Could Mammen Set Up His "Company" in Nevada Instead of Texas?

Sure...But Only if He Met Their Stringent State Requirements!!!

Unlike here in the State of Texas, in the State of Nevada, it's not as easy as filling out a piece of paper, claiming one has a "corporate headquarters" in a room where you're renting and, presto change-oh, it's OK to get HOAs to hire you as their community manager!

Nope, in Nevada, anyone who wants to start a new HOA management company must, first, meet the following requirements before they can take a single dollar from any HOA (assuming there is any legitimate Board in charge):

1) You have to be professionally licensed first.

Nevada law (NRS Chapter 116A) prohibits individuals from acting as a Community Association Manager without a state-issued certificate. To obtain a license, one must first:

• Be at least 18 years old

• Complete a state-approved 60-hour Community Manager course

• Have at least 12 months of community management experience

• Pass the state Community Association Manager exam

2) Then, after getting a license to operate an HOA management company, then the would-be HOA Management company owner would have to complete and submit the Community Manager Application Form 559 to the Nevada Real Estate Division (NRED). This form includes two fingerprint cards, proof of education/experience and comes with a $300.00 fee.

3) All HOAs must register with the Office of Ombudsman for Owners in Common-Interest Communities, a division of the NRED, by completing the Initial Registration Form (603) and, every year thereafter, must file an Annual Association Registration form (562) to report board members, budget figures, and the assigned management company/CAM license number.

4) All of these requirements are in addition to registering a new HOA management business with the Nevada Secretary of State and obtaining a State of Nevada business license.

So, does anyone think Steven Mammen has done any of these things? Well, whether you do or not, think twice before sending him any dues payments, especially to his 8th (EIGHTH) address (just since last January), which he now claims is in Las Vegas, Nevada!

As all of us here at Peachtree Village want to fulfill our duty to pay our monthly $40.00 in dues, even when the persons claiming to be on our Board of Directors have, repeatedly, failed to perform their proper duties of our HOA Board, there has got to be a far better way than to entrust our HOA funds to a man who has STILL failed to let us see his Dishonesty Bond (suggesting very strongly he has none and he could easily abscond with our money and there would be no insurance to reimburse us), and who has now, after changing addresses for the 8th (EIGHTH) time just since January of this year, wants us to mail him our dues money to yet another, new US Post Office box, after so many letters sent to his previous PO boxes (some of them containing money) were returned by the Post Office unopened!

The real mystery is WHY? Why has Mammen, AGAIN, picked up and fled, this time, all the way to Las Vegas, Neveda?

Well, there could be any number of reasons or a combination of them:

Mammen could be on the run because the State of Texas authorities are looking for him, and he doesn't want them to find him (Perhaps this was also the reason he didn't include his physical address on the envelopes of his last mail out!).

Mammen could have put all this distance between himself and our County in order to avoid be summoned to testify under oath, by Interrogatory, Deposition or on the witness stand should the lawsuit brought against me go to trial.

Mammen doesn't want to be anywhere near Peachtree Village after he convinced our "Board" to put our HOA into, at least, $20,000.00 of debt just to fund the initial costs of a lawsuit, that is, after putting all Peachtree Village homeowners at risk and, therefore, not have to suffer any of the resulting consequences of what he advocated for!

But here is what we do know--Our community doesn't have to put up with Mammen or anyone else like him!

Before I take my leave of Peachtree Village (meaning, I'm still a member of the HOA until I sell my home), I have proposed that Mr. Mammen should be fired immediately and to deposit, however much of our funds, if any, he's not misspent or misappropriated, in an account overseen by a legal, responsible and honest custodian, in a LOCAL, East Plano, bank where we can all make our dues payments, DIRECTLY and SAFELY, without having to pay any sort of "convenience" fees, in order to take care of our community's most immediate needs (which right now, is to keep the weeds on our greenbelt abated) until such time as a legal Peachtree Village HOA Board of Directors is elected, NOT through the easily-manipulated proxy method, but by a secure, fair, modern and transparent election process (electronic or by US Mail, for example) by a completely independent, reputable third party.

Maybe some of the persons who have indicated they would like to be on a new Board would be willing to act on this proposal.

Still your neighbor,

Rick Lannoye

Latest Updates: Mammen Has Fled to Las Vegas, a Possible Lawsuit Settlement, How to Have a New (Legal) Board and No Worries About Any Short Term Rentals

In case you haven’t heard, the Peachtree Village Dissolution vote was a landslide: 85% voting FOR Dissolution, with only 15% Against! There was also a remarkable turnout—21% of our 97 homeowner households voted, well over twice as much as in any other type of local election (usually less than 10% of eligible voters participate)!

Sadly, though, the way the Dissolution Vote rules are currently written in our HOA’s founding documents, we needed a 67% or better voter participation in order for the Dissolution to become legal. So, while my hat is off to everyone who set aside all fear of retaliation and didn’t allow any of the many attempts to suppress voter turnout dissuade them/you from making your voice heard, the Peachtree Village HOA is going to continue to exist in some form or another for the immediate future.

In the meantime, on April 20, 2026, a lawsuit was filed against me in a Collin County district court which lists the plaintiff as “Peachtree Village Homeowners Association.” This is perplexing in and of itself, in that, we do not have a duly-elected Board of Directors, nor a legitimately-hired association manager, so if this lawsuit were to move forward, one of the first issues to be resolved is whether the person(s) who hired an attorney, presumably with OUR HOA money, to represent our HOA has any legal authority to do so.

In any case, on May 12, 2026, I filed my Defense and Counterclaim, but I also decided, in the best interest of myself, my family and the Peachtree Village community as a whole, the time had come for me to leave off of my many efforts to bring reform to our HOA. So, I have offered to drop my counter law suit against the HOA, to sell my house and move out of Peachtree Village as soon as possible, even though right now the housing market is in really bad shape for sellers (so I will not likely get the price I would otherwise if I could wait for the market to bounce back)!

On Sunday, May 10th, it became evident to me there comes a point where any further fighting will only cause more damage, no matter how much I might win! When Cheryl Allen (the “President”) announced she and the other 3 persons on the “Board” wanted to put Peachtree Village HOA $20,000.00 IN DEBT (and this would only be for starters) in order to pay the attorney they’ve hired to take me to court, mainly, to silence my voice and to make me an example they can point to in the event anyone else ever decides to monitor what the HOA is doing and report the information to the rest of the community, this told me they would rather destroy our community first, before giving up their power over us! Given this attitude, I had to ask myself the following questions, “Even though you have a very good chance of winning this lawsuit, what will it be like afterwards? Will you even want to live in a community where there are people who would much rather force everyone to pay off huge debts they had no choice in incurring, instead of using the money for our vital needs, like fixing the potholes (which, by the way, is definitely the responsibility of the HOA, not simply the persons on any given street where they are located as Barry Applewhite and others have falsely alleged), maintaining the auxiliary parking lots for both residents and visitors, and taking good care of the greenbelt (which they have only managed to mow a few times in the last 6 months)? Would you even want to live anywhere near these people who are so full of hatred and dishonesty (regardless of the fact the vast majority of the people in Peachtree Village are lovely, honest people)?” And I had to answer myself, honestly, “No, I don’t want to live here, not any more!”

