BREAKING NEWS, February 1, 2026: The Fake Board Has Decided to Operate In Even Greater Secrecy Than Ever Before By Banning All Recording (Video and/or Audio) of Their Meetings and Refusing to Allow Members to Attend Unless They Meet Their Standards of Who Supports Them!

While it comes as no surprise, the Fake Board of Peachtree Village HOA sent an email to Rick Lannoye, declaring he can no longer attend their supposed "open" Board meetings, just because of a unfounded suspicion he was secretly video-recording their last meeting last January 21, 2026. But the real motive for the threat to Mr. Lannoye had nothing to do with making recordings (which by the way, should NOT be a problem for them...unless of course, they don't want anything they're doing wrong for failing to do right, to be documented and possibly used to hold them accountable before all the rest of the homeowners and residents of Peachtree Village) is because they have become ever increasingly upset that, their actions or inactions are being observed and reported to the rest of our community. Were these people not doing anything wrong, they would be more than happy for their meetings to be video and audio recorded, if for no other reason, than to have a record to fall back on in the event anyone ever tried to say something happened or was said that did not actually take place or was stated! But since they do, indeed, have SO MUCH to hide, and are unwilling to change their ways, of course, it was only a matter of time before they would ban all recordings and any witnesses who might hold them accountable

(By the way, our Founding Documents make it very clear, the HOA Board CANNOT prevent homeowners from attending their meetings, but this would not be the first time this "Board," as well as many others before them, has decided the Rules don't apply to them!)

Even as late as the de facto witch trial meeting they conducted on December 15, 2025, one of the "Board" members, Mimi Clotfelder, told the attendees to "come to the Board meetings to find out what's going on," but this was nothing more than code for, "Come to the board meetings IF YOU DON'T WANT TO QUESTION OR CHALLANGE US, so we can TELL YOU WHAT TO BELIEVE GOING ON!"

Just to be clear, this ban had nothing to do with any sort of bad conduct, like name calling. In fact, as Mr. Lannoye sat quietly for most of the meeting, all the while enduring one example of vitriol after another, such as Ms. Clotfelder's comment about him, "I don't even consider you a human being," he only patiently waited for his, very brief, 5 minutes to speak, and even then, a good portion of that time was interrupted by the "President," without any of the time being extended to make up for her interruption!

But to any who are concerned this ban, for however long it lasts (which will likely be determined by however long the HOA itself will last) will have little to no adverse impact on the Peachtree Village Neighborhood Union's ability or determination to monitor what the Fake Board is up to. We've actually been wondering when they were going to resort to what is very common for all tyrannical groups, whether it's a government, a religion or an HOA--doing all they can to monopolize the flow of information so THEY, and THEY ALONE, control how much people know what they're up to. This is just one more step toward trying to cover up what they've done wrong and failed to do right, and rather than come clean about their past misdeeds, are now doubling, tripling and quadrupling down on their hopeless efforts to operate in complete secrecy. Not to worry, though, we have many other avenues open to us to break past the walls they're trying to put up, and we will continue to bring you the objective facts, so you don't have to rely on their lies and propaganda.

The Fake Board Shatters a Long-Standing Precedent By Appointing a

NON-Homeowner/NON-Resident to Their Would-Be Oligarchy!

As bad as it has been for the last 20 years, during which time the Peachtree Village HOA has not had a legitimately-elected Board of Directors, it was only until last Wednesday night, January 21, 2026 (or at least within recent memory), that an HOA "Board" filled a vacancy with someone who is NOT a Peachtree Village homeowner, NOR a resident! But this is exactly what happened when, after 2 of the most recent Fake Board's "directors" resigned, the remaining three (ironically, suddenly concerned about making sure to have a quorum, so their vote was delayed while the "President" when to find the third "director" who had stepped out) voted to add a certain Pat Beets to their number, a man who has been, apparently, acting as the property manager for one of our actual homeowner's house in Peachtree Village that has been rented out for quite a number of years.

It's not clear, yet, if Mr. Beets is related to the actual homeowner, either by blood or marriage, but even if this were the case, it is still A VERY BAD IDEA TO HAVE A NON-HOMEOWNER/NON-RESIDENT on an HOA Board! This would be bad enough, even if we had a legitimate Board, and even if we had not already learned enough about Mr. Beets, all from his own statements, that are even more disconcerting!

In general, the problem with having an HOA Board director who is neither a homeowner, nor a resident in the community the board is supposed to be taking care of, is how this automatically predisposes him to make bad decisions! Why? The main reason is because, for the fact that he is a complete outsider, he never has to consider for one second that his HOA Board decisions and votes would have any impact on himself personally! He never has to live with the consequences of what he does or does not do!

Let's think about this carefully. Even when a board member who actually owns a home and/or lives in the community where the HOA is located, ignores what their neighbors want, and even goes to considerable trouble to make life very miserable for most everyone, at least they are forced to find some way to gather support from some of the people in the community and to spend considerable time and energy to suppress and manipulate everyone else. After all, their neighbors whose rights they've trampled on might see them, at least on occasion, and they'd have to deal with how they'll look at them, talk to them or interact with them in some way. But in the case of a "director" who doesn't own a home or live in the community, he is free of all these restrictions! "So what if I vote to do things that hurt the homeowners? All that matters is that I GET MY WAY, and I need not worry about looking at anyone in the eye in order to defend my actions!" By having board members who, even if they are power-mad tyrants, because of their proximity to everyone whom they tyrannize, serves as a restraint on their tyranny, but not so for the non-owner/non resident "director"!

Now let's consider what else we already know about Mr. Beets. He has already made it clear, especially when he stood up to condemn the Neighborhood Union and its founder, Rick Lannoye, at the witch trial-styled HOA meeting last December 15, 2025--that he believes HE should be entitled to FORCE homeowners to conform to whatever are HIS SUBJECTIVE VIEWS are, about how a home property should be decorated and maintained...even though he presumes HE IS EXEMPT from such control over the home property he, apparently, manages! For instance, at the December meeting, he angrily denounced Mr. Lannoye for parking 3 vehicles on his property's driveway, at an angle, that ingeniously permits each vehicle to enter and exit without having to move either of the other two! Though this sort of angular parking (often employed by historical downtowns to give the area an appealing, nostalgic aesthetic) does not in any way violate the City of Plano's municipal, residential parking codes, Mr. Beets says HIS personal opinion about what "looks good" to HIM should override what the City says! He was infuriated by the fact a person in the same area where the house is located that he, apparently, manages, should dare park THEIR CARS on THEIR DRIVEWAY, in a way other than the way that suits his personal preference, regardless of how difficult and impractical it is to do so, especially when a family has more than 2 cars!

Oh, but when it comes to the way HE manages the APPEARANCE of the house he is managing, it's another story! For example, for well over a month (perhaps 2), there was a huge pile of very large rocks on the front yard. Were Mr. Beets an actual homeowner, and were the Decoration Police still spying on our homes as they used to do in the early part of 2025, his home privacy would have surely been invaded, photos of his front yard taken and a nasty letter would have been sent to him, demanding he immediately remove the huge pile of very large rocks or else be fined, even as much as $100.00 and, even before that, charged a fine just for the letter being sent!

But Mr. Beets didn't have to worry about anyone being so pre-judgmental and threatening and attacking HIM (thanks to the efforts of the Neighbor Union to put a stop to this sort of abuse)! Most likely, he felt like it was HIS RIGHT to temporarily leave those rocks on the front yard for as long as he deemed necessary, and that it was no one else's business to get on to him about how long it was going to take to remove them...and in a community where RESPECT FOR ONE ANOTHER is rule, he would be right! However, Mr. Beets doesn't operate in accord with the principle of mutual respect, much less, the Golden Rule--Do unto others as you would have them do to you! No, even at the same time he felt is was perfectly fine with having what he, himself, would otherwise judge as a "janky" front yard, he had no problem condemning a neighbor, using the same term, JUST BECAUSE IT WENT AGAINST HIS PERSONAL OPINION! We can, therefore, deduce from what Mr. Beets has already stated, he would have no problem employing a DOUBLE STANDARD in his decisions as a would-be Board director!

