Publication date: January 2026

Election date: February 19, 2026

From: Concerned Owners & Candidate Team

Executive Summary (read this first)

Golden Surf Towers is not a luxury, high-amenity property—yet owners are facing high quarterly dues, large special assessments, and financing activity, while being told the Association is “short on funds.” Owners have also reported inconsistent election eligibility enforcement and obstruction/delays in access to core financial records.

This newsletter is a fact-based snapshot of:

1. What owners are paying
2. What the Association reports (audits + portal financials)
3. Where the red flags typically show up when controls are weak
4. What we’re doing and what owners can do immediately to protect value and reduce risk

1) Building Reality Check

Golden Surf Towers is a 170-unit community with limited amenities (primarily a pool):

• 53 one-bedrooms
• 116 two-bedrooms
• 1 studio

Owners should be able to understand, in plain English, why costs are rising and where every dollar goes. When owners cannot reconcile “payments in” vs “cash available” vs “spend out,” the issue is not owner support—it’s controls, transparency, and financial discipline.

2) What Owners Paid Going Into 2025 (Documented)

Effective January 1, 2025, owners faced two major obligations:

• Quarterly Maintenance Fees (no reserves)
  • 1BR: $1,993.68
  • 2BR: $2,731.77
  • Studio: $1,637.37
• Roof Special Assessment (SA)
  • 1BR: $3,390.17
  • 2BR: $4,645.25
  • Studio: $2,784.26
  • Installment option: Jan 1 and Feb 1, 2025

Owners were told eligibility for candidacy required assessments/dues to be current by deadline. A recurring concern is the use of “paid” vs “posted” accounting timing to determine eligibility, which can enable selective enforcement if not governed by a neutral standard.

3) The Core Question Owners Keep Asking

If most owners are paying dues and special assessments, why is the Association reporting large deficits or cash stress? Why finance insurance or take loans when cash inflows are substantial?

In healthy operations, this question is answerable with:

• bank statements,
• a clean cash flow statement,
• clear reserves activity, and
• complete vendor invoice + contract support.

When bank statements and original invoices are not produced promptly (or at all), owners cannot validate the narrative—and risk escalates.

4) What Audits Are For (and What They Are Not)

Audits typically tell you:

• whether financial statements are presented fairly under accounting standards,
• what policies are used, and
• what major balances and disclosures look like at year-end.

Audits often do not catch:

• vendor overbilling hidden in “normal” expense categories,
• selective posting practices (paid vs posted),
• conflicts of interest, bid steering, or retaliation,
• missing documentation when management controls access.

That’s why owners review audits alongside monthly portal financials and general ledgers. The truth is usually found in the deltas and the missing pieces.

5) High-Risk Red Flags Owners Should Watch For

These are the patterns we are tracking based on documents posted to the owner portal and the audit packages provided:

A) Cash stress despite high collections

When dues + assessments are high, but management reports “no money,” common causes include:

• rapid vendor spend without competitive bidding,
• insurance financing costs (fees/interest) stacked on premiums,
• legal spend driven by governance failures,
• reclassifications that obscure what funds were used for (operating vs reserves vs assessments).

B) “Paid vs Posted” timing being used as a weapon

If an owner’s funds leave their account (or clear through the Association’s processing) but the Association claims it “didn’t post yet,” that creates a controllable delay that can be used to:

• disqualify candidates,
• show owners as delinquent temporarily,
• apply inconsistent pressure.

Neutral rule required: eligibility should be based on cleared payment by deadline, not internal posting lag.

C) Omitted or incomplete delinquency reporting

Owners have observed that delinquency lists may omit dozens of units month-to-month. Even if a report is titled “delinquencies,” omission undermines transparency and can distort:

• cash flow assumptions,
• enforcement consistency,
• eligibility determinations.

D) Vendor payments and capital project inflation risk

When scopes expand, change orders multiply, or a small set of vendors repeatedly wins work, owners should demand:

• original scopes,
• at least three bids,
• board vote records,
• invoices, lien releases, warranties, closeout packages.

6) Election Integrity and Owner Access: Why This Matters Now

Owners have documented concerns across multiple election cycles:

• inconsistent notice and outreach,
• ballot distribution issues,
• eligibility determinations hinging on “posted” status,
• candidates discouraged from running,
• insufficient transparency around process and administration.

This is not about personalities. It is about the integrity of the only mechanism owners have to correct governance and financial controls: the vote.

Election date: February 19, 2026.

7) What We Will Do If Elected (Operational Commitments)

Within the first 90 days, we will implement:

1. Monthly Owner Transparency Packet

• Budget vs actual
• Cash and bank reconciliation summary
• Delinquencies totals (complete, not selective)
• Legal spend totals and purpose categories
• Contracts approved and vendor spend summary

2. Procurement Controls

• Written scopes and competitive bids as default
• Bid exceptions must be documented and voted
• Vendor change orders must be written, priced, and approved

3. Records-Response Discipline

• Acknowledgment within 2 business days
• Production within 10 business days unless legally exempt
• Clear logs of what was requested and what was produced

4. One Standard Enforcement

• No selective enforcement
• No “paid vs posted” manipulation
• Due process before fines and penalties

8) Owner Actions: What You Can Do This Week

If you want real clarity and reduced risk, do these now:

A) Verify you will receive a ballot and election notices

If you are an absentee owner, confirm your mailing address is current.

B) Save evidence

Screenshots, portal downloads, emails, notices—keep originals.

C) Demand a neutral “cleared by deadline” eligibility standard

No candidate should be disqualified because a payment was held in processing.

D) Vote on February 19

Owner apathy is how entrenched systems survive.

9) Where to Find Documents and Updates

We will publish owner-facing content and document references here:

GoldenSurfTowersCondominium.com

Info@GoldenSurfTowersCondominium.com

If you are no longer an owner, please email “REMOVE.”

Disclosure / Notice (Website Footer)

This newsletter is published by Concerned Owners & Candidate Team and is not issued by or on behalf of the Golden Surf Towers Condominium Association, its Board, management, or vendors. This content is intended for owner education and election-related communication. Statements are based on owner observations, portal-posted financial reports, audit packages provided to owners, and documented communications. We invite corrections: if you believe any statement is inaccurate, contact us and we will review and update. Nothing herein is legal advice.