That evening, I spoke to my wife and family (my adult son and step-daughter live with us), and decided it was time to move. I contacted the attorney the “Board” has hired, and in just a few minutes, put together an offer to his clients to settle the lawsuit out of court. In sum, if Cheryl and the others were to agree to the generous terms I offered, both sides would stop saying anything about each other publicly, both sides would drop their lawsuit, we would make a joint statement announcing the settlement, and the HOA would issue to me what’s called a “clean Resale Certificate,” which I would need to sell my house. I’m not sure when the attorney conveyed my offer to Cheryl and the others, but he has let me know he will be meeting them soon to see what they want to do.

Hopefully, Cheryl and the others will, very soon, take to heart the words one homeowner expressed at the May 10th, 2026 meeting, the ones they claimed afterwards to agree with--to bring an end to the fighting.

Of course, the “Board” could decide otherwise, and proceed with incurring the initial $20,000.00 debt for the HOA, in order to attempt to punish me in some way, I suppose. They’ve done this before, like back on December 15, 2025, when I was subjected to a witch-trial styled meeting, in which I was publicly, falsely accused of 98 (I counted) wrongs, concluding with an appeal to all to file false, sworn affidavits to the Plano Police, accusing me of “harassment,” only for no one but the “President” (not even anyone else on the “Board”) to actually do so, resulting in the Police informing her that nothing I was doing constituted criminal harassment! So, we’ll see if, maybe this time, they’ll take the out of court settlement as a win!

In the meantime, I have already been pre-approved for a new home loan, and placed my house on the market. With any luck, I will soon be moving to a NON-HOA community!

I wish you and all the Peachtree Village homeowners and residents the best, though I must confess, I’m afraid your community is in for a rough ride ahead. The man who was cursing me for much of the May 10th, 2026 meeting, Joe Terell, apparently wants to replace Cheryl on a new Board and, while he is presently very angry with me, once I’m out of the neighborhood and no longer have a stake in what happens, my guess is the fighting will resume, only it will be between two factions who, both, want to dictate what everyone does with their home, and even without plunging the HOA into debt, neither will have very much money (perhaps none at all) to work with, because the current and previous "Boards" needlessly expended so much or our money on legal fees and on for profit HOA management companies, real or imagined!

More recently, we learned Steven Mammen has fled to Las Vegas! Once more, he has, without any explanation, declared his “company” has yet another PO Box, this time, in Las Vegas, Nevada, and is telling Peachtree Village Homeowners they can send their money to him at this latest address, the 8th one just since he was hired by our “Board” last January 21, 2026! Instead, I have been urging anyone who might replace the current "Board" to set up, as soon as possible, an account at a local (East Plano) bank where we can all have the confidence our money will be safe (as opposed to whatever could happen to it in the gambling capital of the world) and where we can make dues payments directly without having to incur any "convenience" fees.

So, once again, I have urged anyone who wants to be on a new (this time, legal) Board of Directors for Peachtree Village HOA, to take advantage of the only remedy the State of Texas Property Code provides for HOAs that have either become defunct, or who have no legitimate Board, and/or a Board that refuses to schedule an election once their one year term is over—that 3 homeowners file affidavits with the Collin County Clerk to become an HOA Board of Directors Election Committee, committing to set up a fair, transparent, honest, Board election, conducted by a completely independent, reputable voting service, though they would still need to get, at least, 30% of our community (that is, 29 distinct, homeowner households) to participate in order to obtain the minimum quorum necessary for the election to be legal.

One other clarification. The rumor about my home becoming a short-term rental (STR), like an Airbnb or Vrbo, is not true! It is true that my home has a fully self-contained, in-law suite, with its own full bath, kitchen, laundry washer/dryer, living area and bedroom, but no matter who buys my house, the City of Plano already restricts anyone from renting out part or all of their home on a short-term basis (less than 30 consecutive days).

Please feel free to contact me privately, if you have any other questions or concerns.

Rick Lannoye

214-769-8896

rick@ricklannoye.us

Yet Another Fake Office Letter Return From Steve Mammen!

While I am still refraining from posting new articles on this website as before (which was almost daily) as a completely voluntary, unilateral gesture of good will, in order to encourage the persons who are claiming to be on the Board of Directors for Peachtree Village HOA to either withdraw or settle out of court the lawsuit which THEY filed against me, and to not go through with what the "President" stated was their intention back on May 10th, 2026--to put our HOA into debt, to the tune of $20.000.00, just to begin funding this lawsuit...I felt it was very important for everyone to see what I got in the mail today--a letter returned, unopened and not picked up at the PO Box set up by Steven Mammen in New Braunfels, Texas, where he claimed there exists a "Peachtree Village HOA Processing Center"!

At the May 10, 2026 meeting held at the Harrington Library by the "Board," I asked the question, "Tell us about this alleged Peachtree Village HOA Processing Center in or near New Braunfels, Texas?" only for the question to be completely ignored! But to any persons of ordinary reason, the question is not really whether this "processing center" was fake to begin with [this should be very obvious by now], but why there are still people in our community who just cannot bring themselves to face the truth about how often they've been lied to by this HOA?

Let's recall, this is the same Steven Mammen, the one our "President" calls a "rock star," who has faked 3 offices (in Grapevine, Addison, New Braunfels and now implies he has one in Las Vegas, Neveda) and changed US Post office mail boxes 5 times, just since January of this year, when the "Board" hired him and what he calls a company or firm named "Phoenix HOA Management." And in a recent letter, it was this same Mammen who gave a fantastical story about 60% of the proxy forms he claimed to have mailed out were never delivered, supposedly having received a "notification" from the US Post Office about an alleged, strange disappearance (which he claims he learned about from a notification he has not yet allowed us to see) and, therefore, no election could be held on May 10, 2026! Or, isn't it far more likely, the REAL reason Mammen didn't want to oversee an attempt at a Board election on May 10, 2026 was because he had learned there were 5 other Peachtree Village homeowners who want to be a new Board, replace all the persons currently claiming to be our "Board" and to make it their first order of business to fire Mr. Mammen?

Had the election been held on May 10, 2026, the 5 challengers for the "Board of Director" seats may very well have brought their own proxies and perhaps, had enough to outvote the current "Board" directors [though this would still not have been legitimate because only a legitimate Board can call for a new Board election or by 3 or more homeowners who form an Election Committee by submitting sworn affidavits to County Clerk, vowing to conduct an election fairly and in accord with Texas Law]. But it was this same Steven Mammen who, in the last letter I'm aware of, insisted that, whenever a new Board election is to be held, all the proxies must be mailed, in advance, and pass through his hands alone, and what do you suppose would happen after that? Could it be he'd show up at the next annual meeting (whenever that is going to be, June or even July, according to the statement made by the "President" at the May 10th meeting, a time when it's not very likely more than a few homeowners could attend) with 20, 30 or even 40 "proxies," made out to the "President" or maybe even to himself, proclaiming a quorum has been met and, ABRACADABRA, we end up with the same persons in control, all the while never allowing any inspection of said proxies (just as the HOA has obstructed the inspection of the proxies and sign in sheets from the last 2 years, at OUR expense)...assuming he would even bother to forge them in the first place)!

