Note: A Rehearing was requested for this case. The dashboard statistics reflect the final outcome of the rehearing process.
Case Summary
| Case ID |
19F-H1919053-REL-RHG |
| Agency |
ADRE |
| Tribunal |
OAH |
| Decision Date |
2019-11-18 |
| Administrative Law Judge |
Diane Mihalsky |
| Outcome |
none |
| Filing Fees Refunded |
$0.00 |
| Civil Penalties |
$0.00 |
Parties & Counsel
| Petitioner |
Joyce H Monsanto |
Counsel |
— |
| Respondent |
Four Seasons at the Manor Homeowners Association |
Counsel |
Mark K. Sahl, Esq. |
Alleged Violations
A.R.S. § 33-1808; CC&R § 7.9
Outcome Summary
The ALJ denied the Petitioner's request, finding she had not established that the Respondent HOA violated A.R.S. § 33-1808 or CC&R § 7,. The HOA's Architectural Guidelines, which limit the display to one flagpole per lot but allow two flags (US and military) to be flown from it, were deemed reasonable rules under A.R.S. § 33-1808(B),. The Board was found to have rendered a decision and memorialized it in writing within the timeframe required by CC&R § 7.9,.
Why this result: Petitioner failed to meet her burden of proof to show the HOA's rule limiting flagpoles was unreasonable under A.R.S. § 33-1808(B) or that the HOA violated the procedural requirements of CC&R § 7.9 during the appeal process,,.
Key Issues & Findings
Refusal to allow two flagpoles to display US and Marine Corps flags and alleged violation of CC&R appeal procedure.
Petitioner filed a petition alleging the HOA violated A.R.S. § 33-1803 and CC&R § 7.9 by refusing to allow her to install two flagpoles for the U.S. flag and the U.S. Marine Corps flag, contrary to Architectural Guidelines limiting installations to one flagpole per lot,,,. Petitioner also argued the Board failed to properly handle her appeal as required by CC&R § 7.9,. The ALJ found that the single flagpole limit was a reasonable rule under A.R.S. § 33-1808(B) since both flags could be flown from one pole, and Petitioner failed to establish a violation of CC&R § 7.9,,,.
Orders: Petitioners’ petition is denied. The Board can properly find Petitioner in violation of the Architectural Guidelines and order her to remove one of her two flagpoles,.
Filing fee: $0.00, Fee refunded: No
Disposition: respondent_win
Cited:
- A.R.S. § 33-1808
- CC&R § 7.9
- A.R.S. § 33-1803
Analytics Highlights
Topics: Flag display, Architectural Guidelines, CC&Rs, Statutory compliance, Planned Communities Act
Additional Citations:
- A.R.S. § 33-1808
- CC&R § 7.9
- A.R.S. § 33-1803
- A.R.S. § 32-2199(B)
- CC&R § 7
Decision Documents
19F-H1919053-REL-RHG Decision – 749213.pdf
Uploaded 2025-10-09T03:34:13 (163.6 KB)
19F-H1919053-REL-RHG Decision – 753595.pdf
Uploaded 2025-10-09T03:34:13 (163.3 KB)
Briefing Doc – 19F-H1919053-REL-RHG
Briefing Document: Monsanto v. Four Seasons at the Manor HOA
Executive Summary
This document synthesizes the findings and legal reasoning from the Amended Administrative Law Judge Decision in the case of Joyce H. Monsanto versus the Four Seasons at the Manor Homeowners Association (HOA). The central conflict revolves around the HOA’s denial of Ms. Monsanto’s request to install two separate flagpoles on her home to display the United States flag and the United States Marine Corps flag. The petitioner alleged this denial violated Arizona state law and the HOA’s own governing documents.
