HOA Justice Now

Exhibit L2 – Attorney Rhonda Hollander: Steering Influence, Documented Communications & Proceedings (2023–2025)

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📑 Communications, Proceedings, and the Complainant’s Concerns

This supplemental exhibit to Exhibit L2 documents the pattern of actions perceived as retaliatory by Attorney Rhonda Hollander against Shawn Martin following his July 2023 lawsuit victory settlement against the Omega Villas Condominium Association. In the Whistleblower’s opinion, rather than respecting owner rights or addressing safety repairs, Hollander escalated with repeated legal correspondence and arbitration actions perceived as excessive or punitive.

The record reflects a two-year pattern of disputed actions that undermines owner protections, ignores statutory reforms (July 2024 & 2025 condo laws), and exposes systemic failures in oversight by DBPR and the Florida Bar.

🕰️ Timeline of Actions

2023

  • July 2023 – Legal Victory: Shawn Martin prevails in court after years of litigation over water intrusion in his unit, establishing the Association’s liability.
  • August–September 2023 – Records Access Debacle:
    • Following the July judgment, Shawn began requesting financial and construction records to verify project spending and code compliance.
      • The Association, represented by Attorney Rhonda Hollander, refused to provide unredacted financials and engineering documents, in violation of F.S. §718.111(12).
      • Requests were met with escalating hostility and contradictory statements about who controlled the records (management vs. legal counsel vs. Juda Eskew).
      • This alleged obstruction created the basis for the 2024 DBPR arbitration case, which Hollander later used as a retaliatory maneuver after being challenged on transparency and governance.
    • In my opinion, this episode marked a turning point where legal counsel shifted from “advising the Board” to emphasized Board defense over owner transparency, leading to disputes.
  • August–December 2023 – Roof Failure & Emergency Repairs: Immediately following the judgment, Shawn’s roof experienced drastic water intrusion. With the Board refusing to repair the roof, Shawn hired licensed emergency contractors (Aztec Roofing, J&A General Contractors) to prevent further damage in February of 2024.
  • Late 2023 – Escalation by Hollander: Instead of addressing the underlying repairs, Attorney Hollander began to posture aggressively, initiating hostile records maneuvers and preparing the groundwork for retaliatory tactics against Shawn and his contractors.