Still, there are some people running around, preaching the same, old, HOA message--"Believe US, and don't believe anyone else! Be convinced we are doing you good...but if not, believe that you can do nothing to stop us, because if you try, we'll come after you!"

But let's just say that, maybe, just maybe, there are enough homeowners in Peachtree Village who, even if they still think having an HOA is somehow a good thing, are finally starting to see the type of HOA we've had up until now has got to change, that they're ready to do something different and better, and by "better," meaning, to have an HOA that is completely transparent, that uses our money wisely to take good care of our greenbelt and our private drives, but otherwise, respects the rights of every homeowner to decorate and maintain THEIR homes as they please within the limits of the City of Plano's Property Code rules!

Well, I've done some research, and in my humble opinion, there is really only one way out of the mess these people who wanted so badly to deprive us of our home ownership in any meaningful way, have left us with:

1) 3 homeowners need to file affidavits with the Collin County clerk, swearing to become a Board Election Committee and organize a fair and secure and transparent Board election as soon as possible, but this time, with a real quorum of, at least, 29 (30%) of our homeowner households' participation.

2) Whoever wants to be on a real, legal Board of Directors for Peachtree Village HOA, must be willing to give up on the fantasy that our homeowners can simply be told to believe whatever they say, after crushing all dissenting voices by any means necessary and, instead, be 100% committed to being truthful and transparent, beginning by making ALL HOA records (like all bank statements, proxies and sign in sheets from the last 7 annual meetings) available, for free, to any homeowner who wants to inspect them.

3) Commit to no more hiring of any more FOR PROFIT, HOA management companies, real or imagined, and move to self-management.

4) Commit to no more spying, no more accusatory letters, no more fines, nor threats of fines, and certainly no more threats to sue anyone or take away their home!

4) Then, with all the money saved, and after opening an account at a local bank, right here in East Plano, where we can all make our HOA dues payments directly and at no extra cost, use the funds, as noted above, to take good care of our greenbelt and begin repairing all the potholes on our private drives. [And by the way, $480.00 per household, per year, would be PLENTY to meet these objectives.]

There's a reason why our HOA has not had a legitimate Board election for 20 years in which, a real quorum was met--because a small group of people has refused to respect what the vast majority of the Peachtree Village homeowners want and, instead, have only sought power over them no matter what they had to do or say to get and keep that control and, as History tells us over and over and over again, that approach ALWAYS leads to corruption and failure...and by all means, don't take my word for it--JUST LOOK AT WHAT'S HAPPENING RIGHT BEFORE YOUR OWN EYES!

Still your neighbor (at least until I can sell my house),

Rick Lannoye

The Dissolution Vote Results:

85% in Favor of Dissolution!

...Though Due to the Requirement of 67% or More Household Participation,

Is Still Not Enough to Become Legal!

On Friday, March 15, 2026, the Peachtree Village Dissolution Vote Election Committee decided to release the results of the Dissolution Vote of the Peachtree Village HOA, which came in with an astonishing landside decision in favor of dissolving the HOA--85%, with only 15% voting against the measure! Unfortunately, in the State of Texas, and in accord with our outdated DCCRs and By-Laws, a ludicrously high percentage of homeowner household participation--67% or more--are needed in order to make the vote legally binding.

The Election Committee had planned to announce the election results after the voting period ends on May 31, 2026, but since no more ballots came in after March 24, 2026, it was decided the likelihood of any more being mailed in was extremely low and, given the current situation with our HOA now engaged in a lawsuit, the Committee decided it was best to let everyone know the results as soon as possible.

What was amazing was the large turnout! A total of 20 out of our 97 homeowner households participated in the vote--a whopping 21%! [There were 22 returned ballot envelopes, but 2 homeowners used their pre-stamped ballot envelope to send messages of profanity instead of voting one way or the other!]

For any unaware, most local elections--for municipal councils, school boards, county judges and sheriffs, etc.--typically turn out less than 10% of all eligible voters. This is pathetic, of course, but it is a political reality here in the United States. So, when the people of our community turned out over double what is normal for a local election, we can definitely say our community's Dissolution Vote turnout was far better than usual...and this was in spite of repeated efforts by the persons currently claiming to be our "Board" to suppress voter turn out, mostly by spreading false information about its validity. Had there not been such an effort to suppress votes, there might have, indeed, been enough participants and FOR votes to dissolve the HOA.

What, therefore, can we take away from this vote, if not an actual dissolution? A LOT! This vote is a huge VOTE OF NO CONFIDENCE in the HOA and those who have been running it for a very long time! This vote tells us a very large percentage of our homeowners are very unhappy with the HOA, so much so, they let their voice be heard, in spite of any fear of retaliation, sending a strong message to whoever might want to be on an actual, duly-elected Board of Directors in the future, that they had better listen to what the homeowners want--freedom to control their own homes and an HOA that spends our money wisely and transparently to take good care of our common areas, including our Private Drives!

As promised at the meeting held at the Harrington Library on Sunday, May 10th, 2026, by the persons claiming to be the Board of Directors for Peachtree Village HOA, here is the video/audio recording of the meeting, with no edits.

5 Homeowners Decide They Wish to Replace the Current Fake Board, While Mammen Goes Off the Cliff With a Ridiculous Story to Cover Up His Plot to Fake Another Election

STILL MORE BREAKING NEWS, May 1, 2026: 5 Peachtree Village Homeowners Announce They Want to Become the Directors of a New HOA Board--Alvin Shepherd, Joe Tarell, Barry Applewhite Craig Williams and Donna De Chabert--But How Much Will They Commit to Making the Much Needed Changes Our Community Desperately Needs? We Have Already Asked Them!

Just today, on Friday, May 1, 2026, we got word that 5 Peachtree Village homeowners have announced they want to be on a new Board of Directors for Peachtree Village HOA--Alvin Shepherd, Joe Tarell, Barry Applewhite, Craig Williams and Donna De Chabert--so within hours, the Peachtree Village Neighborhood Union sent them all a list of the much needed changes that, according to the polling we did early last summer and have continued to ask of the people of our community, both resident and non-resident homeowners, what they really want the HOA to do and to not do, that is, if we're to have an HOA at all, depending on the results of the Dissolution Vote that is still going on and will continue to receive ballots until May 31, 2026. That list is as follows, along with the explanation that, because we have not had a legitimately-elected Board for the last 20 years, and that includes the current group of people who are falsely claiming to be our "Board," a real election can only be organized by at least 3 homeowners who would register sworn affidavits under the penalty of perjury to organize a fair election with a 30 days or more advance notice to all homeowners. Depending on whether or not these candidates are willing to make a firm commitment to respect everyone in Peachtree Village, and give up, once and for all, the abusive practices of the Peachtree Village HOA's past, will determine whether the Neighborhood Union will support their candidacies, as well as if we can even have a fair, legal election. If not, then the Union will boycott it, because the last thing we need is yet another fake election after a fake quorum.:

The Much-Needed Changes Any New Peachtree Village HOA Board Must Commit Themselves to Upholding

To earn the support of the Peachtree Village Neighborhood Union for the candidacy of anyone who hopes to serve on a new Board of Directors for Peachtree Village HOA, we would require a written commitment to make the following changes and new practices:

1) No more spying on and accusing homeowners of decoration or maintenance violations. Homeowners have a right to decorate however they please, and the City of Plano has PLENTY of rules about maintenance, as we just learned in the past few weeks when the HOA failed to keep weed growth on each of our privately owned portions of the greenbelt. It must be, therefore, honestly acknowledged the ACC went defunct many years (if not decades) ago.