The Administrative Law Judge (ALJ) ultimately denied the petitioner’s claim, ruling in favor of the HOA. The decision established two critical points: first, that the HOA’s rule limiting homeowners to a single flagpole is a “reasonable” regulation on the “placement and manner of display” explicitly permitted under Arizona statute A.R.S. § 33-1808(B), and does not constitute a prohibition of flag display. Second, the HOA was found to have complied with its own appeal process as outlined in its Covenants, Conditions, and Restrictions (CC&Rs). The ALJ concluded that an oral denial at a board meeting, later documented in publicly posted meeting minutes, satisfied the CC&R’s requirement to “render its written decision” within a 45-day timeframe. The ruling affirms an HOA’s authority to enforce uniform aesthetic standards, provided they are reasonable and applied according to the association’s governing documents.
Case Background and Procedural History
The case was brought before the Arizona Office of Administrative Hearings (OAH) following a petition filed by homeowner Joyce H. Monsanto (“Petitioner”) against her HOA, Four Seasons at the Manor Homeowners Association (“Respondent”).
• Initial Petition: On March 6, 2019, the Petitioner filed a petition with the Arizona Department of Real Estate, alleging the HOA violated state law (A.R.S. § 33-1803) and its CC&Rs (§ 7.9) by refusing to approve her request for two flagpoles.
• First Hearing: An evidentiary hearing was held on May 30, 2019, after which the ALJ found that the Petitioner had not proven any violation by the HOA.
• Rehearing: The Commissioner of the Department of Real Estate granted the Petitioner’s request for a rehearing on August 22, 2019. This rehearing took place on October 21, 2019.
• Amended Decision: On November 18, 2019, ALJ Diane Mihalsky issued an Amended Administrative Law Judge Decision, again denying the Petitioner’s petition and affirming the previous findings. The amendment was issued to correct a typographical error and clarify the parties’ appeal rights.
The Core Dispute: A Request for Two Flagpoles
The petitioner, whose husband and two sons have long careers in the U.S. Marines and Coast Guard, sought to display both the U.S. flag and the U.S. Marine Corps flag on her home.
• The Application: On August 31, 2018, she submitted a Design Review Application to install two 6-foot-long flagpoles on the exterior wall of her house, flanking her front door.
• The Rationale: The Petitioner stated her desire for two separate poles was for aesthetic reasons, believing the display would look better. She also expressed concern that a single, larger flagpole installed in her front yard would obstruct the view from her front window.
• The Denial: On September 22, 2018, the HOA’s Architectural Committee issued a written Notice of Disapproval, citing the Architectural Guidelines which permit only one flagpole per lot.
• The Appeal: On October 1, 2018, the Petitioner submitted a written appeal to the HOA Board, arguing the denial was unreasonable, that the guidelines were not uniformly enforced, and that the board could grant a waiver under CC&R § 7.6.
Governing Rules and Statutes
The case decision rested on the interpretation of Arizona state law and the HOA’s specific governing documents.
Arizona Revised Statute § 33-1808
This statute governs the right of homeowners to display certain flags.
• Protection of Display: Subsection A states that an association “shall not prohibit the outdoor… display” of the American flag or a military flag, among others.
• Right to Regulate: Subsection B grants associations the authority to “adopt reasonable rules and regulations regarding the placement and manner of display.” It explicitly allows rules that “regulate the location and size of flagpoles,” “limit the member to displaying no more than two flags at once,” and limit flagpole height, while not prohibiting their installation.
HOA Architectural Guidelines
The community’s rules regarding flagpoles evolved but consistently maintained a key restriction.
• Original Guideline (May 24, 2016): “Poles must not exceed 12’ in height, and only one flagpole is permitted per Lot.”
• Amended Guideline (November 8, 2018): The board increased the maximum pole height to 20′ and added rules for nighttime illumination and inclement weather, but explicitly “did not change the limit of one flagpole per lot.”
HOA CC&Rs (Covenants, Conditions, and Restrictions)
The procedural requirements for architectural review and appeals were central to the Petitioner’s claim.