📂 Supporting Attachments

2024

  • February 2024 – Hollander’s Alleged Interference in Emergency Repairs
    Following severe water intrusion, Shawn Martin engaged licensed emergency contractors to seal his roof at personal expense. Despite the roof being sealed, Association counsel Rhonda Hollander (via communication forwarded to counsel Omid John) demanded inspection access and detailed contractor information (license, insurance, and warranty). This demand created additional strain on emergency contractors and was viewed as an attempt to undermine and harass, rather than support urgent repairs.
  • March 2024 – Alleged Interference with Emergency Repairs: The Board possibly guided by Hollander’s recommendations, attempted to allegedly obstruct emergency contractors on-site. Contractors were reported to DBPR for alleged harassment and intimidation, allegedly encouraged by Hollander and allegedly coordinated with Board Members to Austro’s Dorin and Sunrise Management’s Jay.
  • March 1, 2024 – Hollander Certified Letter (Statutory Right of Access & Contractor Demands)
    • Attorney Rhonda Hollander, on behalf of the Omega Villas Association, issued a certified demand letter to counsel Omid John. The letter claimed Shawn Martin had an “unnecessary outburst” at a Board meeting and asserted the Association’s “statutory right of entry” into his unit. Hollander alleged the emergency roof patch completed by Martin’s contractors used the “wrong product” and demanded immediate disclosure of contractor license, insurance, and warranty details.
    • This letter reinforced the alleged retaliatory campaign against Martin following his July 2023 lawsuit victory, targeting his emergency contractors instead of addressing the Association’s failure to repair the roof.
  • March 19, 2024 – Election Day Video: Hollander Named, NBC Coverage Discredited
    • During the March 2024 Board election, video captured an exchange where residents and Board-aligned individuals attempted to discredit NBC News post presented by the whistleblower about a 2011 arrest while reporting/informing owners on Omega Villas property, all the while Hollander repeatedly saying “none of it was true.”
    • In this same exchange, Attorney Rhonda Hollander was identified on camera as the Association’s lawyer and tied to the narrative that whistleblowers and media were misrepresenting the situation. Shawn Martin presented city records and NBC News clips as factual counter-evidence, but was met with hostility and dismissal.
    • This clip demonstrates Hollander’s dual role:
      • Alleged Formal retaliation through certified letters and arbitration filings, and
      • Alleged Public disinformation cover, where her name and position were invoked where counsel’s statements disputed press coverage cited by the whistleblower from an NBC News article during an official election meeting.
  • April–May 2024 – Alleged Harassment Campaign: On multiple occasions, contractors faced alleged interference during emergency work, increasing Shawn’s out-of-pocket costs (~$4,000).
  • April 2024 – Hollander–Carpenter Email Exchange: SAO Confirms No Case Opened
    • In April 2024, Attorney Rhonda Hollander included Assistant State Attorney Margaret Carpenter on an email chain concerning Omega Villas disputes. Carpenter responded directly, clarifying that the State Attorney’s Office had not opened, and could not open, any case related to Omega Villas without an investigative agency referral.
    • This exchange established that no active or pending criminal case existed, and that the SAO’s role was limited to post-investigation review. The communication later aligned with the 2025 SAO records request response confirming the same position, clarifies SAO jurisdictional limits (no case absent an investigative referral); later SAO records responses state the same position
  • July 17, 2024 – DBPR Arbitration Served on Board (Florida Arbitration Filing 2024)
    • On July 17, 2024, the Florida Department of Business and Professional Regulation’s Division of Condominiums, Timeshares, and Mobile Homes formally served the Omega Villas Board with the arbitration petition previously filed by Attorney Rhonda Hollander on behalf of the Association.
    • The filing centered on records-access procedures (not windows). Authorization: No Board vote was located in the minutes authorizing this filing (F.S. §718.111(1)(d) / §718.1255 context).
    • Summary of Significance:
      • Procedural Irregularity: The arbitration was allegedly initiated without documented owner approval or minutes authorizing Hollander’s engagement for that purpose.
      • Costs: Complainant incurred $2,844.06 in legal fees (per Aug 8, 2024 order) plus ≈$250 mailing/certified-service and incidental costs.
      • Pattern Context: The arbitration proceeding followed months of correspondence showing alleged retaliation and selective enforcement already recorded in Exhibits L and AA.
      • Timeline: Initiates records-access arbitration phase toward the scheduled Nov 18, 2025 hearing. (see subsequent entry in Supporting Attachments below).
  • October 2024 – Florida Bar Complaint Filed: Complaint submitted against Hollander for alleged harassment, alleged interference with contractors, and alleged abuse of her legal role. Complaint closed without discipline, reinforcing systemic accountability failure.
  • 2023-2024 Proper Florida COA Records Request Performed/Submitted => Supporting Documentation/Events Provided on Hollander’s Concerning Activities => leading up to two July 17, 2024 & Aug 20, 2025 Arbitrations:
    • Review collected Documentation to Official HOA Records (below) => 2023 To 2024 Supporting Document Attachments =>
      1. 2023-2024 – Proper Florida COA Records Request Performed by Whistleblower – Supporting Documentation Provided on Hollander’s Activities leading up to the Arbitration
      2. July 2023 — Court Judgment (July 2023 Leaky Roof Lawsuit Settlement)
      3. Mar 1, 2024 — Certified Letter – Hollander Statutory Right of Access / Contractor Demands
      4. March 19, 2024 Election Day Video – Protest & Hollander Confrontation (Mar 19, 2024)
      5. April 2024 Hollander–Carpenter Email Chain
      6. July 17, 2024 – DBPR Arbitration Petition Served (FILED) on the HOA Board (Florida Arbitration Filing July 2024)
      7. 2024 Discussions with HOA & CAM to Austro on Roof Leaks:
      8. 2024 – Board Minutes Review: Legal Committee Created but No Committee Minutes Found
      9. 2024 Florida Bar Complaint & Closure Letter
      10. 2024 Emergency Repair Invoices & Proof of Payment (~$4,000)
      11. 2024 Photos of Emergency Roof Repairs
      12. 2024 Contractor Videos on Alleged Harassment
  • ⚠️ Key Findings
    • Attorney Rhonda Hollander and her firm Hollander, Goode & Lopez are referenced eight times in 2024 minutes, spanning January through December of 2024.
    • There is no record of a Board vote authorizing her to initiate either of the two arbitrations or expend Association funds.
    • The Legal Committee was formed but never documented through minutes, reports, or recorded decisions, potentially violating post-July 1, 2024 recordkeeping reforms (F.S. §718.111(12); F.A.C. 61B-23.002(5)).
    • The $2,844.06 arbitration fee payment appears as the only specific financial transaction involving counsel — acknowledged without an attached invoice or resolution.
    • Collectively, this evidence indicates closed-channel legal operations with limited public documentation; appears inconsistent with F.S. §718.111(12) and §718.112(2)(c).

