On July 28th, 2022, a severe thunderstorm resulted in flood damage to various areas located within the south wing of the Rhodes Ranch Association’s (the “HOA’s”) Recreation Center. Both this section of the facility (which houses the Billiards, Card, and Arts and Crafts Rooms, a pair of restrooms, and a kitchen) and the Recreation Center’s “Great Room” were subsequently closed for further inspection and “remediation” of the damage. Although access to the Great Room has since been available intermittently, the south wing of the Recreation Center has never been reopened to residents.

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To add to this issue, on March 17th, 2023, while demolition was being performed as part of the Recreation Center’s long-overdue locker room remodel project, a black substance that was later confirmed to be mold was identified inside of walls located within these particular rooms. On March 18th, 2023, the remainder of the Recreation Center not already closed to residents was closed pending testing of the entire facility and subsequent remediation of any mold issues.  Once again, subsequent testing confirmed the presence of toxic black mold (a fungus that has been associated with the “sick building syndrome”). In addition, this testing revealed the presence of a rodent infestation.

 

On March 28th, 2023, it was reported that testing had found evidence of active or prior mold growth “in numerous locations throughout the Recreation Center, including the locker rooms, shower and sauna areas, hallways, fitness room, management office, and other meeting rooms.” The discovery of a rodent infestation was not (and still has not been) reported.

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As part of the same March 28th, 2023, update, it was reported that the HOA’s Board of Directors (the “Board”) had already engaged professional restoration services to perform mold removal and follow-up testing, and select amenities were reopened over the ensuing weeks to months. However, despite the Board claiming during a March 18th, 2023, emergency meeting that the mold “remediation” process would involve “any and all areas of the Rec. Center,” and despite a June 27th, 2023, electronic mail update reporting that “the mitigation and remediation process” had already been completed, additional mold was identified following a late June rainstorm.

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As such, the Recreation Center was again closed on June 27th, 2023, to allow repeat testing and further mold removal. The facility’s Great Room and front desk were initially left open to allow residents to have access to management staff, but these areas were also closed as of July 1st, 2023. At this time, the entire Recreation Center remains closed indefinitely, with on-site management staff having been moved to a temporary trailer located in one of the facility’s parking lots as of July 28th, 2023.

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At the same time, the Board finally elected to engage the services of building professionals to fully inspect the Recreation Center for additional structural issues that might be contributing to water damage. It was reported that on July 27, 2023, almost exactly one year following the initial major facility closure, a commercial building inspector performed a visual inspection of the entire Recreation Center. This inspection revealed evidence of moisture accumulation and/or water damage in various rooms throughout the facility.

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On August 11th, 2023, an electronic mail update was disseminated that reported that “the Board is taking further steps to remedy these conditions as needed to ensure that the recreation center is properly maintained [so as to be] able to prevent water from entering the building and causing damage.” As had been the case for over a year, the Board provided no details as to the “further steps” it intended to take to definitively address Recreation Center issues.

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Overall, the Recreation Center has been closed, either partially or completely, for over a year, and the Board has provided no timeline with regard to when this issue might finally be resolved. As such, HOA Members continue to provide funds, through their monthly assessments (dues), that have been budgeted for the maintenance and operation of amenities to which they continue to have no access.

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With regard to this issue, the HOA Membership is continuing to suffer the consequences of a major lack of foresight, poor planning, and disorganized and ineffective leadership. It is time to elect highly qualified, thorough, forward-thinking, and sensible Board members that will address this issue in an efficient and effective manner.

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We need solutions, not more excuses!

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