HOA Justice Now

The Siding, Walls, Furring Strips & Window Replacement Smoking Gun (2011–2025)

Last Updated

“When a condo project starts looking like a home-improvement Ponzi scheme…”

Disinformation to Misinformation on Law Requirements to Installation Requirements

  • Quick Prelude on Construction Options to Disinformation Campaign from October 2023 to Present
    • Late 2023 to 2025, owners were consistently fed shifting, contradictory explanations in Board & Construction Meetings about:
    • Engineer & Austro Construction’s requirements;
    • City code demands;
    • Board window “mandates”;
    • Wall thickness changes;
    • Alleged hurricane upgrades;
    • And the infamous furring strip system.
      • Unapproved, Unexplained, Unaffordable / Hidden Alteration: The Furring Strip Fallout (Furring Strip Story)
      • Across dozens of meetings, the narrative evolved depending on who was speaking, who was cornered, and what justification Patty needed at that moment. When Farruhk said windows only needed “caulking” in 2018-22? They changed the story.
      • When owners found the furring strips? They changed the story again.
      • These videos document a continuous pattern of misinformation to hide the fact that the Board skipped mandatory owner votes.
https://hoajusticenow.com/wp-content/uploads/2025/12/7.25.18-BOD-MTG-MINUTES-KEY.pdf
https://hoajusticenow.com/wp-content/uploads/2025/12/2.12.20-BOD-MTG-MINUTES-KEY.pdf

How Misinformation, Hidden Alterations & Vote Evasion Led to Millions in Owner Losses

I. The Disinformation Pipeline (Oct 2023 – Present)

For nearly two years late 2023-2025, owners were fed shifting, contradictory explanations about:

  • What the engineer required(?),
  • What the City allegedly demanded(?),
  • Whether windows “had” to be replaced(?),
  • Whether wall thickness was changing(?),
  • Whether hurricane upgrades were suddenly mandatory(?),
  • And why furring strips appeared mid-project with no vote(?).

Every time someone caught them in a lie, the narrative changed.
Every time an owner called out inconsistencies, the story morphed again.

2018–2022: Farrukah said windows just needed caulking.
2024–2025: The HOA rogue Board said all windows must be replaced.
2024–2025: The HOA rogue Board blamed wall thickness changes—changes they themselves created.

II. The Furring Strip Fallout — Hidden, Unapproved, Unaffordable

The furring strips were added without being in the contract, without owner notice, and without a material-alteration vote. Worse, they’re installed across the drainage plane, blocking vapor release and potentially trapping moisture.

And the key discovery:

During the 2nd floor roof & wall construction 2024-2025, the furring strips alone created the wall thickness increases —
not rotted studs, not City requirements, not hurricane codes. There were not listed in the scope of the wall composition in the first or second floor wall materials scope in the Austro construction contract.

That single hidden change forced the window flange misalignment that became the excuse to mandate new windows.

That is the core of the fraud.

III. The Smoking Gun: 2011–2023 Minutes Prove They Knew the Law

The key-document compilation from the official minutes (2011–2023) shows the Board was told repeatedly:

Material alterations — including:

  1. Siding changes (T-111, Hardie-Board, stucco),
  2. Window changes,
  3. Structural modifications,
  4. Architectural deviations,

All required a 2/3 or 75% owner vote.

These weren’t opinions.
They were documented in meetings with:

  • Architects (Multiple listed below in Minutes),
  • Engineers (Multiple from S&D Engineering 2018-2025),
  • Building officials (City of Plantation Building Department, Special Magistrate, & Police Department),
  • Management (Listed below in Steering Committee Pre-2005-2025),
  • Accounting Firm (Listed below in Steering Committee Pre-2005-2025),
  • And multiple law firms.

They knew. And they ignored it.

IV. Florida Law They Violated Anyway

Material Alterations Require Owner Approval

  • Sterling Village v. Breitenbach (1971) defines “material alterations” clearly.
  • If governing documents don’t specify otherwise, 75% owner approval is required.
  • Since 2018, the vote MUST occur before work begins.

Hurricane Protection Requirements Under § 718.113(5)

The 2024 updates make it explicit:

Boards cannot force owners to install impact windows/shutters, or charge for them as a special assessment, without a proper owner vote.

Omega Villas ignored all of this.

And the kicker:

The declaration makes windows and doors solely the owner’s responsibility — not common elements.
So the Board had zero authority to mandate replacements.

V. The Steering Committee — They Weren’t Acting Alone

Whistleblower analysis shows consistent patterns as displayed/based in/on Whistleblower (Evidence) Videos from 2008-2009 & 2023-2025:

  • Patty Sabates (President, Former Treasurer, & Former Secretary 2005-2025)
  • Blaire Lapides (Treasurer & Former Secretary 2007-2025)
  • Elizabeth Palen (Vice President & Former Secretary 2024-2025)
  • Eric Richardson (Website Admin, Former Vice President 2018-2025)
  • Ken & Norma Aker (Retired Audience Support, Both Former Presidents 2006-2017)
  • Board Meeting Audience Owner Supporters (Owners regularly recruited by rogue Board to spread misinformation to disinformation in meetings)
  • CAM / All Florida Management Services (Joel Gould) 2006-2013 / Sunrise Management Services (Jay Pietrafetta) 2013-2024 / Your Management Services (Diana Morgan) 2024-2025
  • Long-time HOA counsel (Lloyd Procton Pre-2005-2022 / Hollander, Goode & Lopez 2022-2025)
  • Outside counsel (Frank, Weinberg, & Black 2008-2019)
  • And the Juda Eskew (Carol Eskew) accounting/legal network Pre-2005-2025

These actors behaved as a de-facto Steering Committee, shaping project direction, controlling narrative, and suppressing dissent.

Everything points to coordinated efforts to:

  • Circumvent owner voting rights,
  • Hide cheaper material options (stucco was $7–$8/sq ft cheaper than T-111),
  • Push Hardie Board (the most expensive option),
  • Hide the furring strip installation,
  • And force window replacements for profit or influence.
  • VIII. The Key Technical Bombshells
    • Wall Thickness
      • Furring strips added ¾” to 1″ of thickness
      • Created window flange misalignment
      • Became the 2025 excuse for window replacement
    • Siding Options Hidden From Owners
      • Stucco: Cheapest — rot-proof, termite-proof
      • T-111 (wood): Middle
      • Hardie Board (cement board): Most expensive — what they quietly picked from 2022-2024, construction commenced February 2024
      • Had owners known the real options, they could’ve saved hundreds of thousands to over a million.
    • Structural Deficiencies
      • 2019 architect (Schachne) required 2×6 reinforcement.
      • Around June 2025, Dorin said “2×4 is fine” as code has NOT changed, when asked if studs were up to building code by whistleblower in his Phase 2 driveway — work never done.
      • Another direct violation.

The Windows & Walls Stories to Lies Debunked!

Whistleblower’s Summary of 2011-2025 Evidence Findings

Note: copies of the Official 2011-2025 Omega Villas Condo Association Board Minutes & Board Meeting Videos are below this summary based on this evidence.