2025

  • February–March 2025 – Psychological Pressure Tactics: Hollander DBPR correspondence was described by the complainant as discouraging of further recourse.
  • July 30, 2025 – Certified Stucco Demand Letter.
  • Aug 20, 2025 – DBPR Arbitration Petition filed by Hollander (Form ARB 6000-003) against Shawn Martin regarding window access. Board meeting recordings reviewed by the complainant did not show a vote authorizing the filing.
  • July 31 & Aug 6, 2025 – Certified Window Demand Letters.
  • Aug 22, 2025 – Second Certified Stucco Demand Letter.
  • 2024-2025 Supporting Documentation/Events Provided on Hollander’s Concerning Activities => leading up to two July 17, 2024 & Aug 20, 2025 Arbitrations:
    • Review (below) => 2025 Supporting Document Attachments =>
      • Jun–Aug 2025 — Certified Letters from Hollander
      • Aug 20, 2025 — Florida DBPR Arbitration Petition (Aug 20, 2025)

2023-2025 HOLLANDER’S FIRM’S OMEGA VILLAS BOARD MEETING INVOLVEMENT — SUPPLEMENTAL VIDEO EVIDENCE REVIEW

Critical Question: Exactly who does the attorney represent — 2/3 of owners who pay for her services, or 3–7 board members? Hollander’s firm began attending meetings after the October 31, 2024 confrontation, when I publicly asked Patty: “When are you going to tell the community about the City of Plantation fines?”

Supplemental Video Evidence:

  • 10/24/23 Omega Villas Board Meeting Clip — Board confronted about City of Plantation fines & liens.
    Watch here
  • 3/19/24 Election Meeting Clip — Officer election (annual meeting ensured Patty & Blaire’s 5 supporting owners were elected BOD again against 2 minority owners).
    Watch here
  • 1/30/24 Board Meeting Clip — 40-Year Recert discussion with Mayor (attorneys laying out how Omega Villas ended up with 40-year compliance issues; no mention of prior officers on board since 2006 or city fines).
    Watch here
  • 1/30/24 Board Meeting Clip — Attorney advising board on City of Plantation fine reduction and strategy.
    Watch here
  • 1/30/24 Board Meeting Clip — Attorney advising board that no guarantee exists for fine reduction.
    Watch here
  • 1/30/24 Board Meeting Clip — Attorney advising residents to relocate temporarily.
    Watch here
  • 1/30/24 Board Meeting Clip — Discussion on 40-Year Recert, window system replacements, and confronting the board about prior notifications in 2005–2006.
    Watch here
  • 1/30/24 Board Meeting Clip — Attorney discussing fines & responding to unit owner comments.
    Watch here
  • 10/28/25 Board Meeting Clip — Discussion regarding why the whistleblower (BOD member) could not attend the legal committee meeting.
    Watch here

40-Year Recertification Key Board Minute Discussions (2011–2023)

This document compiles Board minutes from 2011–2023 showing the Association’s long-standing knowledge that major exterior alterations — including siding replacements (T-111, Hardie, stucco), window changes, and structural modifications — required a 2/3 homeowner vote under Florida law. These requirements were discussed repeatedly with architects, engineers, management, and multiple legal advisors.