2) No more HOA management companies. Our HOA has lost millions of dollars to these for profit companies who only care to exploit us financially. Self-management is not that hard, and while PayHOA has demonstrated they have a very serious security flaw (in that Steven Mammen was able to use their 30 day trial to actually collect money from an unlimited number of homeowners), there are other, very reasonably-priced Internet based programs which could be used to collect regular monthly dues.

3) No more racial and religious targeting. An HOA Board must welcome people of all races (including African-Americans, Latinos, Asians, etc.) and religions (including Muslims, Catholics, Hindus, etc.). Another reason for ending, once and for all, the use of an ACC and threatening homeowners with fines and evictions was how they have been weaponized, repeatedly, against minorities, all in the hope of keeping Peachtree Village an all-white, Protestant community, which is unethical, immoral and against the Law.

4) Start fixing the potholes on our Private Drives. The lame excuse that pothole repairs represent a "capital improvement" is not going to stand. Our CCRs, By-Laws and Articles of Incorporation make it very clear it is the financial responsibility of the HOA (not some “courtyard committee) to keep all of our 17 (blue sign) private drives maintained. Of course, given all the waste that's occurred over the past 2 decades, there are now so many potholes, it won't be easy to fix them in any short amount of time. But if our money were to be used wisely, there would be plenty to, at least, begin placing asphalt over the worst potholes and, maybe, once we convert our greenbelt to attractive, native plants, the money saved from no longer have to pay many $1,000s per month to mow down the crabgrass and dandelions and $100s more just to water them, would provide the financial ability to begin doing cement and rebar repairs.

5) As implied in number 4), begin work on a plan to transition our greenbelt to attractive, drought-resistant native plants in collaboration with the City of Plano's Department of Environmental Sustainability, beginning by terminating the contract with the City of Plano's water department, a huge saving, in and of itself.

6) Terminate the use of irrigating the greenbelt with the City's drinking water in the vain attempt to keep the non-native vegetation alive. We know what happens when most every summer--the rains come to a halt and the heat begins to bake the ground, especially when there is little to no shade because of the practice of mowing down to the nubs. We are going to run out of water and can no longer waste it by tossing it on the ground, and any money spent on trying to replace our dilapidated, irrigation system, which is beyond repair, would end up going to complete waste when the City of Plano and the North Texas Water District order all ground irrigation to stop.

7) Begin regular monthly publication of all HOA bank statements, made available to every homeowner without any redactions. It's not good enough to publish a statement which claims to represent what the HOA has received and spent our money on, but we need to see the evidence, directly. This is what transparency means.

8) Begin regular monthly meetings which place no limits on which homeowners may attend, and how long they get to address the Board with questions or criticisms, regardless of whether or not any or all of the Board members like or feel comfortable hearing or being questioned about. And these meetings must be video recorded and made available on line so any homeowner who cannot attend or if any have any question later on as to what was stated or done, may easily go back and review them, in order to clear up any discrepancies or expose false claims made afterwards.

9) No more concealing and obstructing access to our HOA records. We must have complete access to all records, and that most certainly includes the proxies and sign in sheets from every annual meeting we've ever had.

10) No more proxy voting. The State of Texas permits HOAs to use electronic voting methods and absentee ballots instead of proxy voting, so there is no need to keep using a method of determining quorums and votes that is completely outdated and goes back to the when horse travel was the fastest means to get around.

11) No more placing restrictions on parking. We don’t have enough parking. Most of us have to use our one car garages for storage, in that, our homes are so small. We can’t park on our Private Drives because they are not wide enough for emergency vehicles, like a fire truck, to get through, if even only one car is parked on them. So, it is imperative our HOA no longer attempt, as the fake Board did last year, to further restrict parking on the public streets (Peachtree, Royal Oaks and Honeysuckle) that go around and through our community and, to no longer threaten our residents from temporarily using our 6 auxiliary parking areas (right now, most of them have threatening signs and 2 have some very ugly, painted “Visitors Only” designations). Also, there should be no opposition raised against any homeowner who wishes to expand the size of their driveways in order to accommodate more parking (as long as they get the proper permits from the City of Plano), and neither should there be any attempt to threaten or restrict the angle at which cars are parked on any one home’s driveway.

12) Treat our leasing neighbors with respect and welcome each one into our community. While our leasing neighbors don't hold as much of a stake in our community as our homeowners do, we only cause damage to our community by mistreating them and looking down on them. (Let's recall when Robert Herrick (the husband of Brenda Herrick, one of the current fake Board members) on a video recording he agreed to speak, stated this, "I don't give two shits about the renters!") The more people feel they belong, the better they are going to take care of the property they lease. This also means our leasing homeowners (representing about 25% of our community) will be able to find and keep good lessees, and a good number of them might even opt to purchase a home in our community after experiencing living in a welcoming neighborhood, eventually increasing the percentage of homeowner residents which is key, not only to just being happy, but increasing the value of our homes.

13) No more using HOA money for personal or political purposes, especially to attack anyone who has called what the Board is doing into question. If any Board member wants to ridicule any homeowner in our community, let him/her do that on their own dime and from a personal platform, but not using any HOA money, like in a letter or newsletter paid for with HOA funds, nor any HOA platform, like an HOA meeting.

14) Wipe all financial slates clean for every homeowner accused of being behind in paying dues (especially for those homeowners who were forced to pay out of their own pockets and/or paid the equivalent in extra time and effort to cut down the weeds on their individually-owned portions of the greenbelt) while the HOA failed to maintain the greenbelt for over 6 months), and begin afresh only after a legally-elected Board is established, and sets up a legal Peachtree Village HOA account at a nearby bank in East Plano, where dues/assessments are easily received at no additional cost to the homeowner, i.e., $40.00 per month and not a penny more, in accord with the maximum amount our HOA is allowed to assess, unless there were ever to be a fair and secure vote in which 67% or more homeowner households voted in favor of raising the maximum.

15) Establish negotiations with all the homeowners who in the past, we’re pressured into paying for repairs on the Common Drives where their homes were located by making them think it was just the people on any given street that had to pay for pothole repairs when it was really the duty of the HOA to pay for those repairs out of a maintenance fund they should have, but failed to set up, out of regular assessments every homeowner pays to the HOA every month/year ($40/$480), amounting to about $1,000,000.00 over the past 20 years and, therefore, are owed compensation.

16) Upon request, any homeowner should get, at no cost, a paper copy of the original DCCRs, By-Laws and Articles of Incorporation mailed to them.