And it doesn't stop there! Mr. Beets, in that same meeting, also derided the Neighborhood Union, merely for the fact the title of the group of Peachtree Village homeowners who are looking out for All the PEOPLE of our community, includes the word "union." He condemned the group on this word-choice basis alone because, as he put it, as a former manager of a service where the workers were unionized, he couldn't stand them for it! In other words, Mr. Beets revealed just HOW VERY LITTLE HE THINKS OF WORKING PEOPLE!

Labor unions, (though to be clear, this is NOT what the Peachtree Village Union is) have done more than any other type of organization to ensure workers receive a decent wage and benefits large businesses would never have otherwise provided for their tendency toward greed and exploitation. But Mr. Beets, clearly, feels it's quite OK for workers to be exploited! So, what does this tell us about the way Mr. Beets feels about the vast majority of the people who live in or own a home in Peachtree Village...who are WORKERS? A LOT!!!

Since Mr. Beets holds such a dim, condescending view toward the vast majority of the people of Peachtree Village, it's no wonder he was drawn to put himself forward as a candidate for the Board of Directors of our HOA, an institution which has come to embody CONDESCENSION toward homeowners, in that, HOAs are specifically designed to treat them as LESS THANs, and unworthy of the right to have real control over their homes, even though it is THEY who WORK so hard to buy their homes, and PAY FOR EVERYTHING related to their upkeep!

However, the good news is the Peachtree Village Neighborhood Union is ready to deal with any of the condescending, invasive and hypocritical decisions Mr. Beets is likely to make, for as long as he is a part of the Fake Board! He can make a lot of THREATS, of course, just as the other 3 remaining "directors" have been doing for a very long time, but that doesn't mean they can carry them out! We need only be aware of our rights and not allow any of the threats these "directors" make lead us to be afraid of them and to capitulate to their tyrannical control. As we refuse to allow them to intimidate us into submission, at least, not any more, this is exactly what has made them so furious and frustrated!

They could, of course, abandon whatever it is in their hearts and minds that leads them to feel they just have to tread over others, and were they to do so, maybe then they wouldn't be so overcome with anger, hate and frustration. We hope some day they will, but until that happens, we will continue to let them know they are NOT going to frighten, intimidate, abuse and trample over us, not any more!

Two Fake Board Members Resign as the HOA Descends Into Further Chaos!

On January 21, 2026, at the open meeting of the Fake Board of Peachtree Village HOA, we learned two of the five persons who have been falsely claiming to be on a duly-elected Board of Directors--Alvin Shepherd and Barry Applewhite--have wisely chosen to resign. No reasons were supplied by the remaining 3 "directors" as to what the reasons were for their resignations, but sources familiar with this circumstances have informed the Peachtree Village Neighborhood Union, there had been increasing fragmentation of the Fake Board in recent months, and what may have proven to be the last straw for the two men who resigned was the selection of Steven Mammen's highly questionable Phoenix HOA management "company" to replace Proper HOA Management after Proper terminated their contract with Peachtree Village HOA.

We also learned last night that, assuming we can believe the printed financial statement that was handed out at the same meeting, our HOA funds have now dwindled to $7,835.24, about $14,000. less than what the current Fake Board had inherited at the end of May, 2025! The "President," Cheryl Allen, repeatedly tried to blame the financial loss on everyone but herself and the other Fake Board members who had complete control of all spending decisions since June 1, 2025, mostly on the two previous HOA Management companies, Goodwin and Proper. Of course, she also repeated the ridiculous claim the "Board" had to spent about $11,000. on an attorney, though when asked by one homeowner representative "Why," she tried to say it was because of allegations of misappropriation of HOA funds, even though there has been no lawsuit filed against Peachtree Village HOA and, thus, no need to hire an attorney to defend the HOA from any legal actions! When further confronted with the fact the lawyer whom the previous and current Fake Board hired had only been getting paid to obstruct access to HOA records, the "President" responded with the false claim that homeowners are not entitled to a direct inspection of any HOA record, although this is exactly what the Peachtree Village HOA founding documents specifically state no less than 4 times, and which is also included as a homeowner right in the State of Texas Property Code, 209.005!

Another reason for at least one of the resignations may have had to do with the refusal by the 3 persons remaining on the "Board" to do anything about the impending crisis with our greenbelt's upkeep. While the Neighborhood Union has, repeatedly, warned the Fake Board to begin switching to native plants by this last fall (when there would have been time enough for the native plant seeds to take sufficient root so, by this coming spring, they would have begun to overtake the non-native, water-wasting crabgrass that dominates most of our greenbelt and, thus, alleviating the need to spend tens of $1,000s to throw drinking water on the ground to maintain them), the "President" ignored our warnings, falsely labeling native plants (like Bluebonnets) as "weeds," and in spite of the shrinking funds, continued to argue for the entire replacement of the aging and no longer repairable irrigation system, to the tune of a cost of about $100,000.00!

We're not sure yet, but this incredibly foolish and short-sighted plan to spend so much of our money on a new, drinking water irrigation system, regardless of the warnings the Union passed on to the Fake Board from the North Texas Water District about the impending water shortages that will very likely result in a complete ban on using drinking water for lawns or greenbelts in 1 to 2 years, may have been due to the Fake Board's plot to frighten and/or falsely anger Peachtree Village homeowners into accepting a $500.00 per year, assessment increase (though our Founding Docs would only permit such an increase AFTER a vote by 67% or more of the homeowners, that is, if the increase were conducted legally)! Thinking they were going to benefit from such a windfall, however unlikely or illegal it would have been, this would explain why the Fake Board has been spending so much of our money on other needless expenditures, such as over $3,000.00 to have ONE tree trimmed, and nearly the same amount to buy insurance for HOA BUILDINGS...which, in the case of Peachtree Village, DO NOT EXIST!

But rather than take to heart the resignations of the other two persons as a clear sign the remaining three need to stop and take the time to consider changing their ways going forward, instead, they simply doubled down! At the same meeting, they voted to replace one of the 2 resignees with Pat Beets, an outsider, one who is NOT a HOMEOWNER, NOR EVEN A RESIDENT IN PEACHTREE VILLAGE! This means, even if he were on a legitimate Peachtree Village HOA Board, he would have no real stake in any of the decisions he would make FOR THE REST OF US, because he, himself, would not have to live with the consequences of those decisions!

Therefore, the Peachtree Village Neighborhood Union is now asking every homeowner to take to heart all that's been happening with the Fake Board, the chaos THEY have caused, and their mishandling and misappropriation of our hard-earned money, when the Homeowner Election Committee soon initiates the vote for the Dissolution of Peachtree Village HOA. After multiple efforts to bring positive reform to the HOA have been made and numerous offers to negotiate with these "Board" members have been consistently and completely rebuffed, the Union is recommending all homeowners to vote FOR the dissolution (getting rid) of the HOA, as the only realistic way we can save our community from further damage, not just financially, but in every other way.

What To Do About Our January Dues Payment?

The Fake Board has created quite the large mess with regard to our January 2026 dues payments, and there's no clear picture about how to resolve this dilemma. As we've reported several times, the people who make up the current "Board" were not legitimately elected, not because of any ballot questions, but because there was no quorum established at the last Annual Meeting which, in turn, means the previous Fake Board (which the current "President" admitted last Dec 25, 2025 was, indeed, fake) had no authority to hold an election! This means the current Fake Board has no authority to conduct any business on behalf of our HOA...but that hasn't stopped them from fraudulently signing contracts and, worst of all, spending OUR money on what we don't know for sure, not yet anyway!

Now, in a sane world, we'd have some government agency that acts like an HOA police that could have intervened right away to put a stop to these usurpations of HOA power but, here in Texas, we're not there yet. We're hoping to get one established after the next Texas Legislature meets in 2027 but, until then, it takes more than a phone call to 911 to stop a fake HOA Board from pretending they have the authority to demand we give them money and illegally spend it.

