Case Summary
| Case ID | 24F-H033-REL |
|---|---|
| Agency | ADRE |
| Tribunal | OAH |
| Decision Date | 2025-06-04 |
| Administrative Law Judge | Adam D. Stone |
| Outcome | partial |
| Filing Fees Refunded | $3,500.00 |
| Civil Penalties | $0.00 |
Parties & Counsel
| Petitioner | John Krahn, Janet Krahn, Joseph Pizzicaroli, Michael Holland, John R Krahn Living Trust, and Janet Krahn Living Trust | Counsel | — |
|---|---|---|---|
| Respondent | Tonto Forest Estates Homeowners Association | Counsel | Dwight Jolivette |
Alleged Violations
CC&R 4.32, ARS §33-1802
CC&R 4.32
A.R.S. § 33-1803(D)(1)
Bylaw 3.9
A.R.S. § 33-1804(A)
A.R.S. § 33-1805(A)
Outcome Summary
The ALJ granted five of the six consolidated petitions in favor of the Petitioners, finding the HOA improperly assessed empty lots for septic expenses, unlawfully reimbursed a homeowner for a septic replacement part, issued deficient violation notices, failed to maintain anonymity of election ballots, and wrongfully withheld non-privileged records. The ALJ denied the petition regarding open meeting violations, ruling the HOA was permitted to discuss and decide on insurance claims related to pending litigation in a closed session. The HOA was ordered to refund $3,000 in filing fees, but no civil penalties were awarded.
Why this result: Petitioners lost the open meeting claim because the statute permits boards to consider and make decisions on matters concerning pending litigation, such as invoking insurance coverage, during closed executive sessions.
Key Issues & Findings
Improper assessment of empty lots for septic-related expenses
Petitioners alleged the HOA improperly assessed undeveloped lots for septic system expenses.
Orders: HOA ordered to follow CC&Rs and reimburse $1,000 filing fee. No civil penalty awarded.
Filing fee: $1,000.00, Fee refunded: Yes
Disposition: petitioner_win
- CC&R 4.32
- A.R.S. § 33-1802
Improper reimbursement for septic system replacement
Petitioners alleged the HOA improperly reimbursed a homeowner $75.00 for a septic system replacement part.
Orders: HOA ordered to follow CC&Rs and reimburse $500 filing fee. No civil penalty awarded.
Filing fee: $500.00, Fee refunded: Yes
Disposition: petitioner_win
- CC&R 4.32
Improper notice of violation
Petitioners alleged the HOA issued violation notices regarding trees and aesthetics without citing specific governing document provisions.
Orders: HOA ordered to follow Arizona statutes and reimburse $500 filing fee. No civil penalty awarded.
Filing fee: $500.00, Fee refunded: Yes
Disposition: petitioner_win
- A.R.S. § 33-1803(C)
- A.R.S. § 33-1803(D)(1)
Failure to maintain secret written ballots
Petitioners alleged the HOA failed to store election ballots anonymously after the election.
Orders: HOA ordered to follow the Bylaws and reimburse $500 filing fee. No civil penalty awarded.
Filing fee: $500.00, Fee refunded: Yes
Disposition: petitioner_win
- Bylaw 3.9
Open meeting violation
Petitioners alleged the Board violated open meeting laws by deciding to invoke liability insurance during a closed executive session.
Orders: Petition denied. Filing fee not reimbursed.
Filing fee: $500.00, Fee refunded: No
Disposition: respondent_win
- A.R.S. § 33-1804(A)
Failure to provide association records
Petitioners alleged the HOA wrongfully withheld redacted violation notices requested by a member.
Orders: HOA ordered to abide by Arizona statutes and reimburse $500 filing fee. No civil penalty awarded.
