ATTENTION RAMBLEWOOD EAST HOMEOWNERS

LAST UPDATED 02/14/2016


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​The purpose of this website is to spread awareness of growing concerns that are shared among owners and residents of Ramblewood East Condominium. This website was create by individual homeowners, and is not the official Ramblewood East Condominium Association's website, nor does it claim to represent the association as a whole. Many concerned residents have initiated retaining a lawyer to represent the best interests of the Ramblewood East Community, and a thorough investigation in currently being undertaken.


 This website is for the general population of Ramblewood East Condominium residents containing general information about the current board members' actions. The attorney retained to represent the concerned unit owners is under the belief that the current board is involved in fraudulent and illegal activity. When the attorney retained to represent the unit owners requested financial documents from the board, they refused to produce the relevant documentation and instead used the association's attorney to withhold information. It is our belief that the current Board is trying to hide something, otherwise they would not hesitate to provide unit owners with the information requested. Whatever the case may be, this lack of transparency and authoritative control is not welcomed here in our community. In addition, there have been multiple complaints filed with the Department of Business and Professional Regulation (DBPR) that are pending further investigation.

General Information:

 

THE RENTAL PROGRAM IS LOSING MONEY AND OPENS THE DOOR FOR THE BOARD MEMBERS TO  FINANCIALLY BENEFIT FROM IT, AS HUNDREDS OF THOUSANDS OF DOLLARS HAVE BEEN VANISHING BETWEEN THE RENOVATION COSTS AND REPAIRS OF THE UNITS WITHOUT ANY COPY OF  RECEIPTS, CONTRACTS FOR REMODELING, OR TRANSPARENT BOOKEEPING.


Page 15 of the Financial Statements provided by the current board show the total expenses for the rental program as $463,790.00. This amount includes 2014 real estate taxes of $110,113.00, $151,304.00 for A/C repair and maintenance and $215,361 for rehab. According the public record, as readily verifiable on the Broward County Tax Appraiser website, the total 2014 real estate taxes for the units currently owner by the RAMBLEWOOD EAST rental program amounts to  $153,951.84 (only 151 of 155 units could be identified in our calculation). In addition, there is no information about the rental program paying monthly maintenance into the operating account for the units owned, as we homeowners do each month. The total amount of maintenance for the units in the rental program alone, would be about $600,000.00. Given these numbers alone, and without even taking into account a variety of other expenses that were not reported such as: maintenance for the rental apartments, office expense, salary for employees and office work for the rental apartments, all of which, to our understanding, appeared to be claimed on Ramblewood east homeowners association's  expenses and not on the rental program's expenses, (it appears that this is a means to manipulate the accounting to show that the rental program is profitable) The rental program's  expenses only for maintenance, property tax, and renovation, would exceed $1.1 million. The current board claims to be making $1,053,359.00 in rental income. Without having to look very far into the numbers reported, it is evident that the rental program is losing money. 


Further, the amount of our money being used to "maintain" and renovate these units, is far beyond anything reasonable. Outsourcing the appliance, A/C, plumbing, and electrical maintenance and repair including parts and labor to a maintenance contracting company such as Pride or Total, would cost about $250 per unit, equaling $37,500 for 150 units per year. However, the current board reported to have spent over $150,000.00 for the A/C alone. It is extremely unlikely that every unit required a replacement A/C unit. Additionally, there are items on page 15 of the financial statement where potentially costly and vital items are intentionally left blank, making it unclear and impossible to calculate the total expenses for the rental program.


FACTS:

  • ​The current Board President, Nick Damasceno, has hired attorneys spending about $1,100,000.00 of money paid to the association by the unit owners of Ramblewood East to defend lawsuits totaling $230,000.00 (FIVE TIMES MORE THAN THE AMOUNT CLAIMED IN THE LAWSUITS). The attorney Steven Weinberg (a personal friend of Nick Damasceno) claims that he only receives a small portion of this outrageous sum. He further claims that he is employed strictly to advise the board, and that he recommended the attorneys who charged these inflated fees. Our maintenance money that should be used toward maintaining the property, is being used to fund the questionable activity of the current HOA. Many unit owners have asked to see the financial documentation of the HOA from this attorney and have been denied access to ANY information whatsoever. It is questionable as to whether the attorney retained by the current board is upholding their fiduciary obligation to the homeowners from whom he is being paid.

  • The current Board of Directors, upon taking office, fired the management company and the HOA's accountant. The current president, Nick Damasceno, has enlisted his wife to perform the accounting, and claims to "volunteer" his time to manage the condominium himself full-time. Despite numerous requests, no receipts for expenses or accounting were ever released for review or verification. It is currently unknown how our maintenance money is being spent and who is benefiting from it.