• Section 7.8 (Board Approval): Pertaining to initial applications, this section requires the Board to provide the owner with a “written response within sixty (60) days,” otherwise the request is deemed approved.
• Section 7.9 (Appeal): Pertaining to appeals, this section requires the Board to consult with the Architectural Committee and “render its written decision” within 45 days. A failure by the Board to render a decision in this period “shall be deemed approval.” This section does not contain the same explicit language as § 7.8 requiring the response be provided to the owner.
Analysis of the Appeal Process and Conflicting Testimonies
A significant portion of the dispute centered on the events of the November 8, 2018, HOA Board meeting, where the Petitioner’s appeal was to be considered. The accounts of what transpired at this meeting were contradictory.
Petitioner’s Testimony (Joyce H. Monsanto)
Respondent’s Testimony (Anthony Nunziato, Board President)
Consultation
The board did not consult the Architectural Committee.
The board consulted with the Architectural Committee before the meeting.
Decision
The board did not consider or make any decision on her appeal.
The board considered the appeal and made a decision.
Notification
She was never told her appeal was denied at the meeting.
He was certain the board verbally informed the Petitioner that her appeal was denied at the meeting.
On December 4, 2018, draft minutes from the November 8 meeting were posted on the HOA’s website. The Petitioner acknowledged seeing them. These minutes included the following entry:
“[Petitioner’s] last request was for a waiver that would allow her to have two flagpoles on her property (one to fly the American flag and the other to fly the Marine flag). The Board rejected this request since our CC&Rs allow for the flying of both flags on a single flagpole.”
The Petitioner argued that these publicly posted draft minutes, which were not sent directly to her, did not constitute a valid written denial of her appeal under the CC&Rs.
Administrative Law Judge’s Decision and Rationale
The ALJ’s decision methodically rejected each of the Petitioner’s claims, relying on witness credibility, statutory interpretation, and contract construction principles.
Credibility Assessment
The ALJ made a clear determination on the conflicting testimonies regarding the November 8 meeting.
• Mr. Nunziato’s testimony that the board made a decision and informed the Petitioner was found to be “credible and supported by the minutes of the meeting.”
• The Petitioner’s testimony that the board made no decision on her appeal was deemed “incredible.”
Ruling on A.R.S. § 33-1808 (State Flag Law)
The ALJ concluded that the HOA’s one-flagpole rule did not violate state law.
• The rule was found to be a “reasonable rule or regulation under A.R.S. § 33-1808(B).”
• Because the Architectural Guidelines allow for flying two flags from a single flagpole up to 20′ long, the HOA was not prohibiting the display of flags, merely regulating the manner.
• The ALJ characterized the core issue as the “Petitioner’s petition is about her choice not to install a single flagpole for her own aesthetic reasons, not Respondent’s unreasonableness or lack of patriotism.”
Ruling on CC&R § 7.9 (Appeal Process)
The ALJ found that the HOA had followed the procedure required by its own CC&Rs.
• Consultation: Based on Mr. Nunziato’s credible testimony, the board fulfilled its duty to consult with the Architectural Committee.
• “Render a Decision”: The board “rendered a decision on her appeal at the November 8, 2018 board meeting” when it orally reached a decision.
• “Written Decision”: The board created a “writing memorializing its decision” by documenting it in the meeting minutes. Because the Petitioner saw these minutes on December 4, 2018, this action occurred within the 45-day window following her October 1, 2018 appeal.
• No Delivery Requirement: The ALJ applied the “negative implication cannon of contract construction.” By comparing CC&R § 7.9 (appeals) with § 7.8 (initial applications), the judge noted that § 7.9 lacks the explicit requirement to provide the written decision to the owner. Therefore, posting the minutes was sufficient, and the Petitioner’s request was not “deemed approved.”
Final Order
Based on these findings, the ALJ issued a final, binding order.
IT IS ORDERED that the Petitioners’ petition is denied because she has not established that the Respondent’s Board should not have denied her application to install two flagpoles on her property.