Despite this, the Association later proceeded with construction decisions and enforcement actions without securing the required owner approval. This raises substantial concerns about whether material-alteration protections were bypassed, whether statutory voting rights were ignored, and whether federally protected FHA housing rights may have been adversely affected, particularly for owners facing medical or financial vulnerability.

In reviewing the timeline, a consistent pattern emerges: key decision-making was concentrated among a small circle — the CAM/management company, long-standing HOA counsel, outside legal advisers, and in several instances the accounting/legal network connected to Juda Eskew. The minutes suggest a de-facto steering committee that shaped project direction, legal posture, and financial strategy across multiple years, often without corresponding owner input or properly noticed votes.

This record is provided to assist in evaluating whether governance decisions were made in compliance with statutory requirements and homeowner rights, and whether certain advisory relationships may have influenced project outcomes outside the required democratic processes.

2023 To 2025 Supporting Document Attachments

  • July 2023 — Court Judgment (July 2023 Leaky Roof Lawsuit Settlement)
    • Link – Court Judgment / Case Closure – Shawn Martin v. Omega Villas (Case No. COCE-23-037403, July 2023). Filed after water intrusion litigation, resulting in dismissal with prejudice following resolution.
  • 2023-2024 – Proper Florida COA Records Request Performed by Whistleblower – Supporting Documentation Provided on Hollander’s Activities leading up to the Arbitration:
    • Link – August 2023 Certified Records Request Part 1
    • Link – August 2023 Certified Records Request Part 2
    • Link – August 2023 Certified Records Request Proof of Mailing
    • Link – 3/21/24 Email to Jay & Juda Eskew on Pre-Arbitration Request (above letter)
    • Link – 9/12/23 Email with Hollander over Certified Records Request
    • Link – 9/20/23 Sample Emails with Hollander reflecting the difficulty imposed in obtaining the records
    • Link – 9/18/23 File Excerpt Sample that was collected when visiting Hollander’s Office (5 attempts to collect all records requested – 1 trip to Hollander’s Office in Dania Beach, Florida & 4 trips to Jay’s Office (CAM) in Plantation, Florida). Note: this is when I discovered the 2022 to 2023 liens and fines against the community that all owners appeared to be unaware of.
    • Florida COA Official Records Changes Effective July 1, 2024 – Fla. Stats. s. 718.111(12)
      • Committee meeting minutes and a recording of all association meetings conducted by video conference are made official records.
      • All bank statements and ledgers are specifically made official records.
      • A copy of all affidavits required by the Condominium Act are made official records.
      • Summary highlights of 2024 reforms relevant to records and meeting documentation; see linked source for full text.
      • Requires an association to maintain an adequate number of copies of the association’s most recent annual financial statements and annual budget on the condominium property.
      • New deadline for when an association must upload official records once received or created to the Association’s website/ mobile app to 30 days after the association receives or creates an official record unless a shorter period is otherwise required.
      • New records required to be posted on website:
        • Approved minutes of all board meetings over the last 12 months.
        • The video recording or hyperlink to the video recording for all meetings of the association, the board, any committee, and the unit owners which are conducted by video conference over the last 12 months.
        • A copy of all affidavits required by the Condominium Act Effective July 1, 2024.
      • Link – Supporting Documentation for this Florida Condo Association Law Change Effective July 1, 2024
    • Link – March 21, 2024 notice sent to HOA Board of intent to file Arbitration over Records issue
    • Link – Attorney Fee Demand Motion from Hollander
    • Link – Arbitration finally served on Board on July 17, 2025 after initial filing was corrected.
  • Feb 23–24, 2024 — Forwarded Email Exchange – Omega Attorney & SM Response
  • Mar 1, 2024 — Certified Letter – Hollander Statutory Right of Access / Contractor Demands
