Reviewed October 15, 2026
What changed in the 2025–2026 records
An independent resident review of the downloaded association records. Each statement below has an evidence date; proposals, approvals, spending, and completed work are separate milestones.
What the archive can establish
The portal snapshot contains all twelve 2025 monthly financial pairs and January–August 2026, approved Board minutes through July 23, and agendas through September 17. Later financials and approved Board minutes were not listed. Although 2025 annual-meeting minutes were not listed separately in the portal, pages 8–9 of the annual-meeting packet contain the December 18, 2025 first attempt and January 22, 2026 second attempt. The October 15 agenda lists approval of those minutes; this does not establish that approval occurred. The latest listed reserve study is from 2020; it cannot establish a current funded percentage.
The separately received annual-meeting packet still describes the 2027 budget as proposed, with ratification scheduled October 15 and proposed dues effective November 1. No outcome is assumed. Read the budget packet comparison.
Latest balance sheet · August 31, 2026
- Operating cash
- $57,453.77
- Loan-payment cash
- $529.76
- Reserve cash
- $184,808.99
- Accounts receivable
- $54,710.46
- Wall loan outstanding
- $512,615.73
- Total assets
- $313,854.19
- Total equity
- -$220,622.89
Source: August 2026 balance sheet, p. 1. Receivables are amounts owed, not cash. Negative book equity does not by itself determine liquidity or an assessment. The loan line reports 6.78% and July 12, 2034 maturity.
Insurance: newer limits and deductibles replace the old summary
The June 10, 2026 certificate lists property coverage June 1, 2026–June 1, 2027 with a $20,204,970 limit and a $25,000 listed property deductible. Its supplemental page specifies wind/hail at 3% subject to a $50,000 minimum, water at $25,000 per occurrence, fire at $50,000 per occurrence, and roofs rated at actual cash value. These replace the older certificate figures in the site summary. The percentage deductible basis and actual coverage must be checked in the policy; do not calculate a claim payment from the certificate alone.
Source: 2026–27 certificate of insurance, pp. 1–2.
FHA: July minutes supersede the June update
The July 23 approved minutes report that the association does not currently qualify because of reserve funding requirements. They anticipate reapplication in 2028 after three consecutive qualifying years. This is the Board’s reported status, not an independent lender certification.
Source: July 23, 2026 approved minutes, pp. 1–2.
Electrical panels: 70 documented replacements
As of July 23, 70 of 154 units had documented replacements, with four more awaiting documentation. Approximately six of eleven buildings with external panels require replacement. The Board discussed enforcement and hardship extensions; these counts do not establish today’s completion rate.
Source: July 23, 2026 approved minutes, p. 1.
BrightView disputed invoices voided
The July minutes say the disputed invoices were voided on counsel’s recommendation after no response from BrightView. The matter would be revisited if BrightView makes a future claim. This updates the unresolved dispute described in June.
Source: July 23, 2026 approved minutes, p. 1.
Financials: operating and reserve results are different
For the fiscal year ending August 31, 2026, the statement reports a $917.72 operating loss and a $533,620.34 reserve loss, producing a $534,538.06 combined loss. Reserve expenses include $589,788.42 for the retaining wall and $2,600 for engineering. The combined loss is not an annual operating deficit or a new assessment.
Source: August 2026 revenues and expenses, pp. 2–3.
Budget versions still need reconciliation
The August report’s annual expense budget is $426,431.60 and assessments are $568,431.60. The separate approved 2025–26 budget shows expenses of $488,054.08 and assessments of $546,054.08. The report places an $84,000 loan-payback allowance under income. Compare versions and classifications before interpreting variances. July minutes also record a budget setup discrepancy.
Source: August 2026 revenues and expenses, pp. 1–2; approved 2025–26 budget, p. 1; July minutes, p. 3.
Repairs approved; completion still needs evidence
July approvals include foundation-gap repairs, the Building 10 handrail, a $1,500 Building 4 utility-closet door, ash-borer treatment, and a Building 1 sidewalk proposal. August-signed estimates list $2,325 for concrete gaps, $1,725 for the railing, and $2,867 for a two-year ash-borer treatment cycle. Approval and signature do not prove completion.
Source: July 23 minutes, pp. 2–3; signed estimates 3531398 and 3531395, p. 1; Davey Tree proposal, p. 1.
Parking rollout and digital-media policy remain proposals
July minutes put parking passes after restriping and consistent numbering. A broader digital-media policy was being discussed with counsel, not adopted in those minutes. Xeriscaping was tabled after $20,000–$50,000 estimates; the approximately $15,000 LED proposal was sent for competing quotes. Do not present these as completed work or adopted rules.
Source: July 23, 2026 approved minutes, pp. 2–3.
Current vendor records and insurance
ELCI’s April–November 2026 landscape contract totals $25,200 in eight $3,150 payments. The 2025–26 snow agreement ends May 31, 2026; it does not establish the next winter’s coverage. The Pre Action Fire agreement dated July 1 and signed October 5 leaves commencement TBD; emergency minimums are $400 during business hours and $1,600 after hours, before any additional charges. A 2026–27 certificate of insurance is available; a certificate is not the full policy.
Source: ELCI 2026 landscape and 2025–26 snow agreements; Pre Action Fire agreement, pp. 1–3; 2026–27 COI.
What to verify next
- October 15 ratification outcome and the final dues schedule.
- Reconciliation of approved budgets, accounting-system budgets, and wall-project totals.
- Current panel completion, common-area panel replacement, and repair completion records.
- August onward approved minutes, September onward financials, and the next snow contract.
- Current insurance endorsements, deductibles, and a refreshed reserve study.
Open the ACCU document portal (login required). Original association records are available through your portal; this review does not republish owner-account or signature data.