17) And while this should go without saying, but given all the lies the current “Board” and Steven Mammen have been, repeatedly stating, by mouth, by phone and in writing, no more lying. The only way going forward, that is, if we’re to have an HOA at all (so, if the Dissolution Vote were to fall short of the 67% FOR votes), it must be in total honesty, and that begins with an honest admission that our HOA was founded in order to prevent persons of color from buying or keeping homes in Peachtree Village. And this commitment to honesty must also include free access to any and all HOA records, and no further attempts to destroy any of them, and to keep them professionally stored in a nearby document storage facility that has a secured audit room where any homeowner may easily go and view any or all HOA records they please, as long as it’s during normal business hours.

18) Finally, there is the issue of how to legally re-establish an HOA Board after not having any for the past 20 years, which includes the current group who asserted Board control after the last May 12, 2025 annual meeting which did not meet the 30% required, homeowner household quorum, just as the previous fake Board also failed to do in June of 2024 and, therefore, the group led by Joe Tarell who called for that May 12, 2025 election did so without proper legal authority!

To repeat, there is only one way to legally get another Board elected, and that will have to be if there are, at least, 3 homeowners willing to form an Election Committee by submitting sworn affidavits to the Collin County Clerk, in which they swear to organize an election that is fair, secure and transparent and, even then, must still obtain the participation of at least 29 separate, homeowner households (not just any number of individual homeowners) in order to satisfy our Founding Document’s 30% minimum, quorum requirement.

Imagine the great sigh of relief which would come if we were to get a Board that embraces all of these much needed changes, one which commits to working with all our homeowners, including the Neighborhood Union which will continue to play a vital role in our community, serving as a watchful eye in order to ensure we never, ever descend into the abusive HOA practices of the past and what is still going on right now.

MORE BREAKING NEWS, April 30, 2026, 9:00 AM: Mammen Rolls Out Another Letter of Lies From Wherever He Is Holed up, Revealing His Original Plan to Rig the Proxy Election Had to Be Scrapped Thanks to the Union's Steadfast Scrutiny...But Now Wants To Implement An Even Worse Plot--To Make It So He and His Current Fake Board Conspirators Are the Only Ones Who Can Receive Proxies of Their Own Making, Count Them Secretly, and Then Announce the "Winners"!

This morning, April 30, 2026, we learned about Steven Mammen's email letter in which he spewed quite a number of lies and distortions, but because he is so much in the habit of lying, he has now reached the point pathological liars always do, where he can't keep track of what he's saying, uttering complete non-sense and contradictions!

After the Neighborhood Union filed two complaints with the US Postal Service about Mammen's repeated attempts at mail fraud (it seems clear from his rather pathetic attempt to explain why), he is closing his 4th US Post Office box (about one per month now) since he was illegitimately hired by our illegitimate Board on January 21, 2026., the last of which he opened in New Braunfels, Texas of all places, where he falsely claimed there existed a "Peachtree Village HOA Processing Center"!

Then, he goes on with a fantastical tale, claiming the USPS notified him that 60% of his "Annual Election Mailing" got "damaged upon delivery", so this is why whatever his original plan to rig yet another fake quorum, followed by yet another fake Board election, is going to have to wait for another 30 days!

Damaged where exactly? So, let's understand just what it is Mr. Mammen is hoping we will believe without question: that it just so happened 60% of our 97 separate, homeowner household, mailing addresses, about 25% in other locations besides Peachtree Village. several of them out of state, got damaged, so much so, they could not be delivered? What are the odds, especially since this followed soon after the Peachtree Village Neighborhood Union just filed an official complaint against him, just a few weeks ago, in which he stood accused of attempting to collect money from our homeowners by telling them to mail their dues to a completely empty office address, and then, using the US Mail forwarding service to divert the funds to one of several, constantly changing, PO boxes! Quite a coincidence? Also, the Union has been educating our community about how the current Fake Board was falsely elected because no proper quorum was met at the Annual Meeting held last year on May 12, 2025, and warning about the likelihood, they want to do the same thing again! Or is he just making up the craziest lie yet, all so he can evade telling us what really happened--"We got caught trying to collect dues payments in an illegal manner and we're planning to rig another fake quorum like they did last year, so we're having to figure out another way to do it in another month or so."

And he pretty much confessed how, last year, when the persons from Goodwin & Co., who were hired by the previous fake Board (the one with Joe Tarell as "President" and Mimi Clotfelder and Brenda Herrick as "directors") counted every individual homeowner proxy toward establishing the required 30% to meet the quorum (which should have been only 29 distinct homeowner households), regardless of the fact a number of them were by persons from the same household, and therefore, unduly resulted in a illegitimate, higher number of proxies counted, and have been ferociously doing everything they can to prevent us from seeing this damning evidence!

Of course, he also went on with yet another attempt to cover up the fact that 2 banks, to date, AFTER CONDUCTING THEIR OWN RESEARCH, decided to close the accounts Mammen had set up with them, once they learned our "Board" was not duly elected, after a meeting failed to reach the required quorum, meaning, they have no legal authority to do anything on behalf of Peachtree Village HOA, like set up a bank account, receive payments and most critical, to spend OUR HOA money! Perhaps, asking a bank (like BankUnited) to check to make sure any account they agreed to set up was a legal one, can be characterized as "interference" because, indeed, we are proudly interfering with the many plots this fake "board" and their fake "community association manager" have been engaging in to waste, mismanage, and misappropriate all the money we gave them ($1,000,00.00 over the past 20 years), which was supposed to go toward taking good care of our common areas but, instead, went into the greedy pockets of HOA management companies, unnecessary insurance and a lawyer who used every loophole he could to block access to our HOA records!

The Fake Board Has Lied So Much For So Long and, Sadly, Got Away With It For Many Years...They Cannot Now Accept the Fact Their Lies Are Finally Catching Up to Them...and Rather Than Honestly Accepting Responsibility For Their Many Lies, They're Telling Even More Lies in a Foolish Attempt to Cover Up the Ones They've Told Before! Of Course, this Only Results in No Longer Being Able to Keep Track of What They've Lied About...and It's Already Very Obvious to Anyone Who Doesn't Just Believe Them Without Question!

This Is What an HOA-FREE Peachtree Village Will Look Like!

This Is What Results From an HOA-Dominated Peachtree Village!

Once a Bank or a Payment Processing Company Finds Out Peachtree Village HOA Has No Legitimate Board, Nor a Legitimate HOA Manager, They Do Not Want to Do Business With Them!

Another very disconcerting announcement came from the Fake Board’s April “news” letter, in which they stated it's their intention to conduct another election by using the extremely easy-to-forge Proxy Method! The Union has long been advocating for voting methods that are secure and conducted by an independent third party who are sworn election officials. The Proxy Method the HOA wants to use, AGAIN, is neither independent, nor secure! ANYONE can print off as many “proxies” as they wish, forge a signature and make it out to themselves to make it falsely appear a homeowner who either cannot or doesn’t want to appear in person at an annual meeting, gave them their authority to elect whomever the proxy choses. Now, one might say they shouldn’t do this for fear of checking those proxies later on to see if they were forged…but guess how Peachtree Village HOA gets around that? BY PREVENTING ANYONE FROM EVER SEEING THE PROXIES! So, no, if we’re to have another annual meeting, it MUST be conducted by an by an independent third party, and certainly NOT by someone like Steve Mammen!