Window & Wall Lies, Lies & More Lies! The truth was that both the (1) windows and (2) siding material changes/alterations required a 75% majority vote which didn’t happen. And to make sure Owners had to change their windows, a defective (3) furring strip system (rain screen system) was installed to make the walls thicker. The furring strip or rainscreen system’s flaw is that it has impeded drainage system due to a parallel furring strip at the bottom of all these furring strip systems on the 2nd Floor Walls on concrete/frame construction type buildings in Phases 1 to 3 that blocks the drainage path. Owners weren’t given options about these 3 items and were misled and misinformed in this Whistleblower’s strongest of opinions!

If the owners had been aware of the real material construction facts, we may have saved thousands to a million or so in construction costs!! We definitely would have voted down the furring strips that potentially have a construction defect (design flaw) that may trap water moisture behind our siding due to no drain leakage system for moisture buildup behind the siding!
Video evidence (meeting clips where the rogue Board & Service Providers feed the community misinformation to disinformation about why windows need to be replaced) :

The next damning construction item we find out very recently like the week of November 23, 2025, is according to the 2011-2023 Minutes the Board allegedly knew that the windows and even changing the siding material from T-111 (wood) to any other material were supposed to either require a 2/3rds or 75% majority owner vote via Proxies! According to several architects and engineers the board interviewed in 2011-12 and our current architect/engineer interview to scope construction notes in 2018-2023.

So, what’s going on here in 2024-25 is concerning to owners? As you can see by all the meetings and discussions to owner questions, the misinformation provided by the Board and the Contractors was overwhelming. Owners became tasked with conducting their own investigations to figure out the real story as it kept changing each Board Meeting and evolved from windows may need to be replaced if studs are rotted; the City requires the windows to be replaced; wall thickness changes; what the City of Plantation actually said was required for windows as part of the 40-year recertification; what’s causing the wall thickness changes of 1.5 inches (Video 10 BELOW)??

Beginning in 2024, the rogue Board started scheduling 2 Construction Committee Meetings per month on top of the Board Meetings that occur each month. The whistleblower believes the idea behind the design of so many meetings was to be able to push agenda items through at construction meetings which were supposed to be voted on and approved at Board Meetings, not committee meetings. However, we also had Patty, Blaire & Elizabeth allegedly going rogue and having board matters approved even outside Board meetings, especially Patty.

Owners & the Whistleblower had to conduct their own investigations on this RUSHED project!
First guess: 2 ply walls (maybe the 2nd layer of plywood is like 1 inch thick (?), not the case as they were 5/8 inches thick);
Then, we find out weeks to a month later and after the whistleblower & owners see the furring strips during 2nd floor construction! Bingo, it is really the furring strips causing the wall thickness changes (they average 3/4 to 1 inch in thickness) and why the windows must be replaced because now the window flange doesn’t line up with the new walls! 

And, those bloody furring strips weren’t even in the scopes of the construction contract for first and second floor wall composition! Thus, the culprit for the wall thickness changes was hidden that supposedly caused us to have to replace the windows!!
We firmly believe that this hidden furring strip construction change was implemented when they changed the construction schedule to complete Phase 3 & Phase 4 concrete-only building construction type windows! Yet, those windows are the same series of windows installed in all the other Phases 1 to 3 for the mixed frame & concrete construction type buildings! So, those buildings unit owners were NOT required to change their windows!

It is also highly likely that the construction update regarding the replacement or reinforcement of the 2×4 studs was never fully complied with, based on the conflicting information the whistleblower received and the whistlebower’s observations during the project.

Referenced Board Meeting Discussing this requirement these 2×6 stud requirements for 40-year recertification: Board of Directors meeting was held and called to order on Wednesday, March 20, 2019 at 7:31 pm at the Omega Villas Recreation Center. Present were Board Members Patty Sabates, Blaire Lapides, Eric Richards and Chris Trapani and representing Sunrise Management (SM), Jay Pietrafetta. None were absent.

Architect (Stan Schachne) – Buildings must be brought up to code by installing/reinforcing with 2×6 studs. This was an identified requirement for the project. The architect identified the 2×4 studs as a deficiency needing correction during the 40-year recertification/restoration process.

Contractor (Dorin) & Whistleblower’s Observation – The contractor Dorin allegedly stated the 2×4 studs were already compliant and nothing changed. The whistleblower observed no replacement or addition of studs during construction. The actual work performed did not match the architect’s stated scope or requirements.

Fact-Checking & Evidence Gathering (2023-2025): DEEP DIVE IF YOU CHOSE TO TAKE THE TIME

Board Meeting Videos (Whistleblower Confrontations vs) Compared to Official Board Minutes

Video Evidence 2023-2025

The videos of the below “Video evidence” cover late 2023 to 2025 time-frames and are clips during key discussions on windows, sliding doors, walls, and furring strips.