The dilemma for us Peachtree Village Homeowners, right now, is that no matter how corrupt, dishonest and irresponsible our current Fake Board is, we are STILL supposed to pay our monthly $40.00 dues to the HOA (which is NOT the same thing as any HOA Board), at least for as long as the HOA continues to exist! Proper HOA Management is no longer in contract with the Fake Board (and to be clear, the contract they had before was invalid), so they have wisely chosen to break ties with the Peachtree Village HOA. By now, homeowners should have already received a notice their Proper accounts have been deactivated.

So, what to do? The Fake Board is claiming they have hired a certain Steven Mammen who has, only since last October 2025, started his own HOA Management "company" called "Phoenix," which he told the Texas Secretary of State was officed in his rental home in Grapevine (though the US Post Office is not delivering any mail to this address made out to "Phoenix HOA Management" because they say no such business exists at Mr. Mammen's rental house address) but then, the Fake Board, in their latest "news" letter, falsely claimed this guy's office was located on the second floor of a NON-EXISTENT BUILDING in Addison, Texas, though afterwards, as if playing some sort of Office Whack A Mole, in a letter allegedly from Mr. Mammen to the homeowners of Peachtree Village, there is yet a THIRD fake address, this time in a building located on the the North Texas Tollway, but which we were able to confirm (twice, as recently as on Thursday, January 22, 2026) Mr. Mammen had only, temporarily, approached the office building's leasing agency to give the impression he wanted to lease an office, but then, with no explanation, failed to follow through on the leasing process!!!

This same guy had been working for Proper HOA Management until last autumn and had bounced around others for several years prior to, working for at least 2 other HOA management companies since 2021. Given the possibility this guy may soon be facing a lawsuit for violating one or more non-compete agreements, and that we have not been given any DOCUMENTED assurances, (Not one!) that he is bonded (that is, guaranteed a refund of our HOA funds in the event he absconds with them), has a legitimate bank account, disclosures of any investors and, if so, might they be one or more of our Fake Board directors...we cannot have the slightest confidence that our HOA dues would be safe in his hands!

The Fake Board, in their latest "news" letter, stated we will all be granted an extra 15 days to pay our January dues (though once again, they have no authority to grant or not grant any reprieves) and, supposedly, we were supposed to have received a letter by Mid January with instructions about how we may get caught up. But it's now already February, and there has been NOTHING forthcoming from the Steven Mammen guy, nor his paper-only, HOA management "company" he calls "Phoenix"! Does this mean Mr. Mammen has already taken off with whatever was left of our HOA funds??? We don't yet know, but if this has happened, no one on the Fake Board can claim they had not been warned well in advance NOT to have anything to do with this very shady character!

The best thing that could happen right now would be for the Fake Board "directors" to step aside and stop interfering with the election of a bonded Interim Custodian, who could honestly and transparently manage our HOA's most immediate financial affairs (such as, to set up an account in a local bank where we could send our dues and, there, be safely kept). But the Fake Board has, to date, given no indication they are willing to let go of the false authority they have been asserting since last May 12, 2025.

Therefore, the Neighborhood Union is making the following, pragmatic recommendations (though we encourage everyone who has the means to seek out legal advice on this matter from an attorney who specializes in Texas Property Law and is in good standing with the Texas Bar Association):

1) Please, whatever you do, do NOT sent any money to any of these three fake addresses--not to the one the Fake Board published in their January "news" letter, nor to the one in the "transition" letter which was alleged to be written by Mr. Mammen, and nor to the address Mr. Mammen, falsely, told the Texas Secretary of State was his "business address"! To reiterate, the US Post Office is not delivering any mail addressed to "Phoenix HOA Management" at Mr. Mammen's rental house address in Grapevine. There is no office building at the first address the Fake Board published and, while there is an office building at the address in the transition letter allegedly written by Mr. Mammen, he did not complete the necessary lease paperwork (nor paid any deposit or initial rent) to actually move in (and it's NOT because there is some "electrical work" needing to be done first, because we checked with the building maintenance person, and he stated no such work is being done, nor has been requested by any of the building's lessees)!

2) We've heard directly from Proper HOA Management's president, who stated Proper does not want anyone from Peachtree Village to send them any more money. However, if you already made your January 2026 payment to them, they have committed to giving each homeowner who has done so a "credit" which they will hold onto until they forward the money and payment records, though at this time, it is not at all clear who that might be! While Proper is likely anxious to become free of Peachtree Village HOA once and for all, they could be opening themselves up to legal liability were they to, knowingly, forward our funds (and our HOA records) to this very sketchy, one man "company" our Fake Board wants to take over from Proper, especially given the fact the Fake Peachtree Village HOA "Board" had no authority to sign a contract with Mr. Mammen in the first place!

3) Therefore, if you make a January 2026 dues payment, regardless of whom or where you decide to send it to, please be sure to do it in such a way the date and the amount (no more than $40.00) of the payment is independently documented, such as by your bank's Bill Pay service. This way, no matter what happens to the money--if, or perhaps we should say WHEN, it gets lost, stolen or misappropriated--you will at least be able to prove you fulfilled your obligation, on time, regardless of the many failures of the Fake Board to live up to theirs.

Find Out the Latest Round of LIES Mr. Steven Mammen, the One Man Paper Only HOA Management "Company" He Calls "Phoenix," Telling Us More Than Ever We Cannot Entrust Our HOA Money and Records to This Very Shady and Untruthful Guy!

When we first learned the Fake Board wanted to hire Steven Mammen as the new HOA management "company" to replace Proper HOA Management, the chances of this selection including a kickback scheme seemed highly unlikely...but now we have to wonder if, in fact, it may be true!

We’ve learned Mr. Mammen has been trying to cover up the fact his "company" exists only on paper, and has no real office of any sort, by claiming he "mistakenly" listed his “corporate office” (i.e., his residence at a rent house in Grapevine) for the “leasing office” which he initially claimed was located at a completely non-existent building on Addison Road in Addison, only to then claim his “leasing office” was at a building located on the North Texas Tollway he is hoping to eventually move into but can't right now because, “it's having electrical work done”! This is nothing more than an equivocation for “I backed out of the lease,” which is what we learned actually happened after talking to the building management's office!

He is also very likely lying about having real employees and 3 clients, as in, 3 separate other HOAs—but referring to the 3 persons on our Fake Board who hired him (his 3 “clients”), and now it would appear that when the “President” joked at the December 15, 2025 meeting about how the “Board” should be getting paid (which would be a direct violation of our Founding Rules, especially the NON-PROFIT Articles of Incorporation which require HOA Board members to NEVER receive any sort of compensation/salaries) was a reference to this plot they’ve hatched with Mr. Mammen to funnel HOA funds through him and, then, he would pay them stipends (from dues and fines) as his “employees”!!! The other name for such a plot is GETTING KICKBACKS!

Rest assured, the Neighborhood Union will continue to work hard to get to the bottom of whatever it is the Fake Board has been plotting to do in connection with this one-man "corporation"! Stay tuned!

Has the Fake Board Hatched a Kickback Scheme With "Mr. Phoenix"???

It's Time to Dissolve [Get Rid of] the

Peachtree Village HOA!

After a lot of thoughtful contemplation and polling the homeowners of Peachtree Village, the Homeowner Election Committee has decided it's time to initiate a vote to dissolve the HOA!

Before the end of this month, every homeowner will receive a special letter with instructions on how to cast their votes. They will contain a unique ID and password which everyone will need when they access a special, secured web portal in order to cast their vote and, rest assured, every homeowner household's vote will be strictly guarded and kept secret...so no one need worry about any sort of retaliation from what is left of the Fake Board members.

Ever since last May, 2025, when the Peachtree Village Neighborhood Union was founded in order to keep a watchful eye on the persons who, as it was learned later last autumn, falsely claimed to be our new Board of Directors, these people have had dozens of opportunities to demonstrate a willingness to come clean, to begin respecting the rights of homeowners' privacy and controllership over their own homes, surrounding yards and fences, to stop lying about how much authority they have, to publish all their meetings Minutes, to tell us what they've been doing with our money, to stop threatening us with fines (up to $500.00!) and to stop blocking access to our HOA records...only to do NONE of these things!