The Fake Board Wants to Manipulate the Outcome of Another Election By Using the Easy-to-Forge Proxy Method

Stephen Mammen's 6 (SIX) DIFFERENT FAKE ADDRESSES

JUST SINCE DECEMBER OF 2025...SO FAR,

AS HE CONTINUOUSLY TRIES TO STAY ONE STEP AHEAD OF THE LAW!

According to crime experts and law enforcement, a person constantly changing addresses is a common tactic used to avoid detection, break surveillance, or obscure a criminal history. This transient behavior is often associated with individuals involved in fraud, identity theft, or those with a "criminal lifestyle" characterized by antisocial behavior.

Key Reasons Experts View Frequent Moves as a Potential Sign of Trouble:

• Avoiding Accountability: Transient individuals, sometimes called "transient criminals," move to avoid being caught by law enforcement or to escape the consequences of their actions, such as unpaid debts.

• Identity Theft/Mail Fraud: Criminals frequently change their address, often via fraudulent USPS requests, to intercept mail, bank statements, and sensitive personal information.

Steven Mammen fits the criminal transient profile like a hand in a glove! Consider the constantly changing, fake addresses he has published just since last December of 2025, when our "Board" foolishly and without doing any vetting whatsoever, decided to hire this guy:

2149 Willowood Drive, Grapevine, TX 76051, which Mammen falsely claimed was the "corporate office" of his "company"...which turned out to be the house where he had been renting

16745 Addison Road, Ste 200 Dallas, TX 75002, which Mammen falsely claimed was the "field office" of his "firm"...which turned out to be an empty office the building owner/manager confirmed was not leased, nor would it ever be leased to him

PO Box 51, 1251 William D. Tate Avenue, Grapevine, TX 76051, which Mammen falsely claimed was the mail address for his fake company "Phoenix HOA Management" and Peachtree Village HOA, but which he promptly closed after it was discovered he attempted to have the US Post Office forward mail (especially mail containing checks or money orders) from his fake office address in Addison to this PO Box, which is a Federal offense!

PMB, 1251 William D. Tate Avenue, Grapevine, TX 76099, which Mammen falsely claimed was his new US Post Office box that he wanted Peachtree Village homeowners to send their money to, only to quickly change it, again.

PMB 51, 1251 William D. Tate Avenue, Grapevine, TX 76099, which Mammen falsely claimed was yet another mail address for his "company" or "Peachtree Village HOA," once more, after asking homeowners to send him their money to what turned out to be set up by an invalid CMRA, a commercial mail receiving agency!

P.O. Box 310003, New Braunfels, TX 78131, which Mammen now falsely claims is the address for Peachtree Village HOA's "processing center"! Since when did our HOA ever have or need a "processing center," especially in a small town over 240 miles south of Plano, which just so happens to be about 1/2 the distance to Mexico???

Steven Mammen does NOT have a real company. He doesn't have a firm, nor a corporate office, neither a field office! He has no employees, nor does he have any other HOA client communities. He is not bonded. He's been fired, repeatedly, from one actual HOA management company after another, like Essex and Proper. He has a LONG LIST of consumer complaints going all the way back to when he was in California operating what he then called "Phoenix Management Consultants." A back ground check by Intellius shows he constantly bounces from one town to another, constantly changing his phone number and, each time he does, it's after leaving a community of homeowners in ruin or near-ruin!

Men like Mammen are, however, good at what they do! They pick their marks carefully. He spotted our community that was in state of disarray, with a fake board and a fake president whose misdeeds, financial misspending and misappropriations were quickly catching up to them, and dazzled her in such a way, she soon began calling him a "rock star"! Once perceived as her savior, no more questions were asked! Our "Board" did no vetting, did no background checks...and didn't even ask for references!!!

We can only hope that Mammen has not, already, made off with any more of our HOA funds or other homeowner savings as he quite possibly has already stolen some of our unwary homeowners' identities. Perhaps the Law will finally catch up to him, if not wherever he's been hiding out in New Braunfels, to wherever he goes next. But we must, right now, demand that our HOA have nothing ever more to do with him!

The Neighborhood Union Organizes the Removal of Hazardous Rebars Sticking Up From Two of Our Private Drives' Many Potholes

After a year of calling on the Peachtree Village HOA to begin fixing the many dozens of potholes plaguing our private (blue sign) streets that all of our homes are located on, when a pothole problem became so bad at one location rebar rods were sticking out, it became crystal clear we could no longer keep waiting on the current HOA "Board" and their fake "Phoenix" company to take care of our community. So, the Neighborhood Union has stepped in to take care of the problem!

In this instance, a couple of potholes had gotten so bad, the rebar had become exposed and was loose. While the rebar was still laying flat, it was not yet an imminent safety hazard, but sometime on Saturday morning, March 7, 2026, someone had bent 2 of the bars up, and now that required immediate action! After the Neighborhood Union was alerted that same, late morning, the first thing was to scrounge up some street cones and place them at the scene so drivers, cyclists and pedestrians wouldn't run into them by accident. The next step was to quickly write a note and place them on everyone's door who lives on the affected street, asking for contributions to pay for an experienced repair person to, at least, safely cut the protruding rebar.

For any still unaware, all the streets of Peachtree Village that our homes are located on do NOT belong to the City of Plano, but are considered Private drives. Moreover, the HOA is not the private owner of our streets (though that is common in other communities stuck with HOAs). In our case, it's every homeowner who is the real property owner of a least some portion of what we think of as our "Common Areas," and that includes some homeowners who actually own part of the street they live on!

Now if that sounds confusing, it gets worse. When our community was constructed with an HOA imposed upon it, the original Rules made it very clear that, regardless of which part of which street actually belongs to which homeowner, it was the duty of the HOA to perform ALL the maintenance and repairs of every one of our Private Drives. In fact, it says so in no less than 6 places! Part of all the money we paid to the HOA (and for the last 20 years, that comes to about $1,000,000.00) was supposed to be placed in a Maintenance Fund that was supposed to be used to keep our Private Drives in good repair, like fixing potholes!

However, some decades ago, a Peachtree Village HOA Board came up with a way to avoid taking care of this very basic obligation by falsely calling a pothole repair a "capital improvement"! They, and every "Board" since then, exploited some language in our DCCRs that talks about how the homeowners on a given street can, if they want to, pay for some ADDITIONAL IMPROVEMENT, things like a playground, some park benches or a water fountain. Well, this part of our original Rules was clearly copied from a much larger community that had room for those sorts of additional structures. But because so few homeowners knew and understood what our Founding Documents say, it was super easy for one "Board" after another to confuse the people of our community into thinking if things like a pothole developed, fixing it would be a "capital improvement" and, therefore, not the responsibility of the HOA to pay to have fixed!