Omega Villas 2011-2025 Board Minutes Examined

2011-2023 Omega Villas Board Minutes Examined
  • 40-Year Recertification Key Board Minute Discussions (2011–2023)
    • This document compiles the Official Board Meeting Minutes discussions from 2011–2023 and in reviewing these Minutes they reveal that the Association’s long-standing knowledge that major exterior alterations — including siding replacements (3 Options: 1. T-111, 2. Hardie Board, & 3. Stucco), window changes, and structural modifications (collectively known under Florida Condo Law as material changes/alterations items) — required a 2/3 or 75% homeowner vote under Florida law.
      • Under the updated Florida Condominium Act (Florida Statutes § 718.113(5) , boards cannot unilaterally mandate or assess hurricane-protection upgrades (impact windows/shutters) as common-element special assessments; such protective installations require either a properly adopted board standard or an owner vote under defined statutory procedures.
        • Default Provision: The 75% vote requirement is the statutory default that applies only if the association’s governing documents (the Declaration of Condominium, Articles of Incorporation, or Bylaws) do not specify a different voting procedure or threshold.
        • Governing Documents Control: If the association’s declaration provides a different percentage (e.g., a majority vote, two-thirds vote, or grants the board discretion up to a certain dollar amount), that percentage or procedure will control over the statute’s 75% default.
        • Definition of Material Alteration: Case law, specifically Sterling Village Condominium, Inc. v. Breitenbach (1971), defines a “material alteration” as a change that “palpably or perceptively varies or changes the form, shape, elements, or specifications of a building from its original design or plan, or existing condition, in such a manner as to appreciably affect or influence its function, use, or appearance”.
        • Timing: As of a 2018 amendment, if a unit owner vote is required, it must be obtained before the material alterations or substantial additions are commenced.
      • Florida Statutes § 718.113(5) 
        • Florida Statutes § 718.113(5) addresses hurricane protection in condominiums and can be reviewed on the Florida Senate website. Key provisions include: 
        • A board generally requires approval from a majority of voting interests to install or mandate the installation of hurricane protection. This is particularly relevant when unit owners are responsible for the cost. (Whistleblower Note: Omega Villas Condo Declarations makes the windows and doors the unit owners responsibility, so they are not considered common elements!)
    • These requirements were discussed repeatedly with architects, engineers, management, and multiple legal advisors especially in years 2011-12 and from 2018-2023.
  • 2011-2023 Omega Villas Board Minutes Fact-Checking Quotes & Attendee List:
    • Board Minutes Statements (Excerpts) From 2011-2012 (Architect & HOA Counsel, & Outside Counsel):
    • 2011
      • January 10, 2011 BOD MTG (Present were Norma Aker, Patty Sabates, Blaire Lapides, Patsy Cates and Lloyd Procton, attorney. Bernie Cooper was absent.): “Ken Hirsch, Hirsch Architects, review his proposal and answer questions from the Board of Directors and the residents. Information needed from Hirsch Architects and ARC URB include licenses and insurance, and references. Norma will handle communicating with All Florida Management Services. Blaire will research both firms and architects with the Better Business Bureau and the State of Florida, DBRA.”
      • January 17, 2011 BOD MTG (Present were Norma Aker, Patty Sabates, Blaire Lapides, Patsy Cates and representing All Florida Management Service, Joel Gould. ): C. “Architect Decision – Patty made a motion to accept Hirsch Architects for the building restoration project with assistance from Stan Weinberg and Carol Eskew; Norma seconded; all were in favor.”
      • February 22, 2011 BOD MTG (Present were Norma Aker, Bernie Cooper, Patty Sabates, Blaire Lapides, Patsy Cates, representing All Florida Management Service, Joel Gould.): “A. Architect Update – Norma and Patty Sabates met with Steve Weinberg concerning the contract from Ken Hirsch. Steve recommended that other architects be interviewed since the changes they requested in the contract were met with resistance.”
      • April 25, 2011 BOD MTG (Present were Norma Aker, Bernie Cooper, Blaire Lapides, Patsy Cates and representing All Florida Management Service, Joel Gould. Patty Sabates was absent.): “A. Architect – Norma requested the authority to sign a contract for billing on an hourly basis with Manuel Synalovski Associates, LLC. Responsibilities will include meeting with the city to clarify processes and requirements and to provide ideas and potential costs for improvements and repairs to the buildings. Blaire Lapides made a motion to approve the request; Bernie seconded; all were in favor.”
      • May 16, 2011 BOD MTG (Present were Norma Aker, Bernie Cooper, Patty Sabates, Blaire Lapides and Patsy Cates and representing All Florida Management Service, Joel Gould. None were absent.): “President’s Report – The architect opened the walls on several of the units to determine if there was any underlying structural damage. A meeting is set with the architect and the attorney for Friday morning.”
      • June 20, 2011 BOD MTG (Present were Norma Aker, Patty Sabates, Blaire Lapides, Patsy Cates and representing All Florida Management Service, Joel Gould. Bernie Cooper was absent.): “Architect/Ongoing Repair – Norma, Manny Synalovski, Marie Spiliopoulos, Steve Weinberg, and Carol Eskew have been meeting concerning the repairs and modification to the buildings and impact of the Association’s documents on the project. Patty Sabates motioned that (?) John Peet be retained to consult or testify, if necessary, for waiving the rules or changing the documents. (?) Norma seconded the motion, all were in favor.“
      • July 18, 2011 BOD MTG (Present were Norma Aker, Patty Sabates, Blaire Lapides, Patsy Cates and representing All Florida Management Service, Joel Gould. None were absent.): “F. Major repair update – We are awaiting information from (?) Mr. Peete concerning the possibility of needing 70% approval from homeowners and mortgage holders before moving forward.” (?)
      • August 15,2011 BOD MTG (Present were Norma Aker, Blaire Lapides and Patsy Cates and representing All Florida Management Service, Joel Gould. Patty Sabates was absent.): “Major repair update – (?) Joel McTague provided information on the following: Replacing T-Il1 with stucco would require approval from 75% of the homeowners Installing hurricane impact windows would also require approval from 75% ofthe homeowners For mortgages prior to 2007, the mortgage holder must be notified and given 60 days to respond” (?)
      • October 17, 2011 (Present were Norma Aker, Patty Sabates, Blaire Lapides and Patsy Cates and representing All Florida Management Service, Joel Gould. Lloyd Procton, attorney, was also present. None were absent.): “Meeting was held about ten days ago with the architect concerning the major repairs to the buildings. Due to the high balance of past due maintenance payments, the project will not move forward at this time because loans will be difficult to obtain.”
    • 2012
      • January 16, 2012 BOD MTG (Present were Norma Aker, Patty Sabates, Blaire Lapides, Patsy Cates and representing All Florida Management Service, Joel Gould. None were absent.) “C. Major Repair – At the meeting on January 5, 2012 with the attorneys, architect, accountant and representative of Omega Villas it was suggested that this information be presented to the community in a series of meetings.”
      • March 31, 2012 and Tuesday, April 3, 2012 BOD MTGs (Present at the March 31 meeting were Norma Aker, Patty Sabates, Blaire Lapides and Patsy Cates. Also present was Joel Gould from All Florida Management Service, Carol Eskew from Goldman, Juda, Eskew, Steve Weingberg and Maria Spiliopoulos from Frank, Weinberg and Black, and Pedro Lasaide and Mike Salus from the architectural firm. / Present at the April 3rd meeting were Norma Aker and Blaire Lapides. Also present was Joel Gould from All Florida Management Service, Carol Eskew from Goldman, Juda, Eskew, Steve Weingberg and Maria Spiliopoulos from Frank, Weinberg and Black, and Manny Synalovski from the architectural firm.): “Information about the required inspection for structural and electrical integrity of the buildings at 40 years (2018) and the impact it may have on continuing to maintain insurance was presented. Many financing and payment options for the project were offered. The Board of Directors will continue to explore all avenues and keep the community informed of their progress.”
    • 2018
      • July 25, 2018 BOD MTG (Present were Board Members Patty Sabates and Blaire Lapides, and representing Sunrise Management (SM), Jay Pietrafetta. Chris Trapani was absent.): “40-year Certification of Phase 1 – Farrukh Saveed of S&D Engineering and Construction, Inc. presented the preliminary report of his required assessment to comply with the 40-year certification process.
        • Electrical:
          • Outside electrical meters, wires and circuit boards need to be replaced
          • Homeowners should replace/upgrade the inside panels
          • Safety switch for air conditioner needs replacement
          • Grounding for the electrical needs to be replaced