  • The Ramblewood East Condominium Association's (RECA) bylaws clearly state that board members can serve no more than two consecutive terms. However, the current board has blatantly ignored these bylaws and has refused to step down from their position.

  • There is widespread concern among unit owners regarding the election process at RECA. Many unit owners have come together to protest what they believe to be election fraud being carried out by the current board President, Nick Damasceno. They assert that after taking office and firing management, he took possession of the election box key, and that ballot manipulation may be taking place prior to election day. In response to these complaints, Nick was presented with a request to have a third-party, non-biased electoral company conduct and oversee the election process with bar-codes on the ballots so they cannot be changed . Nick responded by blatantly refusing any interference with HIS elections, falsely stating that the companies were not properly licensed. Nick was very adamant to refuse third-party elections and insisted to oversee the process himself, where he would potentially have direct access to the ballots prior to the election day.

  • When Nick Damasceno took office as president of HOA, he has opened multiple corporate entities and started to purchase units using the maintenance money collected from unit owners (money that should have went toward the upkeep and repairs of the premises). The attorney retained by the unit owners has since stated that the acquired units have caused losses to the homeowners of Ramblewood East to date of over $2,500,000.00. An excessive and unreasonable amount of maintenance money is being spent on the apartments acquired by the HOA, however, the HOA refuses to produce any documentation whatsoever regarding how the money is spent, and who is getting paid. Meanwhile, the Ramblewood East Condominium community remains in disrepair and much-needed maintenance is being neglected.

  • According to the attorney retained by concerned homeowners, the unit buyback program that was implemented by the current board, has cost Ramblewood East homeowners about $600,000.00 in losses in 2015 and expected to generate losses upwards of $500,000.00 in 2016. 

  • The 2014 Year-End Financial Statement released by the current board does not provide complete and accurate information.
    You can see for yourself, as we have uploaded this document to the Financials page for your convenience.


Actions Currently Being Taken:

  • A lawsuit is being filed against the current Board by the homeowners' attorney.
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  • Meetings are being held in the community by unit owners to discuss and protest the homeowners' objections and concerns regarding the actions of the current Board members.

  • Homeowners are seeking to organize a fair and unbiased election process for the upcoming Board elections.

  • A special PO Box has been obtained by the homeowners so that election ballots can be mailed directly to the PO Box, to avoid any potential manipulation of votes.
    Please see the 2016 Election page for details on the upcoming election.

  • ​A lawsuit is being filed by concerned homeowners against the current Board to enforce the bylaws and prevent the current Board members from serving another term.

  • A lawsuit is being filed by concerned homeowners against the current Board for failure to produce requested documentation regarding the corporate entities opened by the current Board.

  • Multiple complaints have been filed with the Department of Business and Professional Regulation regarding many of the issues discussed above.

  • Because Nick Damasceno has refused the homeowners' request to have a supervised election, a petition is being formed to collect 175 signatures from homeowners to have the DBPR monitor the upcoming election. However, the authority of DBPR is limited to the counting of votes, and will do little in regard to preventing ballot manipulation.

Ramblewood East Condominium Dispute

Please see pictures taken above showing severe roof damage requiring extensive and costly repair.


​What started out as a small leak, that could have been fixed for a few hundred dollars, has been neglected, and knowingly and intentionally ignored by the current board. Because it has been ignored for so long, allowing the damage to progress, the wooden support trusses have become rotten. Because of the truss rot, the roof has started to collapse, and temporary support has been installed to prevent it from caving in. The plywood that is supporting the exterior of the building has also rotted from the water damage and is deteriorating to the extent that it must be removed and replaced. Additionally, the exterior stucco that is supported by this wood must be resurfaced. It is evident that the cost of repairs will exceed $10,000 for this spot alone. This is only one small area of one building of MANY that have all been intentionally and knowingly ignored by the current board.The total cost of roof repairs for all buildings will be MILLIONS! This could have been easily and cheaply prevented!


There is a long list of other repairs just like these that could have been fixed and saved us millions of dollars. We cannot ignore these repairs forever, and by the time it is too late, we will likely require a special assessment to cover the costs. We lack the necessary reserves to cover these expenses, because the current board has been using our maintenance funds to finance a rental program that is losing money instead of maintaining the property, and we strongly believe many people are profiting where they should not. This is gross negligence that ultimately will cost each unit owner a very expensive assessment to go back and fix. It will likely be the job of the next board to address this issue. Our maintenance has not been used to prevent this damage, and we will all pay the price.