Instead, all this latest "Board" has done has been to focus on suppressing any and all dissent, to block all observation and reporting on their behavior, to spread virulent lies about the Neighborhood Union's founder and attempting to track down its supports to do the same to them! And while they were trying, desperately, to ensure no one knew what they had done wrong or failed to do right, our Common Areas have gone from bad to worse!

Many of our private drives, the blue sign streets all of our homes are located on, are full of potholes, even with the rebar sticking out, thanks to the many years of HOA neglect and, no matter how much the Fake Board was educated about how it's the HOA's responsibility to keep them in good repair, they only concocted a bizarre excuse to falsely claim it was only the homeowners on any given street to pay for pothole repairs, falsely stating such would constitute "capital improvements"!!!

At the same time, the Fake Board did NOTHING to work with the City of Plano's Environmental Stability Department's experts who could have been guiding them on how to, for very little money, convert the unnatural crabgrass infecting most of our greenbelt into beautiful, native plants which require no irrigation. Instead, they wasted the time and opportunity to seed our green belt with these beautiful, natural plants (like Bluebonnets and native clover varieties) and have talked only about spending $100,000.00 to replace our broken, irrigation system, ignoring the many warnings from the North Texas Water District about how we are quickly running low on water supply, and it's only a matter of 1 to 2 years before the City of Plano will be telling us all we can no longer spray DRINKING WATER on the ground!

Meanwhile, in order to pit us one against the other, the Fake Board made the hollow threat of charging each homeowner $500.00 in order to file a frivolous lawsuit, hoping the threat alone would be enough to stop anyone from monitoring their behavior and alerting the community whenever they did something morally wrong, unethical, contrary to civil code or violating criminal law!

And then there's all the financial waste and misappropriation! The previous and current fake HOA boards have spent $11,000.00, if not more, in order to cover up their illicit actions with the help of an attorney who used all sorts of legal loopholes, primarily, to block access to our HOA records. And they continued to waste $1,000.s of OUR money to enhance the profits of yet another HOA management company and, once they quit on them, are now hoping to hire a guy who falsely claims to have his own HOA management "company" but, as it turns out, has LIED about having any sort of office, not once, not twice, but three times now, with every "corporate office" turning out to be COMPLETELY NON-EXISTENT! Further, this same, "Phoenix" guy, who had been employed by Proper HOA and was our "property manager" for a few months, was using his position to undermine his duty to his employer by trying to lure away clients for his "start up"! We've submitted several HOA record requests to this guy, (only for the letters to come back because the addresses were fake) in order to find out if he is bonded, to find out where our HOA records are going, to see if anyone but himself has spending access to the bank, he claims, our dues should be sent, but with no response! We simply cannot entrust our HOA money and records to such a sketchy figure who has, at a minimum, proven himself an untrustworthy employee, if not also having engaged in illegal behavior!

The Peachtree Village Homeowner Election Committee had given careful consideration to organizing a vote for a real Board of Directors, but it soon became clear the vast majority of the homeowners in our community have simply had it with the HOA and, rather than go to, what would now be, all the monumental efforts to fix all the problems one Fake Board after another, for over 2 decades, have left us with, the best course of action will be to dissolve the HOA, and with the help of the Neighborhood Union, make the transition to a NORMAL, happy, wonderfully and diversely decorated, HOA-free neighborhood, as we work closely with the City of Plano to become an exemplary community which will be the envy of all North Texas!

Plano Realtors Boast About the Many Beautiful, Valuable Homes For Sale That Are HOA Free!

Don't fall for any more of the HOA Management Industry's propaganda about HOAs making homes more valuable--It's a bold-faced lie! As an example, just look at all the awesome homes of all sizes located all throughout Plano, Texas that, as a major selling point, are: homes in communities that have NO HOAs!

After Presenting 3 (Three) Separate FAKE Addresses For His "Company Office," Steven Mammen's "Phoenix HOA Mgt" Cannot Be Trusted With OUR HOA Money and Records!

In their latest "news" letter, for January 2026, the Fake Board, ONCE AGAIN, trotted out the FALSE THREAT toward Peachtree Village homeowners they will force each one of them to pay an extra $500.00 unless everyone "helps them stop Rick Lannoye." In reality, this is nothing more than a very tired, old propaganda technique they're desperately hoping, by virtue of threatening a COLLECTIVE PUNISHMENT, to turn against anyone who is exposing them for the many things THEY have done wrong and failed to do right!

But what made this particular threat so revealing (because the more a person lies, the harder it becomes to keep track of all the lies they've told and, often, end up confessing their guilt) was the statement, "he his filing false documents with the courts." While this is not at all true (the Neighborhood Union is doing everything possible to PREVENT any actual lawsuits from being filed in any civil court, and we're still maintaining a shred of hope these imposters will come to their senses BEFORE any criminal court indicts the persons who have been PRETENDING to be our "Board." Imagine for a moment, the Fake Board's allegations were to be actually true and ask yourself, "Why would someone who is fabricating allegations against a legitimate HOA Board go directly to any court to make them?" Doing so would require providing SWORN TESTIMONY, and once the objective facts come out, such a one would become liable for perjury! On the other hand, if as we have been pointing out for a good while now, it is the group of persons who have usurped control over our HOA who have been fabricating a host of LIES, and for all their cheap words, printed in "news" letters which they in turn charge us to print, they've yet to be so foolish as to actually state any of their lies UNDER OATH in a Court of Law!

Now, could it be these persons are on the verge as they claim to do something so self-incriminating? Well, anything is possible, and were they to do something as crazy as to take out second mortgages on their homes in order to pay a lawyer, UP FRONT, to bring a lawsuit against Mr. Lannoye or anyone else, we're fully prepared to meet them in whatever court they would care to embark on such a folly.

All that said, the far greater likelihood is that the "President," who has a long history of CONSTANTLY threatening people with lawsuits, because she learned a long time ago that these MERE WORDS are, sad to say, an effective way to manipulate people into doing what she wants...is doing so once again! Of course, what she and others on the Fake Board are banking on is that the people in our community are not as smart as they really are, and will somehow fall for the other LIE she is implying--that the "Board" has the authority to simply charge every homeowner a $500.00 "assessment," or a FINE in order to pay a lawyer to file a frivolous lawsuit, again hoping this threat of a collective punishment will, somehow, cause Peachtree Village homeowners to turn against the Union or Mr. Lannoye! But what she is, tragically, mistaken about is the fact the overwhelming majority of Peachtree Village homeowners are not as stupid as she, apparently, takes us for!

No, while it might not have been all that long ago the homeowners of Peachtree Village were not very well educated about their rights and what our Founding HOA Documents actually say, they now KNOW better!

We KNOW the "Board" can not, not legally, and certainly, not all on their own, charge anyone any sort of "assessment," not for an extra dollar, much less for $500.00! We KNOW that, according to our HOA Rules, no Board (far less a fake one) has any authority to issue any extra "assessment" of any amount, unless the homeowners were to first approve raising the maximum assessment ceiling of $480.00 to $980.00 by a margin of 67%! Given the fact this "Board" and the many other fake boards which preceded them, apparently for the last 20 years, can't even marshal a 30% quorum, the odds of their getting a 67% approval to raise the assessment (dues or fines) ceiling is a virtual impossibility!

Of course, in their wildest dreams, this Fake Board would love it if they could delude 67% of our community into approving a $500.00 assessment increase because, if they did, then a real Board could, any time thereafter, more than double our monthly dues, NEEDLESSLY up to $81.67 per month!

So, as we can only hope the Fake Board has not gone so far off the cliff of reality that they think they could really pull this off, it's clear they have made the ludicrous and erroneous calculation that THREATENING to do so will somehow help them evade having to face the consequences of all the bad things they've done and continue to do.

Once Again, the Fake Board Desperately Trots Out the Hollow Threat of a Lawsuit to Manipulate Homeowners

ALERT--Don't Fall For the Fake Board's False Assertion We Have to Get Permission From the Decoration Police (the "ACC")!!!