The decision concludes with a notice informing the parties that the order is binding and that any appeal must be filed with the superior court within 35 days from the date of service.
Study Guide – 19F-H1919053-REL-RHG
Study Guide: Monsanto v. Four Seasons at the Manor HOA
This study guide provides a detailed review of the legal case Joyce H. Monsanto v. Four Seasons at the Manor Homeowners Association, Case No. 19F-H1919053-REL-RHG, as detailed in the Amended Administrative Law Judge Decision dated November 18, 2019. The guide includes a short-answer quiz, a corresponding answer key, suggested essay questions, and a comprehensive glossary of terms to facilitate a thorough understanding of the case’s facts, arguments, and legal conclusions.
Short-Answer Quiz
Answer the following questions in 2-3 complete sentences, based entirely on the information provided in the case document.
1. Who are the Petitioner and the Respondent in this case, and what is their relationship?
2. What specific action did the Petitioner request from the Respondent that initiated this dispute?
3. On what grounds did the Respondent’s Architectural Committee initially deny the Petitioner’s request on September 22, 2018?
4. Identify the key Arizona statute cited in the case and explain its two main provisions regarding flag displays.
5. What was the Petitioner’s primary argument regarding the Respondent’s handling of her appeal under CC&R § 7.9?
6. According to the testimony of Board President Tony Nunziato, how did the Board address the Petitioner’s appeal at the November 8, 2018 meeting?
7. What documentary evidence did the Respondent use to support the claim that a decision on the appeal was made and written down within the required timeframe?
8. Why did the Administrative Law Judge (ALJ) find the Respondent’s one-flagpole rule to be legally permissible?
9. What is the legal standard of proof required for the Petitioner in this case, and did she meet it according to the ALJ?
10. What was the final order issued by the Administrative Law Judge in this case and its practical consequence for the Petitioner?
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Answer Key
1. The Petitioner is Joyce H. Monsanto, a homeowner. The Respondent is the Four Seasons at the Manor Homeowners Association (HOA). Ms. Monsanto is a member of the Respondent HOA because she owns a house within its development in Sun City, Arizona.
2. The Petitioner submitted a Design Review Application to install two 6-foot-long flagpoles on the exterior wall of her house. She intended to fly the United States flag from one pole and the United States Marine Corps flag from the other.
3. The Architectural Committee denied the request because the community’s Architectural Guidelines only permitted one flagpole per lot. The written Notice of Disapproval explicitly stated this rule as the reason for the denial.
4. The key statute is A.R.S. § 33-1808. Its first provision, § 33-1808(A), prohibits an HOA from banning the display of the American flag and various military flags. The second provision, § 33-1808(B), allows an HOA to adopt reasonable rules regulating the placement, size, and number of flagpoles, explicitly permitting a limit of one flagpole per property.
5. The Petitioner argued that the Board violated CC&R § 7.9 because it failed to provide her with a formal written decision denying her appeal within the 45-day period. She contended that because she never received a dedicated letter, the request should have been “deemed approved” as stipulated in the CC&R for failure to render a timely decision.
6. Tony Nunziato testified that the Board did consult with the Architectural Committee regarding the appeal before the meeting. He stated with certainty that at the November 8, 2018 meeting, the Board considered the appeal and verbally informed Ms. Monsanto that her request for a waiver was denied.
7. The Respondent presented the draft minutes from the November 8, 2018 Board meeting, which were posted on the HOA’s website on December 4, 2018. These minutes explicitly stated that the Board rejected the Petitioner’s request for a waiver to have two flagpoles, fulfilling the requirement to have a written record of the decision within 45 days of her October 1 appeal.
8. The ALJ found the rule permissible because A.R.S. § 33-1808(B) explicitly grants HOAs the authority to “adopt reasonable rules and regulations” which may “regulate the location and size of flagpoles” and “shall not prohibit the installation of a flagpole.” Since the HOA’s guidelines allowed for one flagpole up to 20 feet long, capable of flying two flags, the judge concluded the rule was reasonable under the statute.