  • March 19, 2024 Election Day Video – Protest & Hollander Confrontation (Mar 19, 2024)
    • Link
    • Link – see also Exhibit X – Video Archive for linked clip.
  • April 2024 Hollander–Carpenter Email Chain
    • Link1 & Link2 – See attached correspondence
    • This thread captures Assistant State Attorney Margaret Carpenter’s clarification that no case had been opened by the Broward SAO concerning Omega Villas, reinforcing the office’s limited prosecutorial jurisdiction absent a formal investigative referral.
      See also Exhibit L – SAO Records Request #R001381-051225 for the subsequent 2025 written confirmation of the same position.
  • July 17, 2024 – DBPR Arbitration Petition Served (FILED) on the HOA Board (Florida Arbitration Filing July 2024)
    • On July 17, 2024, the Florida DBPR Division of Condominiums, Timeshares & Mobile Homes formally served the Omega Villas Board with an arbitration petition filed by Attorney Rhonda Hollander on behalf of the Association. The filing centered on records-access complaints, alleging that document-request and inspection procedures violated state statute and Association policy.
    • Summary of Significance:
      • Procedural Irregularity: The arbitration was initiated without a recorded Board vote authorizing the filing or confirming compliance with F.S. § 718.111(12) and F.A.C. 61B-23.002(9) governing records inspection.
      • Financial Burden: The complainant incurred $2,844.06 in legal fees, in addition to filing, mailing, and notarization costs needed to prepare a formal response and preserve statutory rights of access.
      • Pattern Context: The filing followed months of correspondence documenting delays and partial production of records, as already noted in Exhibits L and AA.
    • Timeline Relevance: This marks the beginning of the records-access arbitration phase, culminating in the scheduled November 18 2025 hearing.
    • Supporting Files:
    • Summary of Significance:
      • Procedural Irregularity: The arbitration was initiated without a recorded Board vote authorizing the filing or confirming compliance with F.S. §718.111(12) and F.A.C. 61B-23.002(9) governing records inspection.
      • Financial Burden: The complainant incurred $2,844.06 in legal fees, in addition to filing, mailing, and notarization costs required to prepare a formal response and preserve statutory rights of access.
      • Pattern Context: The filing followed months of correspondence documenting delays and partial production of records, as already noted in Exhibits L and AA.
        • Timeline Relevance: This marks the beginning of the records-access arbitration phase, culminating in the scheduled November 8, 2025 HOA legal fees payment Order.
          • NOTE: Based on all filings and orders listed above, the official DBPR Arbitration actions and payment orders were issued after July 1, 2024, falling under the updated statutory revisions to F.S. §718.1255, F.S. §718.111(12), and the 2024 Florida Condominium Reform Act—a key detail establishing that the proceeding was governed by the post-reform legal framework.
  • 2024 Discussions with HOA & CAM to Austro on Roof Leaks:
    • Link – notice to CAM of new leaks via email.
    • Link – email notice to CAM that I need to be present due to issues with HOA & CAM.
    • Link – email proof Austro pulled permits for my roof on 11.20.23 via City of Plantation Building Permit portal.
    • Link – Yet, no leaks after final work was done by the emergency contractors to date into 2025 till the Roofs were removed/replaced by Austro starting around May 2025 — excluding any damage done in 2025 by Austro Construction during roof & wall repairs.
    • Link – email response to Dorin showing proof that I have a licensed roofing contractor and General Contractor providing proper repairs to my roof.
    • Link – email to Jay (CAM) that Austro – Dorin had no clue what he was talking about because the TPO that he was complaining the patch was built over was removed and I have a photo from the contractor reflecting this.
    • Link – email to Jay (CAM) reminding him of the lawsuit that was just settled at the time in July of 2023, yet no emergency repairs for my roof.
    • Link – email from Dorin Frai (Austro contractor) that was raising the issue of the patch being over the TPO on the flat roof. Again, they were trying to skew the facts to place blame and deflect the roof leak damage onto my emergency contractors that actually fixed my roof for $4k that I had to pay out of pocket!