As we reported on extensively before (see the Article below entitled "The HOA Board CHANGES THEIR STORY A SECOND TIME, ON THE RECORD, JUST SO THEY CAN CONVINCE THEMSELVES THEY HAVE A ZOMBIE ACC"), the Fake Board made several attempts last summer to make their own selections for a Fake "Architectural Control Committee," the "ACC" or Decoration Police, a group of 3 persons who, many years ago, demanded Peachtree Village homeowners get THEIR permission before they made any changes to their homes or property landscaping or fencing, now the Fake Board, in their January "news" letter, had the gall to state "Don’t forget to get approval from the ACC before you start! All changes to landscaping, etc. are subject to ACC regulations," even though this committee has long been defunct! Because the HOA permitted homeowners to make changes or additions to their home property, either passively or actively for many years (decades actually), this precedent now makes it impossible, even if an ACC were properly revivified by an election of the homeowners (not even a legitimate Board can make their own choices about who may be on an ACC), for any Decoration "ACC" Police to turn right around and prevent anyone else from making any similar changes or additions to their property without subjecting the HOA to charges of discrimination! Whatever authority a long defunct ACC may have had in the past, it exists no more due to the principle of Abandonment and Waiver.

Of course, what the Fake Board is desperately hoping for, is that Peachtree Village homeowners will simply believe their false assertion, and beg for the permission from a non-existent ACC to make changes or additions, while the Fake Board does all it can to prevent homeowners from understanding their homeowner rights! This manipulative tactic, often used by corrupt government agencies, is known as the Assertion Method--making statements presented as a fact, often in an authoritative-sounding manner, all the while lacking authority and truth. The manipulator implies that the statement requires no explanation or support and should be accepted without question. Combined with suppression of all other voices who would hold them accountable for their actual behavior, the manipulative Fake Board hopes to get people to submit to them, even though they don't have to!

Instead, the only permission any homeowner may need to get, if they want to make any substantial changes to their house, yard or fence, is from the City of Plano (If you are contemplating making any substantial changes to YOUR home or surrounding property, but you're not sure if it may have an adverse safety or health impact, please just give the City of Plano's Neighborhood Services a call--972-208-8150--just to be sure. They will either tell you it's fine for you to go ahead with your plans or why certain changes are unsafe or unhealthy or that it's OK as long as you get a City Permit, just to make sure the job is done right!) The City of Plano does have some rules about what certain changes or additions are permissible, but the reason they do so is for the purpose of ensuring SAFETY and HEALTH, both for homeowners and their neighbors. These municipal rules (though there are some outdated exceptions which need to be removed) are REASONABLE, because they RESPECT homeowners' fundamental right to determine for themselves what their homes, yards and fences should LOOK LIKE! Decoration choices belong to each and every homeowner with respect to the property THEY OWN and PAY FOR, not a small group of control freaks who think they should have control over the decoration choices of others!

While it's doubtful the Fake Board or any persons who are FALSELY pretending to be on a Zombie ACC would have the nerve to approach any homeowner with any sort of THREAT because you did not get their (completely unnecessary) permission to make any changes or additions...if they try, please let the Neighborhood Union know right away (call or text 972-379-8910)! Document any such threatening contact, and make sure to retain any letters, emails, phone calls or any other sort of communication, so we can hold the HOA and the Fake Board fully accountable for this REAL HARASSMENT!

Election News Update: Due to the Election Suppression Efforts of the Fake Board, the Homeowner Election Committee Has Extended the Voting Period for an Interim Custodian until March 9, 2026!

Because of all the mis- and disinformation the Fake Board has been spreading in order to de-legitimize the authority of the Homeowner Election Committee to organize votes for the homeowners of Peachtree Village, the group that was formed in early December 2025 after the HOA refused to organize a Special Meeting to attempt electing a Board in a legitimate manner (mainly by having an independent party conduct the election with a minimum participation percentage of, at least, 29 [30%] of our 97 households), the Committee has determined homeowners need more time to filter out all the confusion created and the vitriol aimed by the Fake Board at the Committee, the Union and the homeowner who sent the Special Meeting Demand Letter. For this reason, the Interim Custodian election (not to be confused with a full HOA Board election) period will be extended until as late as March 9, 2025, though all Peachtree Village homeowners are encouraged to make their write-in selections as soon as possible.

Under Texas State Law, any homeowner in an HOA missing a legitimately-elected Board (either because there has not been a legitimate Board for 2 or more years or because a once legitimate Board failed to hold an election after a proper quorum was established first, which, in the case of Peachtree Village HOA, BOTH apply), can demand the HOA either hold a meeting to attempt a legitimate election within 30 days or, if they either refuse (or can't do so because, as was admitted made by the "President" last December 15, 2025, there has not been a legitimately-elected Board since 2005), can organize an Election Committee to either organize a legitimate Board election or seek other alternatives to address the crisis we're now facing, especially while an imposter "Board" has been illegitimately (if not illegally) making HOA decisions and spending our HOA money without proper authorization.

The Committee is still receiving feedback from the homeowners of our community to help decide if the best long-term solution is to initiate a vote for the complete Dissolution of the HOA, instead of going through all the trouble to elect a Board. But in the meantime, we desperately need the intervention of a properly-selected Interim Custodian who can take control of our HOA funds in order to make sure they are safeguarded from any further waste and mismanagement, and to keep our HOA records from being destroyed.

For any homeowner who has not yet cast their write-in vote with their choice for Interim Custodian, and needs assistance to do so, please don't hesitate to contact the Homeowner Election Committee by email homeownerelectioncommittee@peachtreevillageplano.com or by US Mail: 539 West Commerce St., Suite 2365, Dallas, TX 75208.

What To Do About Our January Dues Payment?

The Fake Board has created quite the large mess with regard to our January 2026 dues payment, and there's no clear picture about how to resolve this dilemma. As we've reported several times, the people who make up the current "Board" were not legitimately elected, not because of any ballot questions, but because there was no quorum established at the last Annual Meeting which, in turn, means the previous Fake Board (which the current "President" admitted last Dec 25, 2025 was, indeed, fake) had no authority to hold an election! This means the latest (current) Fake Board has no authority to conduct any business on behalf of our HOA...but that hasn't stopped them from fraudulently signing contracts and, worst of all, spending OUR money!

Now, in a sane world, we'd have some government agency that acts like an HOA police that could have intervened right away to put a stop to these usurpations of HOA power but, here in Texas, we're not there yet. We're hoping to get one established after the next Texas Legislature meets in 2027 but, until then, it takes more than a phone call to 911 to stop a fake HOA Board from pretending they have the authority to demand we give them money and illegally spend it.

The dilemma for us Peachtree Village Homeowners, right now, is that, no matter how corrupt, dishonest and irresponsible our current Fake Board is, we are STILL obligated to pay our monthly $40.00 dues to the HOA (which is NOT the same thing as any HOA Board), at least for as long as the HOA continues to exist! Proper is no longer in contract with the Fake Board (and to be clear, the contract they had before was invalid), so they have wisely chosen to break ties with the Peachtree Village HOA. By now, homeowners should have already received a notice their Proper accounts have been deactivated.

So, what to do? The Fake Board is claiming they have hired a certain Steven Mammen who has, only since last October 2025, started his own HOA Management "company" called "Phoenix," which he told the Texas Secretary of State was officed in his rental home in Grapevine (though the US Post Office is not delivering any mail to this address made out to "Phoenix HOA Management" because they say no such business exists at Mr. Mammen's rental house address) but then, the Fake Board, in their latest "news" letter, falsely claimed this guy's office was located on the second floor of a NON-EXISTENT BUILDING in Addison, Texas, and next, as if playing some sort of Office Whack A Mole, in a letter provided by the Fake Board, allegedly from Mr. Mammen to the homeowners of Peachtree Village, there is yet a THIRD fake address, this time in a building located on the the North Texas Tollway, but which we were able to confirm Mr. Mammen had only, temporarily, approached the office building's leasing agency to give the impression he wanted to lease an office, but then, with no explanation, failed to follow through on the lease process!!!

