CT
Chris Todd
Term to 2027
President — Nov 16 slateOne place for the board: the next meeting, who’s serving, what’s being decided, and the contracts and property issues in play. Share this page with fellow directors — no login needed.
Officer elections and the vote to reaffirm — with any board amendments first — the declarant-approved 2027 budget. Board briefing and the corrected Golden Oak estimate have been sent to all directors, Justin Cypert-Worley, and HOALiving.
Term to 2027
President — Nov 16 slateTerm to 2028
Treasurer — Nov 16 slateAna Waters · Term to 2027
Secretary — acceptedTerm to 2028
Vice President — to be createdMichael King · Term to 2028
Member-at-LargeAlso appointed Nov 16: Justin Cypert-Worley as parliamentarian & Standards Committee chair, and John White to the Standards Committee. The board is at its five-director cap.
Every expense line, three ways: what 2026 was budgeted, what was actually spent in the first half of 2026, and the proposed 2027 budget the board votes on Nov 16. Totals are at the bottom.
Bars are drawn to scale from $0; the longest bar — Transfer to Reserves, 2027 proposed — is $19,824. A dash (—) means the budget document shows no amount on that line.
| Expense line | 2026 Budget | 2026 Actual* | 2027 Proposed |
|---|
*2026 Actual runs through June 30, 2026 only — the first half of the year, which is why it sits well below the full-year columns (assessments are billed up front; many expenses land later in the year). Source: HOALiving budget document, rev. Oct 26, 2026, for the 2026 columns. 2027 Proposed is Budget v3 (rev. Nov 9, 2026) with the board’s amendments: landscaping at the Golden Oak award ($14,760), reserves at $19,824, insurance at $2,600, the delinquency allowance cut to 5% ($2,860), and Professional Services trimmed to the $550 tax-return cost, with the freed $350 swept to reserves. One correction: the document prints a 2026 budget surplus of $257, but its own rows give $2,557 ($50,800 income − $48,243 expenses) — the table above uses the recomputed figure.
Budget v3 (rev. Nov 9, 2026): the reserves line is $19,824 — $424 over the $19,400/yr need, with an $8 overall surplus. The earlier $9,800/yr shortfall (from the original Oct 13 draft) no longer applies. Long-term funding beyond 2027 is a separate question — reserves fund future upkeep of HOA-owned streets.
The portal’s reserve-study folder is empty. No professional study has been done.
Minutes are ours. Dusti records and drafts as Secretary; the board sends approved minutes to Aimee afterward for the portal. HOALiving does not take minutes when the board takes its own.
No blast emails unrelated to the HOA from HOALiving unless board-approved. Chris is drafting a Good Neighbor Policy one-pager.
Quorum note: Owner-meeting quorum stays at 50% until members amend the bylaws (majority of all members). The board wants that change put to an owner vote — help will be needed on the consent drive.
Sherril Moore, Treasurer — elected Nov 16. Under Bylaws §6.7, the Treasurer reports the Association’s finances at every regular and annual meeting. Essentials from the Treasurer’s report, Nov 13, 2026.
FCB Operating checking — Sept 30, 2026 financials.
FCB MM Reserve money-market account — Sept 30, 2026 financials.
Association total assets — Sept 30, 2026 financials.
$1,991.58 owed across 53 accounts, per the portal’s live homeowners list today. Down from $3,100.04 at Sept 30, 2026.
$19,824 in the 2027 proposed budget, against a $19,400 / year need — $424 over.
| Vendor | Role | Key terms | Status |
|---|---|---|---|
| HOALiving Oklahoma, LLC Aimee Winegar · Jacob Sadler | Management | All-in ≈ $10,768/yr (2027 proposed). Base fee $5.50/unit/mo = $9,438/yr — plus charges on other budget lines: $25/mo tech fee ($300/yr, coded in Administration Fees), $550 tax return (Professional Services), $480 copies & postage. Term to Dec 31, 2028, auto-renews 2 yrs. Either party may terminate without penalty on 60 days’ certified-mail notice. | Active |
| Golden Oak Lawn & Landscape LLC Raphael · Troy (insurance) | Grounds — all three areas | $14,760/yr from Jan 1, 2027. Also registering in HOALiving’s vendor RFP process. | Award Nov 16 |
| Acorn | Mowing (outgoing) | 30 days’ notice without cause, §21. May claim up to ~$975 final true-up with documentation. | Ending Dec 17* |
| All Outta Weeds | Turf / pond (unsigned) | Never signed. No turf treatment is needed — homeowners maintain their own lawns and there is no common-area turf. | Cancel Nov 16 |
| The Baldwin Group | Insurance broker | Policy at 4317 Elm Ridge St. See insurance note above. | Renewal Apr 2027 |
* If notice is mailed Nov 17, 2026.
All 6 streets are HOA-owned (“ROADS WILL NOT BE MAINTAINED BY THE COUNTY”). Large construction-caused cracks throughout. Lennar’s repair commitment was put on record Oct 20; Sherril is video-walking each street once, originals kept untouched as evidence.
Between Lots 42/43. Mowed, with a central erosion track, broken flume, cracked outlet / scour hole, and twin pipes at both ends. Chris wants the basin’s permit + engineering plans.
~20–21 ft easement behind Lot 8 running south to 44th St. Counted on the filed plat (Block 1, west side of Elm Ridge): 8 homes — Mike’s Lot 8 plus Lots 7, 6, 5, 4, 3, 2 and 1, with Lot 1 on the 44th St corner. The plat marks a 20′ drainage easement along the rear (west) line of Lot 8, widening to 45′ behind Lot 1. Severe erosion reported since mid-2023; some spots too unsafe for mowers. Homeowners may not fence it but must maintain it. Live question: construction-phase responsibility vs. owners’ duty under Declaration §9(g). Separate issue: the Lots 55/56 drainage easement at Wells & Blackberry is a different easement — not part of this one.
Per the filed plat, street-name signs belong at 9 corners. Final count from Sherril’s loop drive, Nov 13, 2026: 7 present, 2 missing. Present: Elm Ridge & 44th, Blackberry & 44th, Elm Ridge & Hilltop, Elm Ridge & Wells, Blackberry & Wells, the Ravine → Wells bend, and the Hidden Hills → Ravine bend. The two missing corners are different stories. Hilltop & Ravine — the sign was installed, and it fell. A homeowner reported the fallen sign to management on Feb 12, 2026 (Work Order #10047980); management replied Feb 24, 2026 that someone would be on site the next day coordinating with the developer. The developer has since put the post back up, but the two name blades were stolen. The work order now reads “Complete” — and the board’s own Nov 7 ticket (#XN12710534) was closed the same way, with no reopen option — even though the sign was still missing. The board’s Nov 16 questions: what work was actually done under #10047980, and why were #10047980 and #XN12710534 closed “Complete” with the sign still missing? The fix: the Association orders and pays for the 2 replacement blades (Hilltop Ave and Ravine St) — management is directed to order them and arrange installation at the Association’s expense (Maintenance & Repairs) and report the order and cost back to the board. Elm Ridge → Hidden Hills bend — at the north end of Elm Ridge, where it curves east and becomes Hidden Hills: no sign and no post were ever installed there, a second unfinished corner; the Declarant sign-order question — whether the original order covered all nine corners — applies to this corner.
Entry signs are unlit and unmaintained; the 44th St strip is not irrigated. Both are in Golden Oak’s scope from Jan 1. Landscaping scope in old contracts mentioned cluster mailboxes — none exist; that $1,778/yr line was removed Oct 13.