  • 2024 – Board Minutes Review: Legal Committee Created but No Committee Minutes Found
    • Review of all 2024 Board of Directors minutes (Jan – Dec 2024) shows that while the Board discussed legal matters throughout the year, no record of any Committee meetings—including the Legal Committee—was ever produced or published.
    • On April 2, 2024, Director Eric Richards moved to create a Legal Committee consisting of three to five members (Patty Sabates, Maude Bruce, Eric Richards, and Blaire Lapides were named), but no formal vote or follow-up minutes appear in the record. From that point forward, Board minutes reference increasing legal expenses and DBPR communications yet contain no reports, minutes, or authorizations from the Legal Committee itself.
    • By November 19, 2024, the minutes first acknowledge a DBPR reimbursement order for $2,884.06 to Hollander, Goode & Lopez, but again with no record of prior Board authorization or Committee action.
    • This gap demonstrates that although a Legal Committee was purportedly established, no statutory meeting records were maintained or disclosed as required under F.S. § 718.111(12)(a) and F.A.C. 61B-23.002(5). The missing committee documentation is therefore included as part of the records-access and governance-oversight deficiencies detailed throughout this Exhibit L2.
    • 2024 – Missing Agenda Pattern (Official Uploads via PayHOA)
      • Screenshot documentation from the Association’s PayHOA portal confirms that only five agenda folders or files were uploaded for the entire 2024 calendar year. The earliest upload date listed is January 28 2025, several months after the meetings occurred, and all uploads were made by Eric Richards.
      • Despite an active legal-committee formation and ongoing DBPR correspondence, no agendas appear for spring or early-summer meetings (April – July 2024)—the exact period when arbitration filings and attorney fee approvals began. None of the posted agendas list “Legal Committee,” “Records Request,” or “DBPR Arbitration” as topics of discussion.
      • This pattern raises concerns about the Association’s compliance with F.S. § 718.112(2)(c), which requires that agendas be publicly posted in advance of all Board meetings, and with the July 1 2024 update to F.S. § 718.111(12) making agendas and recordings of video meetings official records.
      • Supporting File / Image:
        • Link — Excerpt from PayHOA Portal – Agenda Items → 2024 (Screenshots) – showing limited uploads (Jan – Dec 2024) by Eric Richards.
        • Link — 2024 Year of BOD Meeting Minutes. NOTE – no committee minutes located in the set reviewed; none located on website where official records are housed.
          • Frequency Summary of 2024 Meeting Minutes
            • Legal Committee Mention => Description / Purpose => Documentation Found
              • Apr 2, 2024 — Committee formation proposed => Establish committee to handle legal matters => No vote recorded
                • April 2, 2024 – Committee Formation Discussion
                  • Context: Director Eric Richards formally proposed creating a Legal Committee.
                  • Purpose stated: To assist the Board with review and coordination of pending and future legal matters.
                  • Participants named: Patty Sabates, Maude Bruce, Blaire Lapides, and Eric Richards were suggested as members.
                  • Vote record: The minutes note discussion but do not record a formal vote to establish or ratify the committee.
                  • Follow-up: No later minutes confirm the Legal Committee held any meetings, issued reports, or submitted recommendations.
              • Jun 2024 — Brief verbal reference => “Legal Committee updates” => No written report
                Nov 19, 2024 — Fee payment referenced => DBPR attorney fee reimbursement ($2,844.06) => No committee minutes or approval record
              • Key Findings of 2024 Meeting Minutes
                • No Legal Committee minutes, agendas, or reports were attached or referenced in any of the 2024 Board minutes.
                • The only substantive action tied to the Committee is the acknowledgment of the DBPR fee order, without supporting documentation.
                • This demonstrates that while the Committee’s existence was mentioned, it did not appear to operate transparently or produce official records as required under F.S. §718.111(12)(a) and F.A.C. 61B-23.002(5).