        • Structural:
          • (?) Buildings have not been maintained (?)
          • Flat roof is bad with broken gutters
          • T-111 is rotted and structure behind is probably also rotted
          • Joists/beams that are cracked need to be sister or replaces
          • Fasteners on sliding glass doors need replacing
          • Fences need replacing
          • Cracked stucco need repair
          • Concrete pads and wood spacers need repair/replacement
          • (?) Windows need caulking (?)
        • Mr. Saveed estimated the electrical would cost approximately $25,000 per building and the
          structural would be between $75,000 to $100,000 per building.           The report does not address replacing the front or laundry room doors, windows, sliding glass doors or the pitched roof.”
      • October 22, 2018 at 3:30 pm at the offices of Juda Eskew. (Present were Board Members Patty Sabates and Blaire Lapides, and representing Sunrise Management (SM), Jay Pietrafetta. Carol Eskew and Carla Marsten represented Juda Eskew. Steve Weinberg, Esq. was also in attendance sand will be assisting with the loan and contract process. Chris Trapani was absent.) “Carol Eskew provided copies of expression of interest letters from three financial institutions which were discussed at length. The Board directed Carol to contact two of the institutions to negotiate more favorable terms and loan amounts. Steve Weinberg outlined the steps to commence the construction process, starting with a bid specification RFP. He also explained the attorney compliance letter that a lender would require. Several construction companies were discussed as large and reputable enough to handle the scope of work Omega Villas requires. Bids will not be limited to those companies that were discussed. Another workshop will be scheduled to review bids from construction companies”
      • November 29, 2018 BOD MTG (Present were Board Members Patty Sabates, Blaire Lapides, and representing Sunrise Management (SM), Jay Pietrafetta. Chris Trapani attended by phone. None were absent.): “Unfinished Business: 40-year Certification/Restoration – The engineers report has been provided to the City of Plantation. Carol Eskew of Juda, Eskew has been in contact with three lenders about securing the loan. The roofs are at the end of their useful life and should be included in the restoration project. Weinberg suggested hiring an architect to do drawings on one building as a test to determine the underlying damage. Architect Drawings – Bids were received and reviewed by the board. Blaire Lapides made a motion to accept the bit from Stanley N. Schachne Architect, P.A., Patty Sabates seconded the motion, all were in favor. SM was directed to obtain impact window and hurricane shutter samples with potential costs for them as well as cost to change exteriors to stucco vs. replacing T-111. Project Updates – addressed in Management Update section. New Business: Chris Trapani made a motion to appoint Eric Richards to the board; Patty Sabates seconded the motion; all were in favor.”
    • 2019
      • March 20, 2019 BOD MTG (Present were Board Members Patty Sabates, Blaire Lapides, Eric Richards and Chris Trapani and representing Sunrise Management (SM), Jay Pietrafetta. None were absent.): “Old Business: 40-year Certification/Restoration and Architect Drawings – Stan Schachne, architect, presented information about the upcoming project, focusing on Phase 1:
        • Buildings were built with 2×4 studs which are no longer code; (?) will have to bring up to code by installing 2×6 studs (?)
        • Exterior walls only have 2×4 studs covered by T-111 on exterior and drywall on interior
        • (?)Plan is to reinforce studs, install plywood and then finish as voted on by the residents (possible options include stucco, Hardy board, T-111) (?)
        • Studs will be doubled up on the windows and doors
        • End walls of the buildings and the interior walls between the units were built with concrete blocks
        • (?) Cost analysis shows stucco is $7.00 to $8.00 per square foot cheaper than T-111 and is termite and rot resistant (?)
        • Roof repair/replacement will include removing all layers of roofing, correcting the wires and pipes on the roofs and replacement
        • Electrical meters will be replaced and may need new conduit or wiring
        • Generators will be brought in to insure residents’ comfort during electrical upgrades
        • Air conditioning electrical may not be up to code
        • Windows are old and are not efficient; may need to be replaced
        • Jay Pietrafetta said building 6 in Phase 1 will be used as a test to determine the extent of the repairs. The homeowners will need to vote on the type of siding, color of the exterior paint, and possibility of installing impact windows or hurricane shutters. Jay also reported Phase 2 has had the engineering report completed and it will be submitted to City of Plantation shortly. He committed to providing information on the cost, including the options, at the next meeting. May 1, 2019 was set as a mandatory meeting for Phase 1 homeowners.”
      • March 25, 2019 BOD MTG (Present were Blaire Lapides and Cindy White and representing Sunrise Management (SM), Jay Pietrafetta. Chris Trapani and Patty Sabates attended telephonically. Eric Richards was absent. A quorum of the Board of Directors was present but not a quorum of the homeowners.) “The meeting was adjourned at 7:59 pm. After the completion of the Annual Meeting, information was informally presented about the restoration project by Stan Schachne, architect. Mr. Schachne committed to having firm costs for using stucco vs. Hardy board and hurricane shutters vs. impact windows for Phase 1 of the project within two (2) weeks. This timeframe would allow the board to review the information and for a 14 day notice to be mailed to the Phase 1 homeowners at least two (2) weeks in advance of the next scheduled meeting on May 1, 2019.”
      • May 1, 2019 BOD MTG (Present were Board Members Patty Sabates, Chris Trapani, Blaire Lapides, Eric Richards, and Cindy White and representing Sunrise Management (SM), Jay Pietrafetta. None were absent.) “Presentations were made by Stan Schachne, architect, and Steve Weinberg, attorney, regarding the upcoming 40-year certification/restoration project. Items addressed were roofs, windows, electric panels/meters, exterior siding materials, and paint. The floor was opened to residents who asked numerous questions.”
      • July 24, 2019 BOD MTG (Present were Board Members Patty Sabates, Chris Trapani, Blaire Lapides, Cindy White, Eric Richards and representing Sunrise Management (SM), Jay Pietrafetta. Steven Weinberg, attorney, of Frank, Weinberg, Black was also in attendance for a portion of the meeting. None were absent.) ” Old Business:
        • 40-Year Certification/Restoration Update
          • Steve Weinberg said a RFP (Request for Proposal) was sent to ten (10) contractors. A total of five (5) submitted bids. Mr. Weinberg opened the envelopes and passed around the bids from NKT Construction Services, NorthStar Contractors, Pritts, Inc., JMR Construction Co., Inc., and Schachne Architects + Builders. Mr. Weinberg will have the bids scanned and emailed to the Board of Directors. Mr. Weinberg will validate the bidders’ licenses, check complaints and pending litigation, performance bonds and obtain a list of current local projects. Patty Sabates asked for the name of a contact person at the associations so that she can contact them directly for references. Mr. Weinberg will provide a spreadsheet ranking to compare the bids. This process may require getting in touch with the bidder to clarify information. He suggested that the board conduct a face to face interview with the top two (2) contractors. Patty Sabates asked Mr. Weinberg to speak with Stan Schachne about his commitment to the pricing submitted for the architectural drawings and scope of work if he is not chosen as the contractor.
          • (?) Jay Pietrafetta spoke to the City of Plantation and was granted an additional 180 days to begin the restoration for phase 1. Phase 2 will probably get a 40-year certification letter the end of July or the beginning of August. The engineering report has been completed and provided to the City of Plantation. (?)
          • Phase 2, 3, and 4 Architect Scope of Work
            • This was tabled until the Board receives information from Stan Schachne about his commitment to the pricing if he is not chosen as the contractor. At approximately 9:02pm, Patty Sabates and Cindy White left the meeting. Three members of the Board, Chris Trapani, Blaire Lapides, and Eric Richards were still in attendance, which constituted a quorum. The following minutes are reported by Blaire Lapides.
          • Contractors Bidding – RFP Specifications from Board Chris Trapani made a motion that the architect on the restoration project shall not also serve as the contractor on the project; Eric Richards seconded the motion; all were in favor.
          • (?) Material Change Voting – List: Jay Pietrafetta will try to get pricing for all the material changes possible during the restoration project to include in the communication to homeowners for voting. (?)
          • New Business: Restoration Funding
            • (?) A discussion was held about the financials related to the 40-year/restoration project. Blaire Lapides made a motion that the association treasurer or property manager be present at any meeting with the architect, contractor, attorney or accountant; Eric Richards seconded the motion; all were in favor. “(?)