So, what happened to all our money instead? Well, one "Board" after another gave most of our money to FOR PROFIT companies who did NOTHING to keep our Common Areas in good repair, and to make the situation worse, the current Fake Board spent most, if not all our money, which should have been going to a Maintenance Fund, on a lawyer to cover up their many misdeeds and to hire a strange guy who falsely claimed he has an HOA management company called "Phoenix," which turned out to be completely fake and exists only on paper! So, now, we also have to wonder what he'll do if he gets his hands on however much, if any, of our money is left, not for any street maintenance, not anything else!

What do do? Well, this is just one of the many reasons why we are currently holding a Dissolution Vote to finally get rid of the HOA once and for all, so we can put our money to much better use. But regardless of how the vote turns out, there's nothing to stop us, right now, from finally realizing, as the old saying goes, "If you want something done right, you have to do it yourself!"

Rather than do nothing other than moan, cry and complain, "Why doesn't somebody do something?" or to engage in what the current Fake Mammen/"Board" has nearly perfected into a science--blaming others while doing nothing else--let's just get over the idea that it's up to someone else to fix things, and take on the tasks ourselves!

Whether it's a pothole with rebar sticking up, weeds growing too high on our greenbelt or sloppy, inaccurate paint jobs on our extra parking spaces, none of these issues are insurmountable as long as WE act! Let's reclaim control over the property that each one of us has really owned all along (and by the way, each one of us is already paying all the taxes on these "ceded" properties) and, with the pride that comes with the realization, "That's my home property!" no doubt, we'll all do a far better job taking care of it than any one else, most especially those who don't have any stake at all in our community! And sure enough, we're already witnessing this home pride in action.

By Sunday afternoon, March 8, 2026, a generous neighbor contributed enough money to pay for the removal of the protruding rebar rods, which took care of the imminent hazard they were presenting (See Below).

Of course, the potholes are still there and, without any help from the HOA, other than to falsely interpret our HOA rules in order to avoid their responsibilities, it now falls to us, the homeowners, to either just get rid of the HOA (by voting FOR the Dissolution) in which case we can begin work on several, possible alternatives to ensuring the proper care of all our Common Areas (for example, eventually gifting them to the City of Plano) or if not, to simply take over where the HOA has failed us. As this protruding rebar situation certainly showed, US taking care of our land is not only doable, but our best, immediate option given how defunct the HOA has become.

We Now Know What the Fake Board/Mammen Junta Has Been Doing For the Last Month--

Putting Together a "News" Letter In a Poor Attempt to Paint Over Their Lies and Mismanagement!

As we've most all been wondering what the Fake HOA Board of Peachtree Village and the equally fake management "company" called "Phoenix" (though it's really just one guy with a very checkered past, named Steven Mammen) has been up to for the last month or so, we now know they were working on their March "News" letter in a pitifully poor attempt to make it seem like all is well...while nothing could be further from the truth!

To begin with, anyone of ordinary reason would think that, by now, after all the revelations about Mammen's fake addresses (5 so far, and now he's announced a 6th one that is supposed to be "PMB 51" [By the way, we're not kidding, regardless of the ironic similarity to Area 51, the supposed, top secret government land where aliens were said to have crash-landed in 1947!!!], his completely empty fake office at the Addison Guaranty Bank building which his "company" never occupied, the fact he has no employees, that he has no other real HOA communities his "company" is serving, that he is very, very, very likely not-bonded at all (so any of our HOA money that he has spending access to is completely UNSAFE), that he has a long history of constantly moving from place to place, constantly changing his phone number and, back when he was in California, running his Phoenix Management Consultants, left a long trail of very irate homeowners in his wake, only to be fired by one HOA Management company after another...and that's just what we've learned so far...now the Fake Board talks like this guy is to be trusted when he, supposedly, soon gets in touch with us about how we can send him our monthly dues!!! Talk about living in some dream world!

Then there is the comment about "finally" getting documents from Proper HOA management and the "release of our funds," but with no explanation as to why the last management company took 2 months to hand over what should have happened by the end of December 2025! Why? Of course, Proper has not publicly disclosed why they decided to terminate their contract with Peachtree Village HOA, but it sure seems like it was far more than a coincidence when they made this decision right after they found out the people claiming to be our latest "Board" were NOT properly elected! No doubt Proper had to have some long talks with their legal council to figure out just how vulnerable they were after failing to properly (no pun intended) vet our "Board" to make sure they actually had the authority to collect and spend money on the behalf of our HOA...which they do not as it turns out! On the one hand, they needed to extract themselves from doing business with an illegitimate HOA board; on the other hand, what to do with our funds (assuming there was any left by Dec. 31, 2025) and our records? Should they just hand over the money and records to people whom they definitely knew by November 2025 were fakes??? Well, if there is any truth to what the Fake Board is now alleging in this "news" letter, perhaps Proper felt is was the lesser of evils to just write the "President" a check and call them over to pick up the several boxes full of our HOA records dating over 40 years, hoping they won't ever have to answer for their role in doing the Fake Board's illegitimate work and making a profit to boot!

Unless of course, they wisely decided to reimburse every nickel they took from us! This would actually make a lot of sense, especially since the Fake Board is now acting like, all of the sudden, they once again have all kinds of money to blow! How so?

Well, is sure seems a bit odd that, suddenly, the Fake Board is making all these promises about finding another "landscaping" company and that they're, again, all of the sudden, going to be responsible for trimming the limbs from the trees on our greenbelt which are hanging below the 14 feet limit set by the City of Plano (in order to ensure fire trucks can pass through our streets if ever it were necessary). Thing is, it took the City of Plano's Neighborhood Services to alert at least one of our neighbors when some of the branches on a tree on her and her husband's land (which is, currently, ceded to the greenbelt, as all of us homeowners in Peachtree Village do to one degree or another) had begun to hang below the 14 foot limit over one of our private and a public street! All we ever heard before was how we supposedly need the HOA so badly in order to make sure our streets and greenbelt are properly cared for, but the reality is they have, for years, if not decades, simply been forking out OUR money like there's no tomorrow to over-priced "landscapers" who did as little as they could while charging us as much money as they could to fatten their bottom line!

And this is in addition to the fact this latest "Board" is STILL completely ignoring the impending water shortage crisis which is going to result in the City telling us we can no longer throw drinking water on all of the water-wasting, foreign crabgrass now covering most of our greenbelt! Regardless of how much the Neighborhood Union has been warning them over and over and over again, they are acting like nobody in our community is on a fixed income (actually, that would be a large percentage if not most of us) and that we can all afford to begin paying double in dues just to keep doing the same economically and environmentally foolish and unsustainable ways!

Which brings us to "PayHOA," and the completely unexplained reason behind the "changed banks," except to falsely blame our Union's founder for Harmony Bank's decision not to do business with Steven Mammen or Peachtree Village HOA a good 3 weeks before anyone from the Union spoke in a very nice way with the very nice people at Harmony Bank to find out where our HOA money was! The reality is that Harmony Bank learned about Mammen's phony, paper-only company, his non existent office, and how the "Board" of Peachtree Village has no legitimate authority to collect or spend our HOA funds! So, what then are Mammen and the Fake Board intending when they talk about having a "bank account" they're waiting to become "active" along with the PayHOA "portal"??? Well, we're already investigating to find out as much as possible, but with what we already know, the whole situation is very fishy to say the least!