This same guy had been working for Proper HOA Management until last autumn and had bounced around others for several years prior to, working for at least 2 other HOA management companies since 2021. Given the possibility this guy may soon be facing a lawsuit for violating one or more non-compete agreements, and that we have not been given any DOCUMENTED assurances at all that he is bonded (that is, insured a refund of our HOA funds in the event he absconds with them), has a legitimate bank account, disclosed if he has any investors and, if so, might they be one or more of our Fake Board directors...we cannot have the slightest confidence that our HOA dues would be safe in his hands!

The Fake Board, in their latest "news" letter, stated we will all be granted an extra 15 days to pay our January dues (though once again, they have no authority to grant or not grant any reprieves) and, supposedly, we'll be receiving a letter by mid month with instructions about how we may get caught up. Of course, this would assume this one man "company" is still in business by that time!

The best thing that could happen right now would be for the Fake Board "directors" to step aside and stop interfering with the election of a bonded Interim Custodian, who could honestly and transparently manage our HOA's most immediate financial affairs (such as, to set up an account in a local bank where we could send our funds and, there, be safely kept). But the Fake Board has, to date, given no indication they are willing to let go of the false authority they have been asserting since last May 12, 2025.

Therefore, the Neighborhood Union is making the following, pragmatic recommendations (though we encourage everyone who has the means to seek out legal advice on this matter from an attorney who specializes in Texas Property Law and is in good standing with the Texas Bar Association):

1) Please, whatever you do, do NOT sent any money to any of these three fake addresses--not to the one the Fake Board published in their January "news" letter, nor to the one in the letter which is alleged to be written by Mr. Mammen, and nor to the address Mr. Mammen, falsely, told the Texas Secretary of State was his "business address"! To reiterate, the US Post Office is not delivering any mail addressed to "Phoenix HOA Management" at Mr. Mammen's rental house address. There is no office building at the first address the Fake Board published and, while there is an office building at the second address in the letter allegedly written by Mr. Mammen, he did not complete the necessary lease paperwork (nor paid any deposit or initial rent) to actually move in!

2) We've heard directly from Proper HOA Management's president, they do not want anyone from Peachtree Village to send them any more money. However, if you already made your January 2025 payment to them, they have committed to giving each homeowner who has done so a "credit" which they will hold onto until they are confident there is a legitimate person or group they can can forward the money and payment records to, though at this time, it is not at all clear who that might be! While Proper is likely anxious to become free of Peachtree Village HOA once and for all, they could be opening themselves up to legal liability were they to, knowingly, forward our funds (and our HOA records) to this very sketchy, one man "company" our Fake Board wants to take over from Proper, especially given the fact they have no HOA authority to sign a contract with this guy in the first place!

3) Therefore, if you make a January 2026 dues payment, regardless of whom or where you decide to send it to, please be sure to do it in such a way the date and amount (no more than $40.00) of the payment is independently documented, such as, by your bank's Bill Pay service. This way, no matter what happens to the money--if, or perhaps we should say WHEN, it gets lost, stolen or misappropriated--you will at least be able to prove you fulfilled your obligation, on time, regardless of the many failures of the Fake Board to live up to theirs.

UPDATE January 15, 2025: It's now been 2 days that no one has picked up the 2 certified letters sent to the PO Box address Mr. Mammen's "Phoenix HOA Management" supplied in his "transition letter"! This tells us one of two things: 1) Mr. Mammen is refusing to respond to, at least, one Peachtree Village HOA member because he doesn't want to provide much-needed HOA records (like a direct inspection of the supposed bond he has that would, if not done properly or is actually non-existent, we'd have no way of recovering our HOA money if he got any of it and decided to run off with it) or 2) just as when he inquired about a "smaller office" at the Guarantee Bank office building in Addison, only to never be seen again to make a deposit and sign a lease, he has abandoned the use of this PO Box. Either way, it tells us if any of our HOA money were sent to this PO Box in Grapevine, TX, it may not be picked up and, even if it were, given all the LIES Mr. Mammen has already told and have been documented, we cannot trust that he would use our money properly.

The Union Makes a Truce Proposal For the Benefit of a Neighbor Who Needs Help

One of the first lists of reforms the Neighborhood Union presented to the Fake Board last May, 2025, was to stop sending letters to threaten our neighbors with fines for not keeping up their yards or other maintenance issues, especially when the accused were either out of work or chronically ill. Instead, our proposal was that the HOA should be helping our neighbors in distress. One in particular was an elderly lady who can no longer keep up with her fence repairs or picking up fallen tree branches in her yard. The "Board" sent her several letters, threatening to fine her and, out of great worry, she took the humiliating step to approach them, groveling and begging for their mercy! Prior to this incident, the next step would have been for the HOA to fine her and, if she didn't pay up (regardless of the fact she's on a fixed income and can hardly keep up with her expenses as it is, to next threaten to take her home and sell it to collect...but that was back when no one was watching the HOA, and most of us would have never known about what they did. As a matter of fact, it was not all that long ago when another Peachtree Village homeowner, a lady who had lost her job, had fallen behind on her dues payments, and regardless of her commitment to get caught up as soon as she found work again, the "Board," callously, threatened to take her home away!

But this time was different, because we finally did have people watching what the "Board" was up to, so they knew they'd have to do something to avoid the shame they so deserved for, initially, kicking an elderly woman when she was down. Sure enough, they came up with an idea that mimics what dictatorial groups have long used to cover up their abusive ways--do a publicity stunt! The "Board," now under pressure from the Neighborhood Union to stop harassing and threatening one of our elderly and infirm neighbors changed course and instead proposed to help her instead, which as way better, except for the fact they also wanted to get some political mileage out it!

They weren't fooling anyone when, as they thought they were being so clever, even tried to get the Union to produce volunteers to help clean up the debris from this lady's yard, but solely for the purpose of putting on a big show to make the "Board" falsely appear to look like they cared about this woman who, prior to being exposed for it, they were threatening to put her into financial peril.

All the same, we were still glad to see the sunshine on their threatening ways resulted (if only 6 months later) finally resulted in the "Board" actually doing something helpful for a change, and regardless of their fake concern! If a good thing is happening instead of a bad one to our poor neighbor, that's all that matters.

At the same time, though, we must insist the Fake Board answer the question--Why haven't they done this for everyone else? The answer is not a vague one. In the other aforementioned example, the lady who had lost her job, was black, but the woman the Board finally helped out today (even the "President" was in on the action), but the one they finally got around to helping is tooting their horn about helping instead of hurting, is white!

To reiterate, if the only way we can get the Fake Board to do anything good and to stop doing bad things is to shame them into doing what's right, then we don't really care if their motive is to twist the situation into some sort of propaganda photo shoot! The scrutiny and pressure got a good result, and that's what matters.

But going forward, the Neighborhood Union does not want anyone else, black, white or any one else to go through the humiliating step of groveling like a beggar in order to elicit the "caring" the Fake Board now makes a show of.

Therefore, to this end, we have made a proposal to Cheryl Allen, the person who claims to be the HOA Board President, that at least on this one issue, we agree to a truce, specifically to collaborate together, the "Board" and the Union, to offer free labor from volunteers both groups will solicit to continue helping our neighbors who cannot keep up with their home maintenance.

Naturally, there will still be plenty else for us to disagree and fight about. But for the benefit of our neighbors in need, this would be the very least we could do BEFORE and INCLUSION OF making any more threats to fine people, much less, to take away their homes (which HOAs in Texas are not forbidden from doing anymore).

We will await for Cheryl's answer and, who knows, maybe this could be the first step toward what one homeowner proposed at what was otherwise a pathetic display of hatred at the HOA meeting last December 15th--a sit down between the Union and the "Board" with a mediator to reach some sort of compromise agreement to end hostilities.

If the "Board" Has Nothing to Hide, Then Why Are They Blocking Access to Our HOA Files???

How Did the HOA Fake the Last Election?

Mostly By Making the Quorum Appear Larger Than It Was!