      • August 21, 2019 BOD MTG (Present were Board Members Patty Sabates, Chris Trapani, Eric Richards and Blaire Lapides, and representing Sunrise Management (SM), Jay Pietrafetta. Cindy White was absent.): “Old Business:
        • 40-Year Certification/Restoration Update (Phase 2 & 3)
          • Jay Pietrafetta reported he received official notification from the City of Plantation for phase 2 and 3. Phase 2 is on the clock now and the engineering report has already been submitted to the City. Phase 3 engineering report will be initiated, and Jay expects it to be completed in November. Phase 4 can be expected to be completed in March or April 2020.
        • Phase 2, 3, &4 Architect Scope of Work Update
          • Jay contacted four (4) architect companies, Hillman Engineering, E. Lopez Architecture/ELM Design, Ed Landers Design, and Synalovski Romanik Saye, and asked for bids. He has met with three (3) so far and hopes to meet with the fourth company next week.
          • Contractor Bid Analysis
            • Jay will contact the contractors who have bid on phase 1 to provide details of their bid in order to be able to compare the bids. Revised bids will be due in 10 days to allow the board to review before the next meeting.
          • Material Change Voting – List of Items for Mailing
            • Items to be included list that will need homeowner votes are paint, windows, trellises, and material on outside walls. Front fencing is not considered a material change if a barrier such as shrubs are in place.”
              • WHISTLEBLOWER NOTE: NOTICE ON THIS DATE – AUGUST 21, 2019 – (1) CITY FINES – NOTICE FROM JAY – “PHASES 2&3, THE CLOCK IS ON NOW.” – NO CITY FINE DISCLOSURE LETTERS SENT TO OWNERS AS OF DATE-12.5.25 (2) MATERIAL CHANGE VOTING LIST STILL LISTS WINDOWS & SIDING = “MATERIAL ON OUTSIDE WALLS.“
        • September 18, 2019 BOD MTG (Present were Board Members Patty Sabates, Chris Trapani and Blaire Lapides, Eric Richards and representing Sunrise Management (SM), Jay Pietrafetta. Cindy White was absent.): “Old Business:
          • Phase 2, 3, 4 Architect Scope of Work – The board reviewed architect bids and asked ay to set up interviews with Ed Landers and ELM Designs.
          • Contractor Bid Analysis – The board still has question about the bids as they are not able to compare the bids to each other. Until more detailed information is received, the board is unable to move forward with choosing a contractor for phase 1. Jay will scan the 40-year certification information to email to the board.
          • The board requested that Farrukah Saveed, S & D Engineering and Construction, Inc., be invited back for provide more information and answer questions after phase 3 engineering survey is complete.“
      • An architect workshop was held on Wednesday, October 23, 2019 at the Omega Villas Recreation Center (Present were Patty Sabates, Blaire Lapides, Eric Richards, and Jay Pietrafetta representing Sunrise Management. Chris Trapani and Cindy White were absent.): “The Board of Directors asked questions of Ed Landers, Edward A. Landers, P.E. Consulting Engineers, about his proposal for architectural drawings for phase 2, 3, and 4 for the 40-year certification project.“
      • October 30, 2019 BOD MTG (Present were Chris Trapani, Blaire Lapides and Eric Richards. Jay Pietrafetta represented Sunrise Management. Represented Juda Eskew was Carol Eskew. Patty Sabates and Cindy White were absent.): “Immediately following the special assessment meeting, a special meeting of the Board of Directors was held and called to order on Wednesday, October 30, 2019 at 7:18 pm at the Omega Villas Recreation Center. Farrukah Saveed explained the process of the 40-year certification required by Broward County. Mr. Saveed will be the engineer of record and is responsible for making sure the permits are closed. Jay Pietrafetta explained the contact he has had with the City of Plantation.”
    • 2020
      • January 20, 2020 BOD MTG (Present were Board Members Patty Sabates, Chris Trapani (by phone), Blaire Lapides, Eric Richards and representing Sunrise Management (SM), Jay Pietrafetta. Cindy White was absent.): “Old Business:
        • 40-year Certification/Update – Jay met with Farrukah Saveed and a roofing contractor for to inspect Phase 2. Phase 1 will be using the architectural drawings already completed and Jay will meet with Farrukh to determine the next steps. Phase 3 engineering report was sent to the City of Plantation last week with the fee of $275.00. A revised contract as per the November 2019 meeting will be needed before moving forward with him.”
      • February 12, 2020 BOD MTG (Present were Patty Sabates, Chris Trapani, Blaire Lapides and Eric Richards and representing Sunrise Management (SM), Jay Pietrafetta. A quorum of the Board of Directors was present but not a quorum of the homeowners.): “After the completion of the Annual Meeting, information was informally presented about the restoration project by Farrukah Saveed of S&D Engineering and Constructions, Inc. Also present from S&D was Sofia Arguimbau. Farrukah said the architectural drawings have been completed for phase 1, 2, and 3. All the materials will be the same with only the quantities changing due to the size of each building.
        • Farrukah made the following suggestions:
          • Use DensGlass as a base for stucco instead of plywood which will reduce the possibility of rotting. The cost is almost the same for plywood vs. DensGlass
          • (?) Windows not replaced due to costs but will be resealed and caulked with composite trim instead of wood trim. (?)
          • Loose fence boards will be repaired; missing fences will be replaced as will the trellises.
          • All roofs will be replaced including flashing, gutters and downspouts with shingles on pitched roof and TPO on flat roofs.
        • Work will be top down, starting with the roofs. Jay Pietrafetta and Farrukah Saveed will do a walk-through of the property to finalize the changes so it can be forwarded to Carol Eskew at Juda Eskew for loan financing. Homeowners will need to be informed to make sure they have permits for any work done they have done on their units.”
          • WHISTLEBLOWER NOTE: HERE THE ENGINEER IS STILL RECOMMENDING WINDOWS TO BE CAULKED NOT REPLACED!
    • 2021
      • The Board of Directors held a workshop on Monday, May 24, 2021 at 7:01 pm by Zoom to discuss the bids for the restoration project. (Present were Board Members Patty Sabates, Chris Trapani, Blaire Lapides, and Eric Richards. Representing Sunrise Management (SM) was Jay Pietrafetta. Farrukh Saveed of S & D Engineering and Construction, Inc. None were absent.): “Farrukh suggested inviting North Star Contractors and (?) Austro Construction, Inc. (?) to a meeting for the purpose of interviewing the companies. He will be working with Austro on another project in Jacaranda. Jay will meet him there to look at the scope of work on that project to see how it compares to Omega Villas. According to Farrukh, the roof will be completed first, then the skin of the building will be opened. Two (2) buildings will be done at a time and the occupants could be out of the unit up to two (2) or three (3) months, depending on the extent of the repairs needed. Time displaced for phase 4 would probably be less because of the stucco exterior as compared to wood exteriors in the other three (3) phases. Once a building skin is opened, it may be that the repairs needed are more than anticipated, but the contracts are written for the worst case. Farrukh indicated the City of Plantation Building Department is very strict and we can anticipate the construction to meet or exceed all codes. S & D Engineering will be on site to work with the contractor. Farrukh will compile a list of questions to ask the contractors and will assist with the contract language. The board members expressed concerns about funds being used before the project is completed. The contractors will be asked about what is a requirement and what areas of flexibility there may be in the bids.”
        • WHISTLEBLOWER: WHY ARE THEY ACTING LIKE THE BOARD AND ENGINEERS AREN’T FAMILIAR WITH AUSTRO?? AUSTRO PERFORMED ROOF WORK AND OTHER REPAIRS IN OMEGA VILLAS FROM 2017-2022 PRIOR TO THIS MEETING TOTALING AROUND $108K.
    • 2022
      • March 14, 2022 BOD MTG (Present were Patty Sabates and Blaire Lapides and representing Sunrise Management (SM), Jay Pietrafetta. A quorum of the Board of Directors was present but not a quorum of the homeowners. Patty Sabates accepted the position of President and was confirmed by the Board. Eric Richards accepted the position of Vice President and was confirmed by the Board. Blaire Lapides accepted the position of Secretary/Treasurer and was confirmed by the Board. Renata Bukharayeva is a Member-at-Large.) “Jay Pietrafetta provided a recap of the 40-year certification and restoration project and the stumbling blocks regarding the estimated costs received. The engineer estimator looked at all the buildings. The exterior look will try to mirror Phase 4 regarding the elimination of wood and replacing it with stucco. Jay also explained the scope of work will include replacing the roofs and upgrading the outside electrical boxes. Jay will meet with the engineer in the next few weeks. The City of Plantation has the Association on 180-day time to begin work. Juda Eskew, Association accountants, is helping with the financial side to secure a loan. Jay also explained Patty Sabates suggested that we move forward on the electrical replacement and asked for Farrukh Saveed to obtain bids for the work. Meeting attendees were allowed to ask questions. that completion of the project would result in mitigation credits that should make it easier to obtain insurance. Phase meetings should start next month.”