    • Supporting File:
      • Link — 2024 All Board Minutes (Jan – Dec 2024) – All PDF copies obtained from Association website.
  • 2024 – Board Minutes Review: “Legal Counsel” Mentions and Actions Review
    • A line-by-line review of the 2024 Omega Villas Board Meeting Minutes confirms that Attorney Rhonda Hollander and her firm Hollander, Goode & Lopez were cited repeatedly throughout the year yet operated with no documented public oversight.
    • References appear in eight meetings (January → December 2024) under headings such as “Legal Update,” “Counsel Report,” or “Legal Committee Discussion.” Across those entries, the Board attributed virtually every legal matter—including roof disputes, DBPR correspondence, and arbitration filings—to “legal counsel,” but no motions, votes, or committee minutes were attached.
    • Key confirmations:
      1. January 2024: Counsel present noted as active advisor on “ongoing legal matters.”
      2. February 2024: Counsel present – referenced in connection with inspection and roof-repair disputes.
      3. March 2024: Counsel present during the annual election while DBPR issues were pending.
      4. April 2 2024: Board discussed forming a “Legal Committee,” naming Hollander as principal contact; no formal vote recorded.
      5. May–June 2024: “Legal updates” cite DBPR communications routed through counsel; no written reports provided.
      6. November 19 2024: Minutes acknowledge a DBPR Arbitration Order (July 17, 2024 Arbitration) directing reimbursement of $2,844.06 to Hollander, Goode & Lopez. No preceding authorization or Legal Committee report accompanies this entry.
      7. December 2024: “Counsel continues to advise on DBPR matters” noted, again without detail.
    • Despite multiple mentions of the firm, no supporting documentation—such as invoices, engagement approvals, or Legal Committee minutes—exists within the 2024 record set. This indicates that while legal activity increased significantly, formal governance oversight did not. Taken together, the pattern suggests a closed advisory channel between the Board and counsel that excluded required transparency under F.S. § 718.111(12) and F.S. § 718.112(2)(c).
    • Supporting File: 2024 All Board Minutes (Jan–Dec 2024) – “Legal Counsel” References Extracted Summary
  • 2024 – Board Minutes Review: 4 – Mentions of “Shawn Martin” in Official Board Minutes
    • A full review of the 2024 Omega Villas Board Meeting Minutes confirms that Shawn Martin was referenced at multiple points throughout the year, primarily in connection with roof repairs, transparency disputes, and legal proceedings—each of which aligns with the broader governance and retaliation patterns documented in Exhibits L and AA.
    • Key entries include:
      • February 20 2024: Martin appeared before the Board regarding unresolved water intrusion and roof repair issues following his prior court judgment. The matter was “deferred to management,” and no formal vote or resolution was recorded.
      • March 19 2024 (Annual Election): Martin raised concerns about transparency, DBPR complaints, and media reporting during the public-comment portion of the meeting. The minutes summarize his participation briefly but omit the substantive exchange later documented in Exhibit X (Election Day Video).
      • April 2 2024: Martin’s prior litigation was cited indirectly as justification for establishing a Legal Committee, with the Board referencing “ongoing legal concerns involving owners including Shawn Martin.” No follow-up vote or Committee report was ever entered into record.
      • November 19 2024: The minutes reference a DBPR arbitration involving Shawn Martin and note a $2,844.06 attorney-fee reimbursement order to Hollander, Goode & Lopez. No prior authorization, Board vote, or Legal Committee minutes confirm approval of that proceeding.
      • These references collectively demonstrate that Martin’s name appeared only in relation to substantive governance or repair issues—not behavioral concerns—and that the Board’s response evolved from administrative deferral (February) to formal legal engagement (November). The sequence supports the chronology of escalating legal action and limited transparency already detailed in Exhibit L2.
    • Supporting File: 2024 All Board Minutes (Jan – Dec 2024) – Mentions of “Shawn Martin” Summary
  • 2024 – Board Minutes Review: “Law-Enforcement” Presence at Board and Election Meetings
    • Review of the 2024 Omega Villas Board Minutes confirms that Plantation Police were present at multiple Board gatherings, primarily for meeting-order and “security” purposes.
    • The March 19 2024 Annual Election minutes record uniformed officers on-site “to ensure an orderly process,” matching the footage captured in Exhibit X (Election Day Video). Later minutes, including July 2024, note owner inquiries about why police had been called to prior meetings; the Board replied that officers were requested “to maintain order” and that “no report was filed.”
    • An October 2024 reference mentions “continued cooperation with Plantation Police” for routine patrols but provides no documentation or case numbers.
    • Collectively, these entries indicate that “police” attendance in 2024 stemmed from Board-initiated security requests rather than criminal incidents.
      • No incident reports, call logs, or written outcomes were attached, underscoring the pattern already identified in Exhibits U and AA of off-duty or discretionary law-enforcement involvement used ddocumented as Board-initiated security presence; no incident numbers or outcomes were attached in the minutes reviewed.
    • Supporting File: 2024 All Board Minutes (Jan – Dec 2024) – Police and Law-Enforcement References Summary
  • 2024 Florida Bar Complaint & Closure Letter
    • Link – Florida Bar Complaint Closure Letter – October 21, 2024
  • 2024 Emergency Repair Invoices & Proof of Payment (~$4,000)
    • Link – Invoice from Aztec Roofing, J&A General Contractors
    • Link – Proof of approximately $4k in payments
  • 2024 Photos of Emergency Roof Repairs
    • Link – contractor photos sent to me via their cell
    • Link – contractor photos sent to me via their cell
    • Link – contractor photos sent to me via their cell
    • Link – Exhibit on 2007 TO PRESENT WATER DAMAGE IN PHASE 2 UNIT
  • 2024 Contractor Videos on Alleged Harassment
    • Link – 7/23/24 video of Jay & Michael from Austro plus Dorin walking away from my home after confronting my emergency contractors, taking photos of them and their license plates
    • Link – 7/23/24 video of Jay & Michael from Austro plus Dorin walking away
    • Link – 7/23/24 video of Jay, Mike & Dorian (Austro) allegedly harass my emergency roofers
    • Link – 7/23/24 video of 7.23.24 Jay, Mike, & Dorian (Austro) – Mike goes up on my emergency contractors ladder
    • Link – 7/23/24 Board Mtg. Clip video – Confronting Patty About Jay Allegedly Harassing My Roof Contractors
  • Jun–Aug 2025 — Certified Letters from Hollander
    • Link1 & Link2 (NOA support) – June 30, 2025 Hollander Letter to My Glantz Law Attorney
    • Link – July 30, 2025 Hollander Cert. Letter
    • Link – July 31, 2025 Hollander Cert. Letter
    • Link – August 8, 2025 Hollander Cert. Letter – Sent to broad owner distribution (Phases 1–3 noted in letter; Phase 4 not listed).
    • Link – August 22, 2025 Hollander Cert. Letter – Demand for stucco work
    • Link – August 25, 2025 Hollander Cert. Letter – Revised date – demand for stucco work
  • Aug 20, 2025 — Florida DBPR Arbitration Petition (Aug 20, 2025)
    • Link – August 20, 2025, Hollander Petition for Arbitration (August 20, 2025 Arbitration package contents part 1) – over window systems that S&D Engineering & Austro didn’t provide proper tests for. Refer to the below email on this matter with Exhibits:
      • Link – August 19, 2025, Email sent out that contains the appropriate tests on window systems that should have been performed by an Engineer — not just visual inspections.
        • Link – WD Email Alerts on this matter with attachments for all considerations on this matter.
    • Link – August 20, 2025 Arbitration package contents part 2
    • Link – August 20, 2025 Arbitration package contents part 3
    • Link – August 20, 2025 Arbitration package contents part 4

Disclaimer:
The information below is based on verifiable correspondence, filings, and first-hand records.
It is presented for documentation and public-interest purposes only.
Unless otherwise noted, descriptions reflect the complainant’s perspective at the time and are not legal conclusions; determinations rest with appropriate authorities.

Note: All filings cited here post-date the July 1, 2024 reforms, including expanded Anti-SLAPP protections for owner petitioning (see supporting link).