9. The required standard of proof was a “preponderance of the evidence,” meaning the Petitioner had to convince the judge that her contention was more probably true than not. The ALJ concluded that the Petitioner did not meet this burden of proof to establish that the Respondent violated any statute or its own CC&Rs.
10. The final order denied the Petitioner’s petition. The practical consequence is that the HOA’s denial of her application for two flagpoles was upheld, and the Board could therefore properly find her in violation of the Architectural Guidelines and order her to remove one of her two flagpoles.
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Suggested Essay Questions
1. Analyze the conflict between A.R.S. § 33-1808(A), which protects a homeowner’s right to display military flags, and § 33-1808(B), which grants HOAs regulatory power. How did the Administrative Law Judge balance these two provisions to reach a conclusion in this case?
2. Discuss the concept of “burden of proof” as it applied to the Petitioner. Detail the specific claims made by Joyce Monsanto and explain why, according to the legal decision, she failed to establish them by a “preponderance of the evidence.”
3. Examine the procedural dispute surrounding CC&R § 7.9. Contrast the Petitioner’s interpretation of a “written decision” with the interpretation ultimately adopted by the Administrative Law Judge, referencing the role of the verbal notification and the meeting minutes.
4. Evaluate the role of testimony and credibility in this administrative hearing. Compare and contrast the testimony provided by Petitioner Joyce Monsanto and Respondent’s Board President Tony Nunziato regarding the events of the November 8, 2018 board meeting, and explain why the judge found Mr. Nunziato’s account more credible.
5. Based on the facts presented, construct an argument that the HOA’s actions, while legally permissible according to the judge, were inconsistent with the patriotic values of its community, which includes many retired military members. Conversely, construct an argument defending the Board’s decision as a necessary and fair application of rules essential for maintaining community standards.
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Glossary of Key Terms
Definition in Context
Administrative Law Judge (ALJ)
An independent judge who presides over administrative hearings, makes findings of fact, and issues legal decisions. In this case, Diane Mihalsky served as the ALJ for the Office of Administrative Hearings.
A.R.S. § 33-1808
An Arizona Revised Statute that governs the display of flags in planned communities. It forbids HOAs from prohibiting certain flags (like the U.S. and military flags) but permits them to establish reasonable rules regarding the number, size, and location of flagpoles.
Architectural Committee
A committee established by the HOA’s CC&Rs responsible for reviewing and approving or disapproving homeowners’ applications for external modifications to their property, such as installing flagpoles.
Architectural Guidelines
The specific rules adopted by the HOA that set forth requirements for property modifications. In this case, the guidelines limited each lot to one flagpole, with a maximum height of 20 feet.
Burden of Proof
The legal obligation of a party in a dispute to provide sufficient evidence to prove their claim. The Petitioner, Joyce Monsanto, bore the burden of proof to show the HOA had violated the law or its own rules.
CC&Rs (Covenants, Conditions, and Restrictions)
The governing legal documents that create the rules for a planned community. The Petitioner alleged the Respondent violated CC&R § 7.9, which outlines the appeal process for disapproved architectural applications.
Declarant
The original developer of a planned community who establishes the initial CC&Rs. In this case, K. Hovnanian was the Declarant for Four Seasons at the Manor.
Homeowners’ Association (HOA)
The governing organization in a planned community responsible for enforcing the CC&Rs and managing common areas. The Respondent, Four Seasons at the Manor Homeowners Association, is an HOA.
Negative Implication
A principle of legal interpretation which holds that the explicit inclusion of one thing implies the intentional exclusion of another. The ALJ used this to argue that because CC&R § 7.9 (appeals) does not specify that a written decision must be sent to the owner, unlike CC&R § 7.8 (initial applications), that requirement should not be read into the appeal rule.