Filing fee: $500.00, Fee refunded: Yes
Disposition: petitioner_win
- A.R.S. § 33-1805(A)
Decision Documents
25F-H009-REL Decision – 1217115.pdf
25F-H009-REL Decision – 1232517.pdf
25F-H009-REL Decision – 1234660.pdf
25F-H009-REL Decision – 1237412.pdf
25F-H009-REL Decision – 1239559.pdf
25F-H009-REL Decision – 1241508.pdf
25F-H009-REL Decision – 1252902.pdf
25F-H009-REL Decision – 1267085.pdf
25F-H009-REL Decision – 1274385.pdf
25F-H009-REL Decision – 1277471.pdf
25F-H009-REL Decision – 1280310.pdf
25F-H009-REL Decision – 1284656.pdf
25F-H009-REL Decision – 1301318.pdf
25F-H009-REL Decision – 1312646.pdf
25F-H009-REL Decision – 1314117.pdf
25F-H009-REL Decision – 1337755.pdf
**Case Title:** 25F-H009-REL (Consolidated under 24F-H033-REL)
**Parties:**
* **Petitioners:** John Krahn, et al.
* **Respondent:** Tonto Forest Estates Homeowners Association (TFE)
**Main Issue:**
The primary legal issue was whether the Respondent violated Arizona Revised Statutes (A.R.S.) § 33-1804(A) by deciding to file a claim with its Directors and Officers (D&O) liability insurance company during a closed executive session rather than in an open meeting.
**Key Facts and Arguments:**
* **Background:** The dispute arose after Petitioner John Krahn filed a defamation lawsuit against the TFE Board. In response to this lawsuit, the Board met in a closed session and decided to invoke its liability insurance policy to secure legal defense counsel.
* **Petitioners' Position:** The Petitioners argued that while the Board was permitted to *discuss* the litigation in a closed session, the actual discretionary financial *decision* to file an insurance claim should have been made during an open meeting. Furthermore, the Petitioners alleged that this decision caused the HOA's insurance policy to be canceled, forcing the Association to secure new coverage at a significantly higher cost. The Petitioners sought a $500 civil penalty.
* **Respondent's Position:** The Respondent contended that the Board had the right to invoke its insurance coverage in a closed session because the action constituted a legal decision regarding pending litigation initiated by a homeowner. The Respondent also clarified that the insurance policy was not canceled because of the claim, but rather because the insurance provider ceased offering that specific type of policy.
**Legal Analysis:**
The Administrative Law Judge (ALJ) analyzed the matter under A.R.S. § 33-1804(A), which generally mandates open meetings for HOA boards but provides specific exceptions. Under the statute, a board may close a portion of a meeting to consider legal advice from an attorney or matters concerning pending or contemplated litigation.
The ALJ determined that because there was active, pending litigation against the Board by a homeowner, the Board was entirely within its statutory rights to both discuss and decide upon invoking its insurance policy during a closed session. The tribunal found no statutory requirement dictating that only the discussion may remain private while the subsequent decision or action must be executed in an open meeting, particularly when the litigation involves a member of the Association.
**Final Decision (Outcome):**
The ALJ concluded that the Petitioners failed to meet their burden of proving a statutory violation. Consequently, the petition for case 25F-H009-REL was **denied**. Additionally, the ALJ ruled that the Respondent was not required to reimburse the Petitioners' filing fee, and no civil penalty was awarded.
Case Participants
Petitioner Side
- John Krahn (petitioner)
John R Krahn Living Trust
Appeared on behalf of Petitioners; testified regarding various CC&R, statutory, and bylaw violations. - Janet Krahn (petitioner)
Janet Krahn Living Trust - Joseph Pizzicaroli (petitioner)
Also received a fine notice regarding tree trimming. - Michael Holland (petitioner)
Holland Family Trust
Appeared on behalf of Petitioners.
Respondent Side
- Dwight Jolivette (board member)
Tonto Forest Estates Homeowners Association
Appeared on behalf of Respondent; testified as the new Board President. - Barbara Bonilla (property manager)
Tonto Forest Estates Homeowners Association
Contact for the respondent; associated with Ogden RE.
Neutral Parties
- Adam D. Stone (ALJ)
Office of Administrative Hearings
Administrative Law Judge presiding over the consolidated cases. - Susan Nicolson (commissioner)
Arizona Department of Real Estate
Received copies of the orders.