For one thing, PayHOA is an online service designed for HOAs that want to self manage and not have to pay enormous amounts of money to profit-driven HOA management companies. If our HOA is going to use PayHOA, then what do we need Steven Mammen for? For our small community, their service would only cost a little over $100 a month, but why, then, fork out another $900 (the figure the Fake Board said they're giving to Mammen every month) just for him to do...what exactly? Since PayHOA does everything a regular HOA management company does (except for sending spy cars to invade our privacy and falsely accuse us of supposed decoration "violations"), he serves no purpose, not any good purpose!

The other problem already evident here is WHO would have spending access from the account PayHOA would presumably deposit money into? If it's Mammen, the guy who for 2 months now has refused to permit a direct inspection of his alleged bond so we could be assured that, were he to misspend, misappropriate or just plain steal our money, we could be reimbursed...most likely, because he doesn't have one, our funds would be at great risk! No one, not even if we had a legitimate Board, should be allowed to collect or spend our HOA money who is not fully bonded, and we should ALL know what company is underwriting the bond, how to get hold of them and how to file a claim in the even our money goes missing...but notice there is NOTHING about safeguarding our funds!

One more thing. Once again, with NO EXPLANATION, the "news" letter just, oh so briefly, mentions the next HOA meeting won't be until MAY, when there is an annual meeting! After going to severe lengths to ban anyone from attending their meetings (unless you are there just to believe whatever they say and to not ask any questions), all of the sudden the Fake Board decided it was better just to retreat into even more secrecy than they had already been doing! The lame excuse about needing 2 months to book a room at the library never stopped them from holding monthly meetings before, that is, before it became clear to them we were finding out way too much about their irresponsible, if not civilly or criminally illegal behavior!!!

The following Yelp statements were pulled directly from victims of Steven Mammen's time from when he had a property management consultants "company" in California, also called "Phoenix." There were no positive comments. There are no 2 to 5 star ratings. Read what they have to say, and ask yourself, "Why didn't the Peachtree Village HOA "Board" do any vetting of this guy before hiring him?"

On July 28, 2015, Jason B. Los Angeles, CA wrote:

I would concur with the rest of these negative reviews.
This company essentially brought our HOA into the red, with sweeping and poorly done renovation projects that were not managed and often stalled. This stalling and mismanagement included leaving 5 of our 25 buildings looking as if they were condemned while doing other bizarre and eccentric (expensive) projects with overly close vendors. The former board was also led into abandoning the funding of reserves under their management (a mis-practice now abandoned). Upon the second massive and legally unjustified, "emergency" special assessment, and after being popped again on regular assessments, our community recalled the board that allowed this company to do these things.
However, we (the new board) caught Phoenix Management red-handed burying over a dozen recall voter ballots of eligible voters after the fact, when we compared the list of ballots to the election mediator's records, which included a list of 21 homeowners that Steve Mamen told the mediator not to count. When questioned on this, Steve apologized, but was fired shortly afterward.
Since we took over the board in 2011, we hired a different management company, we re-roofed 25 buildings, repaired the 5 condemned looking buildings, cracked down on non-payers, brought the budget back into sanity, and have done a host of other jobs without raising assessments by one dime. Such was the colossal waste and mismanagement of Phoenix Management Consultants.
Now in 2015, we are forced to redo balconies that Phoenix oversaw and had allowed a close vendor to use rotten wood in the rebuilding of. Avoid these imbeciles like the plague.

On Jan 30, 2014 Shonnie J. of Fullerton, CA wrote:

If I could give NO STARS, I would!!! Little to no communication, NUMEROUS errors, dishonest, very rude with inappropriate and foul language in written correspondence. Basic management duties, like paying bills correctly or on time were not accomplished. I could go on,,,, and on... But will say DON'T DO IT.

ON May, 15, 2017, Shelly T., of Los Angeles, CA wrote:

This management group is terrible, so terrible I am making my very first yelp review about them. They list a phone number that doesn't work, so you can't even get a hold of them if you need something!

On April 1, 2014, John D. of Upland, CA, wrote:

This company is the bottom of the barrel when it comes to property management. Expect to be lied to on a regular basis and if a mistake is made, expect the manager to blame someone else for it. And there's a lot of shady dealings going on behind the scenes. If you need great property management services, look elsewhere!

On Aug 11, 2014, Robert D. of Diamond Bar, CA wrote:

There should have an option for negative stars.... Property owners are making a big mistake by using this disorganized company filled with angry employees. I agree with all the other comments here, the staff needs severe training and angry management. If you want a good laugh, give them a call and listen how bitter the staff are, it's like a circus act. Besides the staff, the property I lived at was not properly taken care of... the grounds were not cleaned up and managed well, the pool always had too much chlorine, and irrigation always had broken sprinklers or they were pointed to the street. Someone go straighten them out.

This next comment posted on Indeed came from a Collections Manager (the person who chases people down their employer says owes him money) who worked for Mammen in Rancho Cucamonga, CA, and even HE wrote on April 3, 2014, that Mammen's Management Consultants was:

Poorly managed and lots of distractions

I enjoy the basic function of my job and have a lot of freedoms however, the business itself is poorly managed with many external distractions. [*] I have ceased seeing myself advance in this environment and I do not envision this business in my future.

* [Might these distractions have been other possible victims of Mammen's predatory grooming of elderly, single women? It seems like a pattern is emerging, one which is consistent with all we've learned so far about Mammen's recent, unquestioned welcome as a "rock star" into a leading role over the Peachtree Village HOA "Board" by "President" Cheryl Allen!}

[Special Note: Unlike Texas, California privacy laws prohibit anyone from doing a criminal record background check (except for law enforcement or at the behest of a court order). But there are other ways to find out about the bad things a person did while in California, such as checking out reports of personal experiences on social media. Likely then, Steven Mammen has been able to get away with the same sort of bad business practices he was guilty of before he moved to Texas, at least until his behaviors catch up to him, such as what happened during his short stay at Proper HOA Management, and the several other companies he bounced from one to the other since 2020.]

More Evidence About Steven Mammen's Horrible Business Record Has Come to Light!

Contact Us Today

Reach out to us for support in protecting your homeowner/lessee rights and enhancing your individual freedoms to manage YOUR HOME. If, for example, you receive threatening letters from Proper HOA management or if you see any of their employees or anyone else representing the HOA, like the so-called "Architectural Control Committee," spying on you, taking photos of your home and writing down their highly subjective judgments, please let us know right away. If possible, get photos of these meddling, invaders of your privacy, and forward copies of any threatening letters demanding you pay "fines" or "fees," such as, demands that YOU pay for LETTERS THEY SEND, (an unethical and ILLEGAL practice called "Fee Stacking").

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info@peachtreevillageplano.com

Funding

The Peachtree Village Neighborhood Union is freely supported by the generous contributions from our community's residents and non-resident homeowners. No contributions are tax-deductible, so they are all the more appreciated. To be clear, the Union receives NO money at all from the HOA, nor any portion of any HOA dues payments.

Community

Support

info@peachtreevillageplano.com

972-379-8910

Peachtree Village Neighborhood Union

3009 Plumtree Lane

Plano, TX 75074-3129

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