        • WHISTLEBLOWER: STUCCO SIDING IS STILL ON THE TABLE AT THSI POINT IN TIME!
      • April 12, 2022 BOD MTG (Present were Board Members Patty Sabates, Eric Richards, Blaire Lapides, and Renata Bukharayeva. Representing Sunrise Management (SM) was Jay Pietrafetta. None were absent.) “Meeting with Electrical Engineers for 40-year work: Chris Cavaliere and Joe Borrelli from Cavalier Electrical presented their bid and answered questions.
        • They have 10 employees and are the company that provides electrical work for the Association.
        • Their plan is to work and complete two (2) units at a time.
        • All the work will be done externally and could have generators if necessary for sustaining life.
        • (?)90% of the time the electricity will be turned on the same day.(?)
        • Their plan is to use GE panels to replace existing panels on the exterior of the units, but they have waited up to three (3) months in the past for order fulfillment.
        • If they are unable to get GE panels, they will substitute another high-quality panel.
        • Panels currently on the buildings are Challenger brand, which is a low-quality brand.
        • No rewiring will be done inside the units.
        • All the replacement panels will be installed in the same location as existing panels.
        • Phase 2 and some Phase 3 units where the electrical panels are in an enclosed fence at sidewalk level will need racks to support the panels.
        • They were asked about installing light poles in areas that are dark. Suggested installing light on buildings instead of poles.
        • Patty Sabates would like to do one (1) building in each phase at the same time.
        • Levi Horvath, Austro Construction, and Bob Scott, Light, Power and Sign presented their bid and answered questions.
        • Light, Power and Sign would be the electrical subcontractor brought in by Austro.
        • They have been in business for 40 years and are certified statewide.
        • They have eight (8) to twelve (12) employees.
        • Their plan is to do one (1) building at a time with the power being out for about an hour.
        • The building would be prepped the day before work is to begin on it.
        • (?)A generator would be on site to run the whole building.(?)
        • Rotten pipes would be replaced with heavier PVC.
        • GE panels would be used as replacements.
        • Plans would be to have one (1) employee per unit on each building.
        • Expect to complete in three (3) months if no weather problems.”
          • WHISTLEBLOWER: THERE HAS NOT BEEN A GENERATOR ON OUR PROPERTY TO KEEP ELECTRICITY ON SINCE THE PROJECT COMMENCED – THEY USED OWNERS POWER AND WATER!
      • April 19, 2022 BOD MTG (Present were Board Members Patty Sabates, Eric Richards, Blaire Lapides, and Renata Bukharayeva. Representing Sunrise Management (SM) was Jay Pietrafetta; representing S&D Engineering was Farrukh Saveed; representing Hollander, Goode & Lopez was Rhonda Hollander. Alma Manrique attended via phone. None were absent.) : ” Meeting with S&D Engineering: Farrukh Saveed indicated that he has a more accurate cost for the roof replacement and structure repairs by taking the costs submitted by the contractor and projecting costs. The flat roofs (TPO) will be about $20 to $21 per square foot. The shingle roofs will be approximately $12.00 per square foot. Contingency of 10% should be added into estimates. For the building repairs, an estimate of $350.00 per linear foot would replace the wood siding with stucco. (?) To repair stucco or concrete, it is estimated to be $250.00 per linear foot. (?) S&D will inspect and approve all work and will mark areas that need repair/replacement. Farrukh Saveed suggested obtaining a loan as soon as possible because of the potential increase in materials and interest rates.
        • Patty Sabates requested the Jay Pietrafetta contact Cavaliere to separate the 40-year electrical work from other costs. (?) Rhonda Hollander will write the contract. Farrukh Saveed will confirm that Cavalier removes all non-permitted electrical work. (?)
        • Alma Manrique informed the Board that four (4) banks were contacted but only two (2) expressed an interest. They are Popular Bank and US Bank. $3,800,000 appears to be the most the banks are willing to lend based on the property values. This would be a revolving line of credit that the association would draw down for two (2) years to pay contractors during construction. The SBA is not giving any loans for construction. Alma also requested the contractor track the work separately per building so the costs can be applied correctly.
        • The Building Department at the City of Plantation needs to be checked for all permits for done by homeowners.
        • Patty Sabates made a motion to hire Cavaliere Electrical contingent upon only work being done for the 40-year certification and approval by Rhonda Hollander. Blaire Lapides seconded the motion; all were in favor.
          • WHISTLEBLOWER: WE NOW HAVE HOLLANER APPEARENTLY WRITING THE CONTRACT FOR THE ELECTRICAL WORK. AND THE BOARD IS PLANNING FOR STUCCO – YET STILL HASN’T SENT OUT OWNER NOTICES ASKING WHAT MATHERIAL CHANGE OPTION WOULD THEY LIKE FOR SIDING?? AND NO OWNER DISCLOSURE LETTERS ABOUT THE CITY FINES EITHER!
      • September 20, 2022 BOD MTG (Present were Board Members Patty Sabates, Eric Richards, Blaire Lapides, and Renata Bukharayeva. Jay Pietrafetta Represented Sunrise Management (SM). Chris Cavaliere and Joe Borrelli represented Cavaliere Electric & Sons, LLC. None were absent.): “Discussion/Working Session with Electrical Engineers for the Start of the 40-Year Work
        • Phase 1 & 2 Start/Coordination
        • The 40-year certification/restoration project will be broken into sections: Stage 1 – Electrical; Stage 2 – Roof, Stage 3 – Structure
        • Electrical permits by unit for phase 1 and phase 2 have been issued by the City of Plantation
        • Enough funds have already been collected in the Special Assessment to cover the cost of the project for all phases
        • The City requires all units to have smoke detectors – either hard wired or 10-year lithium battery and will require inspection in each unit to insure smoke detectors are in place
          • The City will not allow the electrical boxes to be placed on rotted wood on the buildings Cavaliere will use Unistrut for the boxes which will easily allow for repair/replacement of wood or stucco behind it
          • Farrukh Saveed, PE, CGC, MBA, MIS, president of S&D Engineering and Construction, Inc., will be able to inspect and certify electrical work and send report to the City
          • Jay Pietrafetta will inquire if Mr. Saveed will be acceptable to the City for the smoke detector inspection
          • Individual units may require additional work due to rotting pipes which will require that FPL be scheduled to be on site
          • Cavaliere will complete all work in each phase and then contact FPL to schedule one date for unit(s) which required additional work
          • Jay will be kept informed of these units and notify the homeowner/occupant
          • Cavaliere will provide Sunrise Management with a list of units that have electrical hazards due to homeowners installing lights/fixtures/alarms/cameras, etc.
          • Anticipating supply chain issues, it could be about a month before the project is started
          • Mailing to all homeowners/occupants including FAQ with anticipated dates for work
          • Posted on mailboxes in bright colored paper The following is a tentative schedule for the electrical work in Phase 1 and Phase 2: (REFER TO THE ATTACHED FILE ON THE MINUTES TO SEE THIS SCHEDULE)“
      • 2023
        • January 20, 2023 BOD (Present were Board Members Patty Sabates, Eric Richards, Blaire Lapides, and Renata Bukharayeva. Representing Sunrise Management (SM) was Jay Pietrafetta. Also present was Hector Medina from The Loomis Company who is the insurance underwriter. None were absent.): “Update on Electrical Work: Jay Pietrafetta met with Chris Cavaliere and Joe Borrelli, Cavaliere Electric & Sons, on the previous Thursday. He reported that Phase 1, Phase 2 and Phase 3 have been completed and Phase 4 is about half completed. Patty Sabates asked for copies of the closed permits for the files and indicated that payment would be held until the closed permits were received. Roof/Structural Work Repairs: Patty Sabates asked for a contract that included more detail for the scope of work for the roof repairs and approval from the Association attorney prior to signing it. Jay Pietrafetta said Carol Eskew of Juda Eskew asked for a breakdown of roofing costs by phase. Farrukh Sayeed, S&D Engineering and Construction, and Levy Horvath, Austro Construction, prepared the scope of work and forwarded it to Juda Eskew.”
          • WHISTLEBLOWER: IT APPEARS THAT HOLLANDER IS DRAFTING THE AUSTRO CONTRACT PER PATTY’S STATEMENT ON MORE DETAIL FOR THE SCOPE OF WORK FOR THE ROOF REPAIRS AND APPROVAL FROM THE HOA ATTORNEY!