In the coming days, there are likely to be a LOT of questions about how the people who are currently, falsely claiming to be the Board of Directors for Peachtree Village HOA managed to make it appear they were duly elected. Much of this has to do with our HOA’s rules that require a minimum number of homeowners be “present” in order for a meeting to be official and for ANYTHING official (like an election of Board directors) to take place.

This minimum number of homeowners is called a “quorum,” and it’s very important to understand it cannot be just any number of homeowners, strange as that may sound!

Peachtree Village HOA has 97 homes or what our Founding Documents call “Affected Lots,” or “Units,” and no matter how many persons own any one of these homes, 1, 2 or even more, ONLY ONE PERSON COUNTS when it comes to determining the number of homeowners to make a quorum! In our case, the minimum is 30% or 29 homes, but this does not mean any 29 homeowners will do! If, let’s say, we had an annual meeting, and there were 56 homeowners “present,” either in person or by “proxy” (a special document which homeowners may sign giving someone else the authority to attend an HOA meeting and vote on their behalf), that would still not be enough to establish a quorum if all 56 homeowners, let's say, were married and co-owned their homes, resulting only in a total of 28 altogether, falling 1 short, for quorum purposes!

So, while there may very well have been more than 28 homeowners "present" at the last Annual Meeting (and, on top of that, Goodwin & Co. and the previous Fake Board had brought in a considerable number of other people from outside of Peachtree Village to act as shills for their show, to applaud, stand up and make comments in favor of their positions, all in order to achieve the "Bandwagon Effect"), that was STILL not enough to establish a quorum of 29 or more homeowners of separate home!

The only thing we don't know, not yet anyway, are the exact details of the LIE. Did they count the total number of homeowners instead of just limiting the number to one per home as our Founding Rules require? Did they forge a number of proxies, which would have been easy to do, since the proxy form was easily printed from Goodwin's website (with the former "President's" name on it by the way, yet another violation of modern democratic voting norms), and they could have easily had as many as needed on hand to ensure they had enough to exceed the required 30%? Or did the Goodwin employees and however many of the former "Board" members who conspired with them simply make up the quorum number out of whole cloth? Hopefully, we will eventually get the answer to this question as well.

But in the meantime, based on the fact that the persons who are presently claiming to be our “Board” have been, for months, vociferously refusing to allow any inspection of the sign in sheet and the proxies that were turned in before that meeting began, there can be no doubt that they are, knowingly, concealing the evidence the required quorum was not met, meaning, EVERYTHING they’ve done since then, in the name of Peachtree Village HOA, is illegitimate and as it pertains to spending our HOA money, ILLEGAL!!!

Of course, what the “President” and the other fake “Board Directors” would have everything think is that the problem is NOT the LIE they’re telling about their usurpation of control and their illegal spending of OUR HOA money (especially to hire a lawyer AT OUR EXPENSE to help them cover their tracks) but that the problem is the person/persons who have EXPOSED their LIES and ILLEGAL spending!

Now, to be clear, this is NOT the first time we’ve had an illegal “Board.” Last year’s “Board” was also fake in that Goodwin & Co. had helped them lie about the quorum at the annual meeting in June of 2024 and for many of the years before that…which is why Goodwin was highly motivated to make sure, no matter what they had to do, before, during and after, this last annual meeting and the election that followed, resulted in a “Board” that would continue to conceal the evidence of their past participation in these false elections, mainly by preventing homeowners from inspecting ANY of our HOA records, regardless of the fact it is our RIGHT to see ANY of them at any time during normal business hours. [This is why, going forward, the Neighborhood Union is insisting HOA management companies hired by the HOA must NEVER AGAIN be allowed to conduct any future elections, because they have a direct conflict of interest in determining the outcome!]

This explains, though, why this “Board” has been so increasingly secretive and shrill in their outrage. Were they a legitimate Board, they would have gladly allowed the inspection of the May 12, 2025 sign in sheet and proxies. Were they legit, they would have published an official Financial Statement every month to tell us what they’ve done with all the money WE have faithfully paid every month! Were they legit, they would have published fully-Board approved Minutes of ALL their meetings, both executive and open meetings. Were they legit, they would have continued to hold open board meetings, and in those meetings, they would have happily received questions and Points of Order from attending homeowners, instead of quashing all motions from the floor as “interruptions.” Had they been legitimate, they would have begun addressing the real needs of our community, such as, the many potholes all over our Common Drives, instead of pretending it’s not even their responsibility by falsely calling their repair a “capital improvement.” Had they been legitimate, Proper HOA management would not have informed them they were ending their "contract" with them, likely because they discovered it was not legal to begin with and also because they want no part in the “President’s” plot to engage in a COLLECTIVE PUNISHMENT THREAT (of a $500.00 fine against every homeowners), as her desperate way of hoping to frighten homeowners into submission and shunning anyone who dares resist the “Board’s” claim to sole, totalistic authority, false as it is and completely hollow as the threat is [and by the way, not even a legitimate Board could issue a $500 “assessment” without 67% or more of our homeowners’ approval to raise our dues/assessments maximum above the current $480.00 ceiling)!

[CAUTION: Were the people of our community to ever approve raising the maximum ceiling amount the HOA could charge us for dues/assessments, no matter what reason the HOA gave for asking us to do so, and even if they promised only to do so one time, it would not matter. Once that maximum is raised, any legitimately-elected Board from then on could decide, all on their own, to raise our dues or charge other assessments without having to consult the homeowners first! So, let's be glad that, even if we had a legitimate Board, they could not raise our dues above the current $40 per month, nor punish our community collectively with any sort of extra "assessment," not to pay a lawyer to file a frivolous lawsuit (which it would be, or else he'd offer to work on a contingency basis) nor for any other reason!]

While the HOA has a few weeks left to have a major change of heart, according to Texas Law, the process of preparing for another election by an independent homeowner Election Committee will begin but, this next time, we definitely need a Board made up of some honest, responsible and caring people who will RESPECT the rights of EVERY homeowner and resident in our community. The next, REAL Board needs to focus SOLELY on using our hard-earned money wisely to care for our Common Areas and to leave our private homes and surrounding (un-ceded) yards and fences alone as we follow the property codes of the City of Plano, which are more than enough to ensure our homes will continue to increase in value, just as they do for ALL our surrounding neighborhoods who have no HOAs.

Please Report HOA Abuse, Threats or Harassment at: 972-379-8910

If someone from ANY HOA or someone claiming to represent an HOA has accused, threatened or harassed you, or if you suspect someone from an HOA or representing an HOA is or has been spying on or stalking you at your home, or if you have received an HOA fine letter or an HOA letter threatening you with a fine, please don't hesitate to call the Peachtree Village Neighborhood Union at 972-379-8910 ASAP to get the resources you need to assert your homeowner/lessee rights and no longer be an HOA victim!

You have rights! Don't let Peachtree Village HOA or any HOA intimidate you into thinking or feeling like you don't!

The HOA Board CHANGES THEIR STORY A SECOND TIME, ON THE RECORD, JUST SO THEY CAN

(CONVINCE THEMSELVES THEY) HAVE A (ZOMBIE) ACC!!!

When the new-elected Peachtree Village HOA Board (4 of them from the previous "Board") admitted in the Minutes from their first Executive Board meeting on May 21, 2025 that they didn't know who, if anyone, was on the Architectural Control Committee! Given that most of these Board members had been on multiple previous "boards" for up to 5-6 years, this told us all we needed to know about the fact there had not been any sort of active ACC for at least that many years, and the fact their had been no functioning ACC for 5 to 6 years should have told the new Board to leave it in its legal grave where it belonged. But this new Board has been doggedly determined to bring this committee back from the dead, no matter how many lies they've had to make up and violations committed against our Rules to justify doing so, just so they can try to rob us of our home ownership/controllership.

You might recall, that at their July 16, 2025 meeting, the Board took a vote just amongst themselves, in order to hand pick whom THEY wanted to place on a revivified (essentially, made alive from the dead) Architectural Control Committee (ACC for short), even though our HOA's DCCRs or Declaration of Covenants, Conditions and Restrictions (the "Rules" the Board is always saying all the rest of us are supposed to follow to the letter...or else really get it!) clearly say (in ARTICLE VII, Section 2.) that an HOA Board is NEVER to have anything to do with picking any members of an ACC! In fact, no HOA Board member, nor their spouses, nor anyone who lives in the same house as a Board member is permitted to be on an Architectural Control Committee...because that would be a CONFLICT OF INTEREST and a violation of the SEPARATION OF POWERS in HOAs here in Texas! While HOAs have way too much power as it is, they don't have absolute power...but that didn't stop the Peachtree Village HOA Board from, ONCE AGAIN, trying to violate the Law and usurp even more control than they already have!

[It's important for us to know that an ACC ordinarily has, in many ways, more power than the HOA Board does. Why? Because, ordinarily, it's the 3 people on the ACC who decide what changes or additions homeowners can or cannot make to their own houses and surrounding property, even if those changes/additions are in keeping with City property codes! This power is, of course, ridiculous on its face, because no one who is not the owner of a home should be able to control what it looks like, effectively making the ACC the real owners of the homes in the HOA communities where they tyrannically rule, in that, controllership is what makes for ownership!]

But unlike all the preceding years when no one was watching, and one "Board" after another thought they could get away with all sorts of illegitimate and illegal behaviors, our Peachtree Village Neighborhood Union was present at the July 16, 2025 Board meeting and quickly let the Board know they had violated the HOA Rules, and that should have been the end of it right there. Well, not with our Board, because they were determined to find some way to get around the Rules.

So, during their August 20, 2025 meeting, the President did what's called a "glance." She made a very fast and low volume statement in order to avoid notice, in which she admitted their attempt to openly select their own choices to replace the 2 vacant seats on the ACC (and to make sure Rick Lannoye was not one of them, though he had volunteered to serve on the committee at the June 18, 2025 Board meeting after, when they announced there was only one person on the ACC, and 2 more volunteers were needed to fill the vacancies, fearing, quite correctly, that he would stand in the way of their agenda to deny homeowners' sovereign right to be in charge of their own homes), she turned right around and did something ever worse--she falsely claimed there had been, in fact, no vacancies on the ACC after all!

She went on to falsely claim there had been an active, fully-seated ACC all the way up until their July 16, 2025 meeting and that, it was by some great feat of serendipity that, during their last Architectural Control Committee meeting (though she never said when this alleged meeting occurred), it just so happened 2 of them, in advance of submitting their resignations, pre-selected their replacements, who just so happened to be the exact same 2 persons the Board had hand-picked in their fake vote back on the July 16, 2025, and therefore, we now have a new ACC, just like they wanted, after all!

NO! NO THEY STILL DIDN'T!!!

Here's why: Even if it were true that, back on July 16, 2025, the Board had no idea the ACC had, without their knowledge, somehow selected the same 2 people the Board wanted to replace the other 2 who had not really already disappeared from the ACC long before (probably years before, in any active capacity), it wouldn't matter anyway! Why? Because our Rules (the DCCRs) are very specific about what to do when 1 or more persons on the ACC either die, resign or stop performing their duties and, thus, must be removed from the committee, and NONE of these options include ACC members PRESELECTING THEIR REPLACEMENTS!!!

ARTICLE VII, Section 2. of the DCCRS, actually provides only 2 options to replace ACC members: The first option is if only 1 member is no longer on the committee. If there is only 1 person no longer an active member (again, due to death, resignation or removed for "failure to function"), the remaining 2 ACTIVE committee members may select 1 (ONE) replacement all on their own. However, that's only if the 2 remaining, ACTIVE ACC members can agree on whom to select. If not, the second, Option 2 (Two) is all that's left: THE HOMEOWNERS MUST PICK!

So, if it should occur that an ACC is missing 2 or 3 members (the committee must have 3 active persons, and by "active," that means they meet regularly, take minutes, review all ACC requests, respond in writing to all requests, and forward written copies of all their records to the either the HOA Board or the HOA management company for permanent storage with all other HOA records) or, as explained above, if only 1 member is missing but the remaining 2 active members cannot agree on a replacement, then it falls to the Owners to decide who will be on the ACC, at a Special Meeting where they, THE HOMEOWNERS, NOMINATE who THEY WANT (not the HOA Board), and then vote to make THEIR selection(s)!

In other words, active ACC members whose intention is to resign CANNOT pick their replacements! Only 2 ACTIVE ACC members may select 1 (ONE) person for an already-vacated seat, and if there are 2 or 3 already-vacated seats, only the Homeowners can pick their replacements. In the event 2 members resign or intend to resign, it is NOT up to them to decide who replaces them, but the Homeowners only!

Of course, following this HOA Board's Change of Zombie ACC Story, Version One, the Neighborhood Union, once more, went to some considerable trouble to point out to the Board and our community at large how this bizarre story which, even on its own, had so many holes in it (like how did these 2 "about to resign" ACC members even know who these 3 volunteers were to pick from), the fact is, our CCRs do not permit ACC members to select their own replacements, and that the only way for active ACC members to select a new member is if there is only one vacancy which, in retrospect, may not have been so wise to inform them about because...

guess what HOA Board did at their September 17, 2025 meeting did as they were reading off their Minutes from the August 20, 2025 meeting?

THEY CHANGED THEIR STORY AGAIN!!!

This time, in their Change of Zombie ACC Story, Version Two, the HOA Board claimed, prior to July 16, 2025, the ACC was only down by one member (though this completely contradicts what their Minutes from June 18, 2025 says, "Donna De Chabert is the only [emphasis added] remaining ACC member because Barbara Ullom has dropped off and Linda Ferrio is moving away.") so, it was actually Donna De Chabert and Barbara Ullom who picked Pat Beets [again, how would they have even know he was available at that time???] to fill the single, vacant seat!!! And presto change-o, abracadabra alakazam, there's an ACC once again!

NO, NO, and STILL NO!!!

It certainly did not help them, though, that not only was the Neighborhood Union founder Rick Lannoye present at the HOA Board's September 17, 2025 meeting to hold them accountable for their contemptuous regard for the truth, but so was Donna De Chabert, the one and only person who may have any legitimate claim to having ever been on the ACC. So, when the formal business part of the meeting was over and homeowners were finally permitted time to talk and ask questions, Rick Lannoye immediately challenged the Board for their 3rd Attempt to hand pick whom they wanted on a revivified ACC, and directly asked Ms. De Chabert if, in fact, it was true that she and Barbara Ullom had ever held such a meeting, and her answer was "NO!" On this basis, then, Rick Lannoye, looked at the HOA Board secretary, Barry Applewhite, and stated, "Let the record show that we still do not have an ACC!"

The Peachtree Village HOA Board has REPEATEDLY demonstrated just how dishonest they are, how willing they are to lie and distort the truth, and all of this just so they can rob us of our home sovereignty!

But if the HOA Board actually begins to carry out their plan to launch this attack on our community, we, the Neighborhood Union, will be ready to respond with every legal and peaceful means at our disposal. We hope they'll change their tune and, if they really want to have an ACC that would have very little ability to do anything, given the many years of precedent during which so many homeowners got to do as they pleased, especially if they were white, there would be very little an ACC could tell others they could not do without subjecting the HOA to legal allegations of DISCRIMINATION They would have to call for a vote by the Homeowners, whom of course, they do not respect enough to even allow such a chance to decide!

They may, therefore, try to attack homeowners who make or who have made changes to their homes or yards or fencings, accuse them of not having gotten permission from their Zombie ACC first, and then try to fine them [and given how much financial trouble they're in already, maybe this is what's motivating them, even more than their ludicrous desire to take away our home ownership/controllership]!

Therefore, please let the Neighborhood Union (info@peachtreevillageplano.com) know immediately, if you get one of those threatening letters, even if they try to make it sound nice with euphemisms like a "courtesy" letter! The HOA thinks the people of our community are stupid, but we know better! Together, the very smart people of Peachtree Village, both the residents and non-resident homeowners are NOT going to put up with any more of the HOA's lies and their agenda to take away our home sovereignty.

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

or call or text: 972-379-8910