Office of Administrative Hearings (OAH)
An independent Arizona state agency that conducts evidentiary hearings for other state agencies, providing an impartial forum to resolve disputes.
Petitioner
The party who initiates a legal action by filing a petition. In this case, Joyce H. Monsanto is the Petitioner.
Preponderance of the Evidence
The evidentiary standard required in this civil case. It is defined as proof that convinces the trier of fact (the judge) that a contention is “more probably true than not.”
Respondent
The party against whom a petition is filed. In this case, the Four Seasons at the Manor Homeowners Association is the Respondent.
Restrictive Covenant
A legally enforceable rule within the CC&Rs that limits what a homeowner can do with their property. The rule limiting homes to one flagpole is an example of a restrictive covenant.
Waiver
The act of intentionally relinquishing a known right or claim. The Petitioner argued that the HOA board could, and should, have waived the one-flagpole rule for her under CC&R § 7.6.
Blog Post – 19F-H1919053-REL-RHG
HOA vs. Military Family: 4 Lessons from a Legal Battle Over a Flagpole
For Joyce Monsanto, a member of a dedicated military family, displaying her patriotism was a matter of pride. Her husband served 25 years in the Marines, and her two sons have spent decades in the Marines and the Coast Guard. Naturally, she wanted to fly both the flag of the United States and the flag of the U.S. Marine Corps at her Arizona home. But when she submitted her plan to her Homeowners Association (HOA), she was met with a firm “no.”
The conflict wasn’t about the flags themselves. The Four Seasons at the Manor HOA had no issue with her displaying both. The dispute centered on how she wanted to display them. It was a disagreement over her vision for a symmetrical, two-pole display versus the HOA’s “one flagpole per lot” rule. This architectural dispute escalated from a simple request into a formal administrative hearing.
Ms. Monsanto’s fight reveals several surprising truths about the power of HOA rules and the specific language written into state law. Her case ultimately failed on two fronts—a substantive challenge to the rule itself, and a procedural challenge to how the HOA handled her appeal. Here’s what every homeowner can learn from each.
1. Your Right to Fly the Flag Has Limits—And They’re Written into Law.
Many homeowners believe the right to fly the American flag is unconditional. However, the legal reality is more nuanced. While Arizona law (A.R.S. § 33-1808) prevents an HOA from outright prohibiting the display of U.S. or military flags, it explicitly allows the association to create “reasonable rules and regulations” for their placement and manner of display.
The statute is specific about what these rules can cover. An HOA can legally regulate the size and location of flagpoles and can limit a homeowner to displaying no more than two flags at once. In this case, the HOA’s architectural guidelines permitted two flags, but only on a single flagpole. The Administrative Law Judge found this “one flagpole per lot” rule was a “reasonable” regulation and therefore perfectly legal. To underscore that the HOA’s stance was not about a lack of patriotism, the judge noted testimony that the HOA president himself “placed 140 small flags on his property” for Memorial Day. The issue was about the uniform enforcement of an architectural rule, not the patriotic display itself.
2. Your Personal Taste Is No Match for the Community Rulebook.
During the hearing, Ms. Monsanto acknowledged that she could fly both of her flags from a single pole as the HOA rules allowed. Her reason for wanting two poles was a matter of personal preference. She testified that she “wanted to install two flagpoles for aesthetic reasons” and also felt that a single pole placed in the middle of her lot would block the view from her front window.
The judge was unmoved by this line of reasoning. In the final decision, the response was direct and unambiguous:
Petitioner’s petition is about her choice not to install a single flagpole for her own aesthetic reasons, not Respondent’s unreasonableness or lack of patriotism.
This is a foundational principle of community association law: homeowners trade a degree of personal autonomy for the perceived benefits of uniform standards and predictable property values. The judge’s decision simply reaffirms that bargain. In the world of planned communities, the established rulebook will almost always outweigh an individual’s personal taste.
3. In HOA Law, the Appeal Isn’t a Re-do—It’s a Different Process.
One of Ms. