect continued owner engagement in the practical realities of the restoration project.
The conversation regarding the process for documenting or notifying management about repairs highlights the importance of coordinating individual unit work within the parameters of community rules and procedures.

Overall Context

This meeting covers a wide range of operational topics—financial management, insurance, governance updates, policy discussions, construction coordination, and management evaluations.
Taken together, this meeting shows how multiple systems were intersecting during a complex period in the community: finances, insurance, management structure, construction work, and resident policy considerations.

Whistleblower Context – Perceived Retaliatory Actions (Documented Elsewhere)

The discussion involving roof work and photographs of repairs connects to prior documented incidents in which the unit owner (Shawn Martin) received certified letters from Association counsel during an emergency repair situation.
In Exhibit L2 and corresponding videos, the owner has documented interactions involving management personnel and contractors (including Jay, Mike, and Dorin) that the owner perceived as obstructive or unnecessary during time-sensitive repair work.
Including this background provides context for why the July 23 exchange felt targeted to the whistleblower and why the owner raised concerns about consistency in how repair-related notifications were treated across the community.
The availability of supporting documentation—video footage, letters, and summaries in Exhibit L2—gives readers additional context for understanding the dynamics referenced in this meeting.

Patty read for Treasurer:
NOTE: Maintenance past due
Phase 1 $5165 1 in legal
Phase 2 $2184
Phase 3 $33,325 5 in legal
Phase 4 $11,503 1 in legal
Total past due $52,177

Previous assessment of building restoration account.
Phase 3 $357
Phase 4 $650
Total past due $1007 both in legal

NOTE: Insurance Increase past due
Phase 1 $2208 1 in legal
Phase 2 $2619 2 in legal
Phase 3 $4777 4 in legal
Phase 4 $1766 2 in legal
Total past due $11,370
Cash in bank

Operating $250,395
Reserves $137,373
Security $13,516
NOTE: Cash SA2/SA4 $652,468 (previous assessment to build restoration account and current
restoration assessment) Total $1,053,752

Water and Sewer over by $14,062
NOTE: Pool and Spa Repair over by $2500
NOTE: Maintenance Payroll & Related Costs over by $3200
NOTE: Management over by $1500
NOTE: Tree Trimming over by $8500. (WHISTLEBLOWER NOTE: WERE ANY TREE TRIMMING EXPENSES ATTRIBUTED TO 40-YEAR CONSTRUCTION WORK?)
NOTE: General Repairs, Maintenance & Supplies over by $4300. (WHISTLEBLOWER NOTE: WERE ANY EXPENSES ATTRIBUTED TO 40-YEAR CONSTRUCTION WORK?)
NOTE: Repairs – Irrigation over by $3605 (WHISTLEBLOWER NOTE: WERE ANY EXPENSES ATTRIBUTED TO 40-YEAR CONSTRUCTION WORK?)
NOTE: Legal over by $21,563
NOTE: Postage, Printing, and Administration over by $3370
Secretary: No new news.

NOTE: President: New condo procedures and updates. A section for record keeping. Patty informed Attorney Rhonda Hollander to send over a list of things the board is required to revise such as board vacancies, conflicts of interests, probation against slap suits, and perspective purchasing.

NOTE: Patty recommends printing out the Statute 7 of Florida Laws to board members. Patty later recommended a workshop for the Board to get together on Thursday, August 1, 2024, at 7:00 PM.

Mike Rafidi volunteered to email the board members a webinar that Is an hour and fourteen
minutes to give all the information about the updated policies.

NOTE: Patty referred to the condo docs and referred to bylaws section D5.
NOTE: Board members were encouraged to start discussion about rules and regulations. To make notes and bring it to meeting.

NOTE: Association Insurance Increase Claims Review: Hector Medina
We do not have any property claims. Property claim is a fire, or water damage something
unexpected that happens in the community.
Directors of Officers is to protect board members past and present.
NOTE: Hector Medina commended Patty Sabates and board for the reduction in insurance we had this year. It was mostly contributed to staying on top of things and making the argument that everything is being followed through with.

NOTE: Losses: In the spirit of transparency Hector Medina is reported on claims.
Hector Medina explained that the more claims the community has, the higher the premium is.
Despite if cases are fraudulent and/or real it will impact insurance. It was mentioned that one board member has various claims.
Customer Loss Detail: could be is someone slips and falls outside unit, or it can be if unit owner suffers water damage. This type of coverage is expensive, and we want to keep the costs down.
NOTE: Water damage is the primary reason for claims. Unknown Claimant is someone started a claim and it was no longer perused.
NOTE ON IDENTIFYING CLAIMANTS TO THE COMMUNITY: 1. Elena Salazar in 2023 made a claim for water damage to unit. 2.Shawn Martin (WHISTLEBLOWER), 3. Beth Haines, 4. Miriam Tirado and 5. Christopher Sitko made claims for 2024 due to water damage and mold that was in the amount of $118,342.05.

NOTE: The community is paying for general liability $30,000 but it is recommended that we budget for about $50,000 for next year due to the lawsuits.

New Business:

Update of vetting process for new management company Miriam and Shawn found two companies to give proposals A Cam is expected to give a proposal
by the end of this week, a member of their team has driven around the neighborhood. They are
waiting for proposal from Elegant Homes Management Company.
M&M Property Management, First Service, JNL, and Campbell have been contacted and are still
in process of sending information.
Miriam will email board members the proposals once received them.
If A Cam sends proposal by Friday tentative meeting Monday at 7:00 PM, July 29, 2024.
NOTE: Shawn mentioned that new legislation needs to be attached to agenda after proposal is finalized.
Eric Richards asked how many companies will interview? Miriam said that she is going to
investigate 4 companies and compare to the companies the companies we already reached out to. Looking to have the meetings until September 15 to vote for a new management company.

Initial Discussion and review of Rules and Regulation for update.
Patty discussed the Rules and Regulations, it will not be voted on, but the discussion will be had.
Some important topics for unit owners to discuss with Jay and Mike:

NOTE: Shawn Martin suggested that each unit owner has 2 parking spots. Per Condo Docs 75% would need to change the procedure. (THERE WAS A LOT MORE TO THIS CONVO REFER TO MEETING VIDEO.) Eric Richards recommended to count all parking spots to see how many extra spots there will be if each unit owner gets two parking spots.

NOTE: Patty Sabates to discussion first page of Rules and Regulations.
The following are the points noted to review, change, and/or discuss.

NOTE: Maude Bruce-King bought up that investors are buying and leasing unit processing.
Discussion led to the mention of Unit 1744 in phase 4 being rented as an Air BnB.

NOTE: Shawn mentioned that it might be against the law to do a background check on an 18- year-old before moving in. (WHISTLEBLOWER COMMENT: THIS WAS TAKEN OUT OF CONTEXT)

Open Forum:

(WHISTLEBLOWER BELIEVES THIS WAS AN RETALIATION ATTACK ON HIM MAKING EMERGENCY REPAIRS THE BOARD REFUSED TO MAKE TO HIS HOME) Shawn, Phase 2, Unit 1760: Jay took pictures while workers on roof fixing his roof. Mike Rafidi responded to Shawn by letting him know that the management company nor the board was informed that Shawn was having work done to his roof and that there was no paperwork turned in like licenses or work permits granted.

August 20, 2024 – Meeting on Proxy Results, Transparency, and Construction Updates

Present were Board Members: PaIy Sabates, Eric Richards, Blaire Lapides, Elizabeth Palen, Maude King-Bruce, Shawn Mar0n, and Miriam Tirado. Maritza Wilhelm and Marjorie Thomas were absent. Guests: Michael Rafidi with Sunrise Management

Why It Matters – August 20, 2024

Phase 3 Proxy Vote & Consistency Across Phases

This meeting documents the formal Phase 3 color-change vote, which successfully met the 75% statutory requirement.
The record also shows that Phase 2 was not given the same second-chance proxy opportunity, raising questions of consistency in how different phases were treated during the material-alteration process.
Capturing this disparity is important for understanding later governance concerns and owner perceptions of procedural fairness.

Foundation & Slope Issues in Phase 4

The update from Pro-Scapes confirms that only Phase 4 buildings were identified for slope/foundation inspection and follow-up, even though other units (such as the documented Phase 2 foundation issue in Beth Haines’s case) had known problems.
This discrepancy helps explain later community questions about how structural concerns were being prioritized.

Pool Compliance & Code Requirements

The discussion regarding the chemical feeder and pump highlights that the feeder requirement has been part of Florida Health Code for five years.
Board Members noted that the pool was fully renovated in 2023, raising questions about why a required component was not addressed during the renovation.
The request for additional quotes reflects due diligence and cost transparency efforts.

New Transparency Laws (Effective July 1)

The meeting records early recognition of new statutory transparency requirements—especially regarding construction financials, contracts, records access, and timeline disclosures.
Owners and Board Members alike emphasized the need for complete uploads and accessible project financials going into 2025.

Missing Contracts, Documentation Gaps & Website Updates

Eric Richards noted that multiple items remain missing from the community website despite ongoing uploads.
Patty recommended a record-report checklist, including construction budgets, contracts, owner rosters, and invoices, reinforcing the need for a standardized system of documentation during the project.

Construction Contract, Payment Structure & Special Assessment Usage

Patty reviewed the Austro contract payment structure:
- 10% upfront for materials
- Next draw contingent on completion of roofing for buildings 16–24
The meeting also confirms that over $500,000 was collected in the special assessment, with $227,000 spent on Cavaliere Electric for exterior electrical upgrades.
SD Engineering’s timeline is documented, including signing on November 3, 2023, and 12 separate invoices through August 7, 2024, providing clear financial traceability.

Phase-Specific Cost Tracking

Patty proposed a running spreadsheet of per-phase roof and structural costs, which would improve transparency and help owners understand how expenses differ between phases.

Owner Responsibilities Clarified

The meeting records which exterior items are owner responsibilities, including light fixtures, outdoor plugs, and certain exterior components—important for avoiding confusion during construction.

Rules & Regulations Review

Ongoing policy clarifications included:
- Trash/bulk disposal rules
- Placement of satellite dishes
- Guest parking usage
- Requirements for unit numbers
These discussions show how operational rules were being updated in response to changes created by the construction work, including differences in exterior surfaces such as stucco and fascia, and the fact that some fascia areas underwent repair methods—including visible wood filler—that appear in the S&D Engineering progress reports.

Board Operations

Keys to the meeting room were distributed, but subsequently found not to work—leading to the decision to pursue new FOBs, impacting community expenditures and access procedures.

Overall Context

This meeting highlights key areas of operational, financial, and procedural relevance: material-alteration votes, structural inconsistencies across phases, compliance with long-standing pool code, new statutory transparency requirements, missing documentation, and construction-related financial oversight.
Together, these items illustrate a period when both governance structures and project-management processes were undergoing scrutiny and adjustment mid-construction.

NOTE: Special Homeowners Meeting: To see if Phase 3 has 75% of the proxy vote to change exterior color. (NOTE: Phase 2 was never given this option again like Phase 3.)
NOTE: Proof of Notice of Meeting: Certifying of Proxies: of the 33 units, 25 units voted for Op0on 1 Divine White and Java, and 1 unit voted for Option 2 White and Gray. Consideration and vote on the alteration to common elements- Phase 3 paint color. Eric Richards mo0ons to accept the results, and Elizabeth Palen to second the motion. All were in favor. Patty Sabates motioned to adjourn the Special Homeowners Meeting, and Blaire Lapides to second the motions, all in favor.

NOTE: Patty Sabates opened the mee0ng by reviewing the Mee0ng Decorum policy that was
previously adopted.

Blaire, Treasurer: No new financial update they are the same from June. See June financials copied from previous Minutes.

Patty, President: Management Company Search: Shawn Martin Informed us that, First Service Residential and DST are supposed to provide a proposal. First Service Residential will provide a second proposal and it will include accounting.

NOTE: Status of Phase 4 sloping: Mike Rafidi men0oned that Jared from Pro-Scapes came out today to inspect: building 23 on the west end, building 21 on both ends, building 20 north end, and building 19 south end. Building 19 on the hill is on hold and waiting for the City of Plantation to come out. Mike is to follow up with the City for the hill. (NOTE: No other buildings have been identified for foundation repairs other than Phase 4, when Beth Haines in Phase 2 has an active foundation leak discovered in her lawsuit that is now settled.)

Patty: review and vote on Sublime Pool’s proposal for a chemical feeder and filter pump. The chemical feeder’s purpose is to feed both acid and chlorine in the pool slowly so that it is not dumped in the pool and chemicals are not in the pool all at once. The Health Department spotted that the lock was not available, they were not able to see that we do not have a chemical feeder. Code 64-E effective five years ago states that an electric feeder must be added for a pump. Mike read Sublime’s email for a quote on the pump but will send quotes by email.

NOTE: Shawn Martin asked Mike Rafidi if we are looking into other pool companies for possible quotes. Also, what is the problem with the chemicals since we have never had an issue before? Omega Villas spent $65,000 last year (2023) to renovate the pool. Patty Sabates mentioned that the pool and spa are brand new. Shawn, Eric, and Elizabeth questioned Mike Rafidi why this repair wasn’t made with the brand-new pool if the code was changed five years ago. Mike to have other companies give us quotes on the feeder and pump.

NOTE: Construction items: Shawn commented that the new laws provide more transparency effective July 1st. Will be actively investigating come January 2025. A list of financials including monthly items like construction costs need to be accessible to homeowners.

Construction cost and updates: Eric Richards has uploaded many items to the website but is still missing some contracts. Budgets are up now but needs some invesatigation of what is needed to be uploaded. Patty suggested we create a record report checklist, have all financials, and a unit owner rooster for the website. Management company to make sure we are all up to date with what is loaded on the website.

NOTE: Patty informed all that the official Austro Construction contract is on the website and pulled the contract from 1/1/2024 to breakdown payments. Austro at signing got 10% of the contract to purchase supplies. Their first check would be for buildings 16-24 once roofs are complete Austro is to get the amount of roofing costs of those buildings.

NOTE: Over $500,000 was collected from the special assessment. $227,000 was spent on Cavaliere Electric to update outside electrical boxes for all units. It is in the contract that Cavaliere will come back to secure the hardy board once structural updates are complete.

NOTE IMPORTANT: SD Engineering has been with us since 2023, they assisted in vekng the contracts and vendors. Omega Villas signed a contract with SD Engineering on November 3, 2023, this was for special assessments. The last check was made on August 7th, 2024, 12 checks were made from separate invoices. Patty will scan to have the checks loaded onto the website.

Patty Sabates provided the community with roof and structural costs for phase 4 from images below. Patty also suggested that Carol Eskew create a running spreadsheet of costs per phase. (REFER TO THE ATTACHED 2024 MINUTES TO SEE THESE IMAGES)

It was discussed that the outside light fixture and outside plug need to be replaced by unit owners.
Discussion of rules and regula0on: Section 3 No garbage bags are placed on or near the mailboxes. Bulk is Friday on the first full week of the month. Satellite dishes should be placed on stucco or hardy board, not adhered to fascia board. (IS THIS BECAUSE THE WOOD WAS POTENTIALLY REUSED AND HEAVY WOOD FILLER WAS APPLIED TO THIS WOOD FACIA?) Guest parking for everyone. No restrictions on head-in parking. Hitches and bike racks must not
block sidewalks. Outside unit numbers must be a minimum of 4 inches per numeral.

NOTE: Blaire Lapides gave out keys to the mee0ng room to all Board members. (KEYS DIDN’T WORK AND NOW THEY ARE SPENDING ON NEW FOBs)

Board Members 1. Patty Sabates, 2. Blaire Lapides, 3. Elizabeth Palen, and 4. Maude King-Bruce were present. Jay Pietrafetta representing Sunrise Management and Mike Marcusky representing Juda Eskew were also present. 1. Shawn Martin, 2. Miriam 3. Tirado, 4. Marjorie Thomas, 5. Maritza Wilhelm, and Eric Richards were absent. (NOTE: Committee meetings are not Board meetings, and during this period only four of the nine Board Members were consistently present during certain committee-level discussions. As a result, several budget-related items were introduced or worked through in committee settings rather than during full Board sessions. When the Board later accepted the committee minutes, this effectively ratified those items even if they had not been fully discussed by the entire Board beforehand. This context helps explain how some financial or operational decisions moved forward with limited participation from the full Board.)

NOTE: Based on Only 4 Directors Present & Not an Official Board Meeting – Committee Meeting Instead: The Board of Directors discussions were held regarding each budget line item and estimates of expenditures for next year were made. Discussions were had about the estimated increase in General Liability Insurance that Hector Medina advised earlier in the year. Patty Sabates will contact, Hector Medina from Loomis to get the estimated policy increase. NOTE Whom is Increasing the Legal Budget: Due to an overage of $40,000 from estimated financial budget for 2024, the board discussed increasing the Legal budget. Juda Eskew to review bills from Hollander, Goode & Lopez and properly reclassify them into specific subcategories the bills are charged to. NOTE: The Property Security Detail budget is to be increased, to provide protection for all meeting attendees and ensure that the Board of Directors are able to conduct association business as stipulated in the Board meeting decorum.
Estimates for management company fees were left open until the board reviews all potential
management company contracts and votes for a management company.

November 19, 2024 – Meeting on

Present were Board Members Patty Sabates, Blaire Lapides, Maritza Wilhelm, Marjorie Thomas, Shawn Martin and Miriam Tirado. Representing Sunrise Management was Jay Pietrafetta. Elizabeth Palen and Maude Bruce were absent. Eric Richards arrived after the meeting began.

Why It Matters – November 19, 2024

Financial Health and Special Assessment Tracking

This meeting provides a detailed breakdown of past-due balances for regular maintenance fees and several special assessments (SA2, SA3, SA4), offering a transparent snapshot of owner obligations as of October 31, 2024.
The financial review also documents cumulative cash on hand—over $1.1 million—across operating, reserves, security, and special assessment accounts.
Budget overages in legal, tree trimming, irrigation, pool/spa repairs, and pest control give insight into operational pressures during an active construction year.

Preparation for the Annual Budget Meeting

The announcement of the November 26 budget meeting indicates the community was entering a formal budgeting phase, where assessment levels, operating expenses, and project-related financial planning would be finalized for 2025.

Reading of the DBPR Order

The president read portions of a DBPR order related to a Board-member-filed case.
Because regulatory matters typically involve compliance processes, placing this into a public meeting created a situation where a whistleblower felt targeted, and the exchange reflects differing views about how such orders should be communicated within a community setting.
The mention is significant because it becomes part of the official record and contributes to the governance narrative in late 2024.

Transition to a New Management Company

The meeting formally announced the transition from Sunrise Management to Your Management Services (YMS) effective December 1, 2024.
A meet-and-greet was planned to introduce the new management structure to owners.
This marks a major operational shift during a period of construction, budgeting, and ongoing policy updates.

Pool Code Compliance Requirements

The Department of Health clarified that commercial pools of Omega Villas’ size cannot use saltwater systems and require a chemical feeder.
This update explains the need for new equipment and additional inspections and highlights the importance of aligning recent pool renovations with current code requirements.

Phase 4 Sloping and Structural Work

A start date for Phase 4 sloping repairs was confirmed, continuing the multi-month process of addressing structural conditions in that phase.
This also provides context for ongoing concerns about structural prioritization across the community.

Termite Tenting and Inspection Process

The Board reviewed and ratified proposals for tenting certain Phase 1 buildings after inspections identified termite activity, including infested stumps around the community.
The vote also reflects differing views among Board Members about the proposals, and later questions raised by owners about how tenting decisions were introduced and authorized.

Insurance & Mold Inquiry

The need for a written opinion from the insurance representative on whether a mold remediation situation should be considered an insurance claim reflects the intersection of maintenance issues, legal responsibilities, and insurance obligations.

Landscaping, City Requirements & Construction Sequencing

The discussion of perimeter landscaping bids ties directly to the City of Plantation’s compliance expectations and relates to prior concerns about fines.
Questions about construction sequencing—including when phases were scheduled and how owners were notified—connect to broader concerns about transparency and consistency during the 40-year recertification work.

Rules & Regulations Revision Process

The meeting continues the multi-month review of updated Rules & Regulations.
The process involved input from attorneys and Board Members, with revisions circulated for updates.
The mention of a Board Member’s early departure, while other absences in other meetings were not noted the same way, contributes to the broader perception of unequal treatment among members.

Owner Repair Expectations

An owner request for drywall repair was noted, with clarification that Association-responsible repairs would be completed only after the restoration project is finished, reinforcing the current prioritization sequence.

Overall Context

This meeting integrates major financial data, regulatory references, structural work updates, changes in management, code-driven pool requirements, termite treatment decisions, rules updates, and perceived inconsistencies in how information was communicated.
This meeting sits at an important point in the Omega Villas timeline where several themes converged: financial transparency, management restructuring, construction coordination, and regulatory oversight. The reading of a DBPR order during the public session, the continued reference to updated Rules & Regulations, and the identification of individual Board Member departures in the minutes contributed to the perception that certain discussions were being framed in ways that singled out specific individuals, a concern documented extensively throughout Exhibit L2 and related video recordings.
The meeting also reflects ongoing inconsistencies in how major decisions were vetted and communicated. Questions raised about the termite tenting proposals, the authorization process for vendor bids, and whether community-wide treatments were properly noticed or approved under Florida statutes align with broader owner concerns about how contracting decisions were initiated and by whom. Similarly, the continued focus on Phase 4 structural work — while other known issues in earlier phases had been documented in owner litigation — underscores longstanding questions about how construction sequencing decisions were made and communicated to residents.
The discussion of pool-code compliance, website upload inconsistencies, and the need for complete construction records further highlight information gaps that affected owners’ ability to track project status. These gaps take on added significance in light of new July 1 transparency laws, reinforcing the need for consistent and accessible documentation.
The transition to a new management company one month later adds another layer of context. With major construction underway, increasing budget overages, and multiple special assessments active, the management change represented a significant operational shift at a critical moment.
Taken together, this meeting reflects not only the community’s financial and operational pressures at year’s end, but also the environment in which the whistleblower concerns developed — including perceived targeting, selective disclosure, inconsistencies in project communication, and questions about whether key actions were being fully vetted at the Board level before being implemented or ratified. It also captures a period where multiple operational, financial, and governance challenges converged at year-end, setting the stage for significant 2025 decisions.

Officer’s Reports: Treasurer – Blaire Lapides reported that past due maintenance as of October 31, 2024 for Phase 1 was $814.50 with one (1) account in legal; Phase 2 $3,822.00 with one (1) account in legal; Phase 3 $13,466 with two (2) accounts in legal; and Phase 4 $16,680.00 with two (2) accounts in legal for a total past due of $34,782.50.

The minimal monthly special assessment (SA2) for the restoration project that ended when the restoration loan assessment (SA4) became due is a total of $1,0007.00 from two (2) units in legal, one (1) in phase 3 and one (1) in phase 4.

The insurance increase special assessment (SA3) that was collected in 2023 has the following past due: $304,00 from Phase 1; $50.00 from Phase 2; $1,396.00 from Phase 3 with 1 in legal and $1,144.00 in Phase 4 with 1 in legal for a total owing from 2023 of $2,894.00.
The past due for the restoration project loan repayment (SA4) for Phase 1 is $2,371.00 with one (1) in legal; $6,275.00 for Phase 2 with three (3) in legal; $3,075.00 for Phase 3 with three (3) in legal; and $3,959.00 with three (3) in legal for a total past due as of October 31, 2024 of $15,680.00 Funds on hand as of October 31, 3034 in the Operating account are $241,408; Reserves are $137,903; Security are $13,516; and Special Assessment (SA2 & SA4) are $710,008 for a total of cash on hand of $1,102,835.
Monthly budget expenditures include Water and Sewer over $10,610; Pest and Critter Services over $1,240; Pool & Spa Repair over $5,733; Tree Trimming over $11,083; General
Maintenance & Supplies over $2,460; Irrigation Repairs over $16,704; and Legal over $37,468.

President – Patty Sabates reminded everyone of the upcoming budget meeting on Tuesday,
November 26, 2024 at the clubhouse at 7:00pm.
WHISTLEBLOWER NOTE: ON WHISTLEBLOWER DBPR MATTER – IS READING A LEGAL DBPR MATTER RETALIATION?: Patty read an order received from DBPR on a case filed by a Board Member. The order required the Petitioner to reimburse Omega Villas the attorney’s fees of $2,884.06. Shawn Martin interrupted Patty several times as she tried to explain read portions of the order.

Patty announced the new management company, Your Management Services (YMS), would be
taking over effective December 1, 2024. A Meet and Greet would be held at the clubhouse on
Saturday, December 7, 2024 from 10:00am to noon. All owners are encouraged to drop by and
meet Lamont and Diana Morgan.

Management Updates: Update on proposals for pool chemical feeder – Jay Pietrafetta reported Mike Rafidi went to the Department of Health and was informed that saltwater pools are not allowed for commercial pools the size of Omega Villa’s meaning a chemical feeder will need to be installed. An inspector will need to be present before the chemical feeder is installed and will need to be approved after the installation.

NOTE: Status of work start date for Phase 4 end unit sloping – Weather permitting, the project will start on Wednesday, November 20, 2024.

Update on termite tenting for phase 1 & 2 and all buildings termite inspection with Beach Environmental termite company – Beach inspected building 4 and 6 and has scheduled those buildings for tenting. Beach reported two (2) tree stumps are infested with termites.

They are the large stump between 17th Avenue and building 6 and a stump of a removed tree on the north side of the side driveway of Phase 1. Jay was asked to contact Sal Pecora of Pecora Pest Management to see if those stumps could be treated to kill the termites.

Ratify Beach Environment termite tenting proposals for Phase 1 buildings – Patty Sabates made a motion to ratify the contracts submitted for tenting building 6 and tenting and treating subterrain termites in building 4; Blaire Lapides seconded the motion; Patty, Blaire, Maritza Wilhelm and Marjorie Thomas voted to ratify these contracts; Eric Richards, Shawn Martin and Miriam Tirado declined to ratify these contracts. Jay indicated that he had gotten bids from Dead Bug Edwards and Guarantee Floridian for termite treatments. (NOTE: THERE WAS SUSPICION THAT BEACH ENVIRONMENTAL TENTING ALL BUILDINGS AND ALL PHASES FOR ALMOST AN EXTRA $100 PER MONTH MAINTENANCEFEE INCREASES, RESULTED HERE AND MAY NOT HAVE RECEIVED THE PROPER AGEND AND BOARD VOTES AS REQURED BY FLORIDA LAW? THE QUESTION TO ASK – WHO AUTHORIZED HOLLANDER TO GET COMMUNITY WIDE BIDS FOR BEACH ENVIRONMENTAL – SEE IF IT IS EVEN IN THE BOARD MINUTE NOTES FOR 2024?)

Update on mold remediation and repairs for Phases 3, unit 1709 – there is concern that this could be an insurance claim. An opinion is needed from Hector Medina of The Loomis Company who handles the Association’s insurance policies. Jay will ask for a written opinion from Hector.

Update on list of overgrown backyard trees hanging over roofs that need owners’ attention – Patty asked Jay to provide an updated list of the violations. Jay said approximately six (6) trees still need trimming and he will send emails to the owners.

Update on landscaping required by City for Phase 4 and perimeter fence areas – Jay said
three (3) companies were asked to bid on the plantings. They are ProScapes, Omega’s
current landscaping company, Epic, and GreenScapes. (NOTE: THIS RELATES TO THE CITY OF PLANTATION FINES, THE PRESIDENT’S PHASE BEING DONE FIRST INSTEAD OF THE WORST LEAKING ROOFS THROUGHOUT ALL PHASES AS ORIGINALLY STATED IN NOVEMBER OF 2023 BOARD MEETING AND THEN CHANGED THE SCHEDULE WITHOUT PROPER NOTICE = AFTERWARDS HOMEOWNERS WERE NOT SURE WHO WAS GOING TO BE NEXT UNTIL LIKE A WEEK BEFORE OR EVEN LESS AUSTRO JUST PLACED A NOTE ON THEIR DOORS – THEN IMMEDIATELY HAD ROOFERES ON THEIR ROOFS!)

NOTE: General Business: Continues review and discussion Rules and Regulations for updating – Shawn Martin left the meeting at this time. Patty started to review the last page of the proposed Rules and Regulations, This section was written by the Association attorneys and will be left as written. Patty will send to Blaire the suggested changes for the first several pages when Blaire was absent from the meeting. Blaire will update the document with all the suggestions and forward to the Board for review. NOTE: WHISTLEBLOWER’S NAME MENTIONED WHEN OTHER BOARD MEMBER MEETING EARLY DEPARTURES HAVE NOT BEEN MENTION. RETALIATION?

NOTE: Unit 1748, Phase 1 – Wants repair of drywall from roof leak. All Association/contractor responsible repairs will be done after the restoration construction is complete.

November 26, 2024 – Meeting on Budget Approval & Sudden Termite Expenditure Review

Present were Board Members Patty Sabates, Blaire Lapides, Elizabeth Palen (by phone), Maritza Wilhelm, and Miriam Tirado. Representing Juda Eskew Associates was Mike Marcusky. Maude Bruce, Marjorie Thomas, Shawn Martin were absent. NOTE: Eric Richards resigned his position on the Board effective November 25, 2024.

Why It Matters – November 26, 2024

Major 2025 Budget Decisions Finalized

This meeting solidified the Association’s 2025 financial structure, including the operating budget and reserve options.
Owners received explanations of increased line items (such as pest services, insurance, and repairs) as well as reductions in other areas, helping clarify how 2025 costs were shaped by 2024 construction activity and city compliance requirements.

Reserve Requirements Under New Florida Laws

The meeting placed heavy emphasis on the statewide reserve reforms passed after the Champlain Towers collapse.
Even though Omega Villas (two-story buildings) is not required to fully fund reserves by statute, the meeting documents how owners still have the right to waive reserves — a decision that significantly impacts long-term financial stability, special assessments, and insurance underwriting.

Proxy Tracking for Reserve Voting

The proxy count by phase shows how close each phase was to achieving a quorum for reserve decisions.
This record helps explain how reserve waivers were being approached heading into 2025 and why some phases carried more financial load than others.

Termite Tenting as a Major Unanticipated Expense

The introduction of an estimated $150,000 community-wide termite treatment plan, translating to roughly $100 per unit per month, was one of the largest unexpected cost items of the year.
Board Members present agreed to amend the 2025 budget to include this new cost, making it a central component of the 2025 maintenance structure.

Process Questions About Termite Tenting Authorization

The minutes note owner concerns about how the termite-tenting proposals originated and whether all buildings and phases were properly scheduled, noticed, and voted on under Florida condominium law.
Because this topic first appeared shortly before the budget meeting, questions were raised about who authorized the vendor outreach, whether the proposals were discussed in prior meetings, and whether the scope justified inclusion as a budget-wide line item.

Impact of Eric Richards’ Resignation

Eric Richards’ resignation the day before the budget meeting altered Board composition at a critical moment when major financial decisions and large unanticipated expenses were being approved.
His absence during the 2025 budget adoption is relevant to understanding voting dynamics and governance continuity.

Connection to Broader 2024 Governance Patterns

This meeting fits into a larger pattern seen throughout the year where major expense decisions — including termite treatment, foundation work, and pool compliance — were sometimes introduced quickly and approved with limited prior-phase discussion.
Questions about proper agenda placement, scope authorization, phase prioritization, and vendor selection remain relevant for understanding community operations in late 2024.

Overall Context

The November 26 meeting marks the culmination of financial, structural, and governance themes that shaped 2024: rapidly rising operational costs, new legislative requirements, unexpected community-wide obligations, and ongoing questions about how major decisions were vetted and approved.
It also establishes the baseline financial direction for 2025, including reserve strategy, vendor commitments, and budgetary increases driven by construction, insurance, and compliance pressures.

Patty Sabates opened the meeting and introduced Mike Marcusky from Juda Eskew. She
explained the budget process and how the board created the 2025 budget based on historical and anticipated expenses. She reviewed the common area expenses, noting the Pest and Critter Services, General Repairs Maint & Supplies, Audit & Tax, Property Security Detail, Insurance, and Video Cameras are increased and explained why. Maint/Janitorial P/R & Related Costs were reduced. On the individual phase operating budget, she pointed out and explained the options to vote to fully fund reserves, without common area reserves and without common area and phase reserves and how each of those amounts compared to the 2024 maintenance fees currently being collected.

Florida statues require all condominium budgets include reserves for large priced expenditures.
The laws passed by the Florida legislature because of the Champlain collapse require all
condominiums over three (3) stories to have reserves. Omega Villas owners still have the option to waive or allow reserves to be collected through a vote or proxy.
Mike Marcusky reported the receipt of the following proxies:
Proxies Received / Proxies Still Needed
Phase 1: 11 / 5
Phase 2: 10 / 9
Phase 3: 9 / 8
Phase 4: 6 / 8

NOTE: Patty discussed the termite issue that includes tenting for drywood termites and ground treatment for subterranean termites for most, it not all, buildings. The cost is approximately $150,000.00 which equates to about $100 per unit per month. The board and the owners discussed the ways to collect the unanticipated money, including adding it to the 20205 budget or doing another special assessment. The owners in attendance agreed to amend the 2025 budget to include this cost. NOTE: Blaire Lapides made a motion to amend the 2025 budget to include termite tenting and subterranean treatment in all phases where needed; Patty Sabates seconded the motion; all the board members were in favor.

Blaire Lapides made a motion to accept the budget as amended; Patty Sabates seconded the
motion; all were in favor.(NOTE: THERE WAS SUSPICION THAT BEACH ENVIRONMENTAL TENTING ALL BUILDINGS AND ALL PHASES FOR ALMOST AN EXTRA $100 PER MONTH MAINTENANCEFEE INCREASES, RESULTED HERE AND MAY NOT HAVE RECEIVED THE PROPER AGEND AND BOARD VOTES AS REQURED BY FLORIDA LAW? THE QUESTION TO ASK – WHO AUTHORIZED HOLLANDER TO GET COMMUNITY WIDE BIDS FOR BEACH ENVIRONMENTAL – SEE IF IT IS EVEN IN THE BOARD MINUTE NOTES FOR 2024?)

December 17, 2024 – Meeting on

Present were Board Members Patty Sabates, Blaire Lapides, Maude Bruce, Marjorie Thomas, Shawn Martin and Miriam Tirado. Representing Your Management Services (YMS) was Diana Morgan. Eric Richards resigned his position on the board.
Elizabeth Palen and Maritza Wilhelm were absent. A police officer was present. None were absent.

As the board reviewed the minutes of the November 19, 2024, and November 26, 2024 meetings in advance of this meeting, a motion to waive the reading of the minutes was made by Patty Sabates, seconded by Maude Bruce; all were in favor with the exception of Shawn Martin who abstained.

Why It Matters – December 17, 2024

Reserve Status Split Across Phases

This meeting documents that Phases 1 and 3 did not reach the required proxy threshold to waive reserves, while Phases 2 and 4 did.
Because reserve decisions substantially shape monthly fees and long-term financial planning, this four-phase split is an important record of how owner responses varied across the community.
The decision to issue only January–February coupons for Phases 1 and 3 is a notable operational detail that shows how reserve decisions directly affect billing.

Termite Treatment Added to 2025 Budget

The Board confirmed that the large-scale termite treatment (drywood & subterranean) would be added directly into the 2025 operating budget, rather than issued as a separate special assessment.
This decision materially changes the 2025 maintenance amounts and becomes a central part of the new year’s financial planning.

Process Questions About Termite Proposals

Owners expressed concerns about how the Beach Environmental proposals were introduced, whether they were properly noticed under Florida law, and who authorized community-wide vendor outreach.
These concerns are consistent with ongoing questions throughout 2024 about the transparency of major expense items and whether certain decisions were discussed fully at the Board level before being voted on.

Phase 4 Structural Work Still Pending

ProScapes indicated that irrigation work must be completed before sloping repairs can begin, adding another step to the timeline.
This delay is notable because Phase 4 structural work has been a recurring topic throughout the year, and sequencing concerns have been raised in prior meetings.

Termite Tenting Sequencing & Phase Priority

Building 4 tenting is complete, and Building 6 is scheduled for January 14, 2025.
The President indicated preference for tenting all of Phase 4 and completed Phase 3 buildings, which helps document how tenting prioritization was determined going into 2025.

Backyard Tree Enforcement

Tree-violation enforcement continues, with new lists being generated for Phases 3 and 4.
This adds to overall documentation of owner-responsibility items and how enforcement varies across phases.

City-Required Landscaping

The meeting records ongoing efforts to comply with City landscaping requirements for Phase 4 perimeter and finger-island areas — an area that has been tied to prior fines and compliance issues.
Obtaining a list of approved trees and shrubs for the January meeting is an important step in closing out City requirements.

Electrical/GFI Code Compliance for 40-Year Certification

Cavaliere Electric will be contacted to identify units that still need GFI outlets or light reinstallations required to close permits related to the recertification project.
This is one of the final steps needed to complete 40-year certification close-out work.

Rules & Regulations Revision Continues

The Board reviewed the first full draft of revised Rules & Regulations and suggested additional changes.
The Rules process has been active for nearly a year, and this meeting marks one of the first comprehensive full-draft reviews.

New Management Company Transition

YMS formally takes over operational responsibilities beginning December 1, and this meeting serves as the first with the new property manager (Diana Morgan).
This marks a major shift from Sunrise Management and is relevant for tracking how operational support and communication structures changed entering 2025.

Police Presence

A police officer was present at the meeting, reflecting the heightened tension and need for oversight that has developed in community meetings during 2024.

Whistleblower Context

Phase-specific reserve differences, termite-vendor authorization questions, and selective documentation of Board Member participation contribute to the broader environment documented in Exhibits and Videos, where the whistleblower observed patterns of inconsistent process application, selective enforcement, and varying communication standards across phases.

Overall Context

This meeting represents the transition point between 2024 and 2025, capturing key decisions: reserve statuses by phase, the addition of termite treatment into the official budget, ongoing construction and compliance tasks, new management oversight, and continued policy revisions.
It provides a critical snapshot of both operational and governance conditions as the community prepared for the next year of construction oversight, financial adjustments, and regulatory compliance requirements.

President – Patty Sabates welcomed Diana Morgan of YMS as the new property manager. Patty
reported Phase 1 and Phase 3 have not received enough proxies to waive the reserves. Phase 2 and Phase 4 owners returned enough proxies to waive the reserves. She explained the proxy is good for 90 days so phases 1 and 3 can obtain enough votes to waive the reserves. In the meantime, Juda Eskew will issue January and February coupons to phases 1 and 3 to allow for additional proxies to be received. Phases 2 and 4 will receive coupon books for all of 2025.
NOTE: Patty presented the information received from Beach Exterminators to treat drywood and subterranean termites at all the buildings on the property. After much discussion with the residents in attendance, the expense of this treatment will be added to the 2025 budget instead of collecting it as a special assessment. (NOTE: THERE WAS SUSPICION THAT BEACH ENVIRONMENTAL TENTING ALL BUILDINGS AND ALL PHASES FOR ALMOST AN EXTRA $100 PER MONTH MAINTENANCEFEE INCREASES, RESULTED HERE AND MAY NOT HAVE RECEIVED THE PROPER AGEND AND BOARD VOTES AS REQURED BY FLORIDA LAW? THE QUESTION TO ASK – WHO AUTHORIZED HOLLANDER TO GET COMMUNITY WIDE BIDS FOR BEACH ENVIRONMENTAL – SEE IF IT IS EVEN IN THE BOARD MINUTE NOTES FOR 2024?)

NOTE: Update on Phase 4 unit sloping by Proscapes – Diana walked the property with Jerry
from Proscapes who noted that some irrigation work needs to be sone before the sloping
can begin. Jerry is out of town until after the new year.

NOTE: Update on termite tenting on upcoming buildings – Building 4 tenting has been
completed. Building 6 is scheduled for January 14, 2025. Patty indicated she wanted all
of phase 4 and the completed buildings in phase 3 to be tented.

NOTE: Update on violation letters sent to owners regarding their backyard trees – Diana will need to create a list of the tree violation for phase 3 and 4 (list of phases 1 and 2 units already created) and send out letters with information to trim trees by a specific date.

NOTE: Update on landscaping required by city for phase 4 on finger islands and perimeter fence – Diana will get a list of trees and shrubs from the city for the January meeting.

NOTE: Update on Phase 4 owners’ entry and backyard light reinstall and missing code
compliance GFI outlets to close permit for 40-year certification – Diana will contact
Cavaliere Electric to obtain a list of non-compliant units.

NOTE: General Business: Review completed 1st draft of Rules and Regulations – The board reviewed the latest draft and made a few recommendations for changes.

Construction workers still leaving trash all over the property

Phase 4, unit 1752 – potential unapproved occupants

Significance

Establishes pattern documented in Exhibit U.
Continues escalation that began in 2018.

August 5, 2024 — Internal Affairs Clarification

CeJay Rynning email:

IA handles internal officer misconduct
Criminal matters → CID
Restraining orders → courthouse

Significance

Contradicts Board statements and usage of officers on-site.

Code Issues, Inspections, Roof Problems, and Noise

Minutes show:

Roof leaks
Crack repairs
Noise complaints
Repeated security detail mentions
Board approvals for unclarified spending
“Rules enforcement” ramp-up

Missing from Minutes but in evidence:

No documentation acknowledging:
- furring strips
- insulation removal
- window frame buildouts
- unpermitted work discovered April 2024
Yet these issues materially affect structural and insurance compliance.

Rules & Regulations – Keyword Summary (2024 Minutes + Video)

1. Early 2024 Mentions (Rules & Regs Revisions Reopened)

January–March 2024

Minutes show the Board beginning a full R&Rs review.
Key documented actions include:

R&Rs draft circulated to Board members for review.
Debates over whether certain outdated R&Rs conflict with current Florida Statutes.
Initial mention that R&Rs must be reviewed by the association attorney before community circulation.
Board acknowledges R&Rs have not been updated in decades.

No formal committee or owner input documented.

2. Bylaw vs Rules Confusion (Repeated in Minutes)

Across 2024 minutes:

Board members disagree over which issues belong in Bylaws vs. R&Rs.
Statements appear noting:
- Some R&Rs are “archaic.”
- Certain R&Rs contradict active Florida Statute requirements.
- Updating Bylaws would be “too costly” and deferred indefinitely.
R&Rs revisions are used as a substitute for statutory corrections that should be made in the Bylaws.

Minutes show no legal guidance clarifying what belongs where.

Omega Villas Board Minutes (2024 – Year of Construction Collapse) – Part 4 of the City Fines & Governance Study (2005–2025)

2023 — The Breaking Point Year (Fines, Scope Clarifications, Loan Approval)

October 24, 2023 — First On-Record Admission of City Fines

July–November 2023 — Construction Scope and Material Changes

July 2023 — Contract Approved with Hollander’s Firm

📅 2024 — The Enforcement, Retaliation, and Construction Problems Year

January–March 2024 — Minute Analyses

January 2, 2024 – Meeting to Discuss Owner Proxies for Construction Options

January 30, 2024 – Meeting Mostly Discussed 40-Year Recertification

February 20, 2024 – Meeting to Discuss Owner Proxies for Construction Options

February 27, 2024- Meeting to Discuss 40-Year Recertification

Why It Matters

🛠 March–May 2024 — Inspections Expand, Owner Notices Start

March 2024 – Annual Board Member Election Meeting

April 2, 2024 – Meeting Mostly Discussed 40-Year Recertification & Governance

Why It Matters

April 23, 2024 – Meeting Mostly Discussed 40-Year Recertification & Governance

Why It Matters – April 23, 2024

Communications Committee & Community Information Plans

Color Choices, Proxies & Phase 2 Cosmetic Selections

Management Company Evaluation

Overall Relevance

May 14, 2024 – Meeting

Management Company Evaluation

Foundation Repair Decisions

Context Within the Project Timeline

May 29, 2024 – Part 1: Insurance Renewal, Management Concerns & Rules Discussion

Why It Matters – May 29, 2024 (Part 2)

Insurance Renewal & Budget Impact

Management Responsiveness & Community Concerns

Rules & Regulations Clarification & Governance Consistency

Construction Quality Questions & Window Clarification

Phase 2 Paint and Proxy Outcomes

Overall Relevance

May 29, 2024 – Part 2: Closed Door Meeting – Discussions With (Jay) Sunrise Management

Summer 2024 — Enforcement & Police Integration Phase

Multiple 2024 Meetings — Police Presence Normalized

June 4, 2024 – Part 1 – Meeting on Financial Session with Carol Eskew: Insurance, Loan, and Appraisal Updates

Why It Matters – June 4, 2024 (Part 1)

Insurance Premium Reduction Integrated Into the Budget

Required Property Appraisal Planning

Construction Loan Details and Repayment Structure

Financial Transparency During a Complex Project

Context Within the Project Timeline

June 25, 2024 – Meeting on Financial Summary, DBPR Notice, and Construction Coordination Session

Why It Matters – June 25, 2024

Financial Status Snapshot

Special Assessment and Loan Accountability

Foundation & Structural Repair Decisions

Water Intrusion & Mold Inspection

Construction Meeting Frequency

Transparency Note: DBPR Complaint Acknowledged

Rules & Regulations Review

Overall Context

July 23, 2024 – Explosive High-Tension Meeting on Insurance, Governance & Management Issues

Why It Matters – July 23, 2024

Financial Transparency & Community Obligations

Insurance Claims Overview

Governance, Policies & Statutory Requirements

Management Company Evaluation

Community Policy Discussions

Construction, Water Intrusion & Repair Concerns

Overall Context

Whistleblower Context – Perceived Retaliatory Actions (Documented Elsewhere)

August 20, 2024 – Meeting on Proxy Results, Transparency, and Construction Updates

Why It Matters – August 20, 2024

Phase 3 Proxy Vote & Consistency Across Phases

Foundation & Slope Issues in Phase 4

Pool Compliance & Code Requirements

New Transparency Laws (Effective July 1)

Missing Contracts, Documentation Gaps & Website Updates

Construction Contract, Payment Structure & Special Assessment Usage

Phase-Specific Cost Tracking

Owner Responsibilities Clarified

Rules & Regulations Review

Board Operations

Overall Context

November 19, 2024 – Meeting on

Why It Matters – November 19, 2024

Financial Health and Special Assessment Tracking