        • March 21, 2023 BOD MTG (Present were Board Members Patty Sabates, Eric Richards, Blaire Lapides, and Renata Bukharayeva. Representing Sunrise Management (SM) was Jay Pietrafetta. Also in attendance were Farrukh Sayeed, S&D Engineering and Construction, and Levy Horvath, Austro Construction. None were absent.): “(?)Officer’s Reports: Both Patty Sabates and Blaire Lapides reported communication with Juda Eskew about not having the January or February financials. This was due to a system upgrade/conversion that has not gone as smoothly as promised by the vendor. (?)
        • Roof/Structural Work Repairs: Levy Horvath brought a sample of how the outer walls would be constructed with Tyvek, plywood, 30# roofing material (for additional waterproofing), and Hardie board. This would exceed the requirements of the City of Plantation, Broward County, and Florida codes.
        • Items that may need the unit owners votes to make a material change include:
          • Trellises – remove or replace and with what material, or eliminate
          • Window/door banding – remove or replace with stucco or replace with Hardie board, or eliminate
          • (?)T1-11 – replace with (1) Hardie board, (2) stucco or (3) T1-11 (?)
            • Costs for each option will need to be included in the communication to the unit owners.
              To that end and to supply the financial institution with exact costs, a meeting is closed scheduled
              for March 28, 2023 at 7:00pm at the clubhouse. The Board of Directors, Jay Pietrafetta, Farrukh Sayeed, Levy Horvath, and a representative for Juda Eskew.
              Mr. Sayeed will need to review the contract prior to the Association’s attorney’s review to ensure that the scope of the contract matches the scope of work from the engineering report.
              (?) Mr. Horvath will provide pricing on the impact windows available for the homeowner to purchase which may be required by the City of Plantation.(?)
              • WHISTLEBLOWER: NOW, I ATTENDED THE NEXT OCTOBER AND NOVEMBER 2023 (HAVE VIDEOS OF THESE MEETINGS) MEETINGS – AND THERE WERE NO OWNER MATERIAL CHANGE PROXIES MAILED DURING THIS TIME TO SELECT SIDING OR VOTE ON REPLACEMENT OF WINDOWS!
              • AND BY THE NEXT MEETING IN NOVEMBER ON THESE MATTERS YOU WILL SEE THE WINDOWS AND SIDING WERE REMOVED FROM THEIR LIST OF MATERIAL ALTERATIONS OR CHANGES????
              • IS THIS WHERE FRAUD OCCURED??
              • WHY WEREN’T OWNERS GIVEN A PROXY TO VOTE ON THESE LEGAL MATTERS PER FLORIDA CONDO ASSOCIATION LAW REQUIREMENTS!
        • November 7, 2023 BOD MTG (?)(DID FRAUD OCCUR AT THIS MEETING??)(?) (Present were Board Members Patty Sabates, Eric Richards and Blaire Lapides. None were absent. Also in attendance were Jay Pietrafetta of Sunrise Management (SM), Farrukh Saveed and Daniel McGrady of S & D Engineering and Construction, Inc., Levy Horvath of Austro Construction, Inc. and on-site manager Doran Frai.): NOTE PATTY START’S THE MEETING WITH SILENCING TACTICS IN THE WHISTLEBLOWER’S OPINION HER GOAL WAS TO SILENCE DISSENT! (AREN’T ALL THESE ITEMS SIGNS OR SYMPTOMS OF FRAUD?)
          • “Patty Sabates called the meeting to order and presented the following information:
            • “To ensure that our meeting is efficient, fair and orderly, we will be implementing some basic guidelines for tonight’s meeting using some guidelines from Robert’s Rules of Order.
            • I will chair the meeting to ensure all unit owners voice their opinions in an orderly manner to that everyone in the meeting can ear and be heard.
              • The following guidelines will be use to ensure a successful and productive meeting.
                • We will be speaking about agenda items only to keep the meeting flowing properly.
                • We will control the flow of the meeting by recognizing unit owners who ask to speak.
                • We will start from the back and work our way forward.
                • Due to the turnout of the meeting, all unit owners will have the floor for 3 minutes.
                • All unit owners will have the floor to speak once before allowing anyone to speak a second time.
                • If discussions get off-track, I will intervene and get the group back on track with the agenda.
                • We insist courtesy and respect shown to your fellow unit owners. We want to provide each speaker with our undivided attention.
                • Please keep in mind that the unit owners have the right to assemble peacefully when conducting association business.
                  • (WHISTLEBLOWER: HER FAVORITE GASLIGHTING PHRASE IS “WE HAVE A RIGHT TO ASSEMBLE PEACEFULLY” WHILE SHE AND HER SUPPORTERS VIOLATE OTHER OWNERS RIGHTS – SHE LIKES TO USE PHRASE TO SAY – HAVE POLICE ILLEGALLY REMOVE OWNERS FROM MEETINGS TO HAVING THE REASON TO HIRE SECURITY WHEN THERE HAS BEEN NO THREATS OF VIOLENCE EXCERPT FROM HER AUDIENCE SUPPORTERS.
                  • WHICH MAKES ME WONDER WERE ALL THOSE 2023 TO 2025 VIDEOS OF OWNER THREATS IN THE BOARD ROOM PRE-MEDITATED OR PRE-PLANNED BY PRESIDENT-PATTY AND HER ROGUE CREW? SHE HAS USED THIS PHRASE AS JUSTIFICICATION OVER AND OVER ON MY VIDEOS!
            • Farruhk Saveed reviewed the status of the project, noting that the electrical portion was complete. Daniel McGrady will inspect the construction and Farrukh will oversee it. Daniel walked the property last Friday to prepare for the start of work. Staging will be in front of the clubhouse and on the tennis court.
              Levy Horvath showed samples of hurricane impact windows that the owners can purchase directly through him at a reduced price. He will visit each unit and contact the owner to discuss the impact windows. Austro will not be responsible for the breakage of existing windows. Levy asked that residents remove all personal items, including plants, from the fence and the walls prior to work beginning. Screening and framing may need to be removed. Hurricane shutters may also need to be removed. When the roof is open, he will inspect the trusses for any damage.
              • T1-11 will be removed and replaced with Hardie board and stucco will be repaired, if needed.
              • Where possible, he will sister the studs if needed. Austro will not be doing any piling or foundation work.
              • The electrical will need to be disconnected and the air conditioner disconnected and moved when work is being done on the area adjacent to it. This will mean the power will be off for that day. A generator will be provided if needed for medical reasons.
              • Levy reported the City has grandfathered in the skylights. He will need a fence survey for it to be replaced. A shadowbox design will be required by the City.
              • (?)Austro has already obtained the roof materials and Hardie board. Impact windows will be ordered when the homeowner commits to purchasing from Austro. (?) Lead time for window/door purchase is 4 to 6 weeks. Most of the workers are employees of the company, not subcontractors.
                • WHISTLEBLOWER: FRAUD INVESTIGATOR ALERT – SEE RIGHT HERE – NO CHOICE TO VOTE ON REPLACING WINDOWS AND THEY KNOW THIS IS A MATERIAL CHANGE AS PER ATTORNEYS AND ARCHITECTS THEY HAVE INTERVIEWED FROM 2011 TO 2023??
              • Flooring, pavers, patio, decks, etc. are the owner’s responsibility. Austro will do their best to protect them from damage.
              • Levy will reach out to each homeowner prior to starting the project. Homeowners can also stop by Austro’s office in front of the clubhouse during the day to discuss window and door options.
              • Farrukh said the work could take up to 10 to 12 weeks, depending on the repairs needed. (?) If the structural support for the windows or doors must be repaired, the window or door will be removed. (?) It will need to be brought up to code, which will require the homeowner to have impact rated windows and doors. Lead time for impact windows/doors it 4 to 5 weeks. For owners who wish to remove a sliding glass door and replace it with a wall, Farrukh can do an architectural drawing that the City will require. Omega Villas will also require an Architectural Modification form to be submitted and approved prior to any changes to the structure.
              • Daniel McGrady will be the contact person for the project.
              • (?)Jay Pietrafetta explained the material alterations will be voted on by phase and need 75% of the owners to vote. Money can be saved by removing and not replacing the trellises, wood banding and decorative beams. Color preferences can also be voted on. If 75% response is not received, the paint colors will remain as they currently are and the trellises, banding and beams will be Replaced at a cost of approximately an additional $4400.00 per unit. (?)
              • The attendees had an opportunity to ask questions and get answers and clarification.
                • WHISTLEBLOWER: I HAVE REPORTED ALL THESE SUSPICIOUS ACTVITIES MULTIPLE TIMES IN 2023-2025 – YET, NO INVESTIGATION HAS OCCURED WHILE FLORIDA LAWS APPEAR TO BE GETTING BROKEN! IS THIS FRAUD?? HOW CAN THEY LEGALLY REMOVE OWNER RIGHTS WITHOUT A SIGNED PROXY OR CONTRACT! THIS IS NOT ONLY FLORIDA LAW BUT BASIC CONTRACT LAW!
                • JAY CREATED A NEW MATERIAL ATERATIONS LIST THAT DOESN’T INCLUDE WINDOWS OR SIDING MATERIALS!
                • WHO ALLOWED THEM TO TAKE 128 OWNERS RIGHTS AWAY???
                • SO NO SIDING VOTE BY 75% OF OWNERS ON PROXIES FOR HARDIE BOARD!
                • AND NO WINDOW REPLACEMENT VOTE BY 75% OF OWNERS ON PROXYIES EITHER!
                • THIS LOOKS LIKE FRAUD TO ME!

