Here you'll find links to documents and images to support our on-going efforts to raise community awareness, inspire action, and improve the quality of life at Shadow Mountain Condominiums.
Documents of Shadow Mountain III
- Declaration of Unit Ownership Estates
- By-Laws of the Association
- Articles of Incorporation
What is the Board? "A shifting group of volunteers with little training in building maintenance." (NBC Miami) Civil lawsuits were filed within hours after the widely publicized collapse of the condominium building in Miami in June of this year.
Images of the Varmint Infestation of the Attic of Building 6364
- Images from Building 6364's decade-long Attic Infestation, Initial Inspection
- The Shoddy Remediation Work
- Additional Photos, Present State, Threats and Intimidation
A short summary of the HOA's failure, incompetance, and negligence
- Formal, written complaints of the infestation go back at least 3 years, perhaps more than 10.
- It is obvious by inspection that the infestation has gone on for a long time, many years. The entire attic is littered and contaminated with raccoon and squirrel feces and urine. The insulation is matted down all over and is useless in large part. Insulation around duct work is damaged. Electrical wiring has been chewed, damaged. Hence both the HOA and the management company (Collins & Associates) are liable for their negligence.
- Identification of the ingress point on the west side of the building required simple due diligence by an observant individual. It was performed by an new occupant of the building in May of 2021 after the management company ignored his own report.
- The infestation and contamination was reported at the same time in May of 2021.
- The HOA's maintenance men reluctantly found the hole and installed a temporary patch. They refused to set traps for any varmints trapped in the attic.
- A Board member got involved and took over supervision of the remediation work. He hired a pumbing company to do it.
- The plumbing company did a wholly inadequate job of remediation. They took steps to obfuscate and hide their shoddy and incomplete work.
- The Board member refused to certify the job complete and then refused to communicate any further about the matter to the residents of the building. He referred all communications about the matter to the HOA's law firm.
- The HOA's law firm (Rhodes Hieronymus), which specializes in courtroom litigation, sent a threatening letter to the occupant of the building who reported the infestation and contamination in May of 2021. They insinuated he had no right to enter the attic to do inspections, repairs, and maintenance. and to observe or document the shoddy work performed by the plumbing company.
- It is not out of the realm of possibility that the HOA and management company have destroyed all of their records and documentation related to the matter. If you would, please find whatever you have, and forward it to admin@shadowmountaincondos.org.
- Real estate disclosure laws require condo owners to reveal known defects when listing their property for sale. Because the contamination is throughout the attic, all condo units in building 6364 are affected and are unsaleable. No one would buy one at any price. Besides the environmental hazard present, the problem is downright disgusting. The HOA's negligence is appalling.
- The HOA and management company both carry liability insurance to cover their rears and misdeeds. There is no reason to think monthly condo dues will increase when a jury discovers their incompetance and gross negligence.
- There are actual damages in the tens of thousands of dollars. There will be liquidated damages as well: for loss of happy use of one's dwelling unit, for the stench, for the countless sleepless or interrupted nights. The resale value of each condo has been reduced to zero. A jury may award punitive damages. If the HOA and management company would deal so lightly with this problem, it is likely they are doing the same with other serious issues throughout the condominium complex. If fact, this is known to be the case.
Additional Info
- Tulsa Health Department - Housing Inspection Services - see the pertinent section "Interior Clean Up Information for Sewage Leak." It is quoted here (emphasis added):
Raw/untreated sewage is a health hazard due to the presence of disease-causing organisms, such as bacteria, viruses, and parasites. Untreated they may cause property damage and present unhealthy living conditions. Any surface contaminated by sewage requires attention to prevent illness.
When cleaning an area that has been contaminated by untreated sewage, personal protective equipment (PPE) such as gloves, safety glasses and shoes, masks, and/or coveralls are necessary.
If the damaged area cannot be cleaned, dried, and properly disinfected it should be discarded. Carpet padding is an example of an item that should be discarded and replaced.
Use common cleaning techniques to clean and sanitize the affected areas. Hot water and detergent should be used to clean, after removing sewage matter.
Disinfect with a chlorine solution (¼ cup chlorine bleach to one gallon of water). DO NOT USE UNDILUTED BLEACH. Chlorine bleach is a chemical that should be used with care. CAUTION: Do Not Mix Ammonia Cleaners with Chlorine Bleach!
Use fans and/or dehumidifiers to assure all areas are dry. Thorough drying is essential to prevent odors and bacterial/mold growth.