Closing Summary on the 2011-2023 Minutes

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. They had to make it all seem legit right for the owners to believe them, right??

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.

2024-2025 Omega Villas Board Minutes Examined

2024-25 Minutes will be discussed separately as this is when Patty and crew picked a narrative before and after the whistleblower confrontations which ultimately changed to final window and sliding door replacement mandates; the siding is chosen as Hardie-Board; and hidden furring strips appear during 2nd floor wall construction.

2024-2025 Omega Villas Board Minutes Examined (Key Excerpts)

  • 2024
    • COMMING SOON!
  • 2025
    • COMMING SOON!

Relevant Evidence Files & Summary Reports

10.28.25 – Board Meeting Confrontation (Video Evidence)
Recorded pre-meeting verbal confrontation initiated by Board President Patty Sabates and Treasurer Blaire Lapides in the presence of law enforcement.

This incident occurred after the Board had been formally notified of the owner’s medical condition and represents a continuation of retaliatory behavior despite notice. Link:Arbitration Motion via Fax & Hollander copy via Mail 11.6.25

  • Cross-References: Exhibit L2 (Retaliation Timeline), Exhibit U (Police Involvement), Exhibit X (Video Archive).
  • Related Legal Framework: F.S. §760.37; 42 U.S.C. §3617 (Fair Housing & Disability Retaliation Protections).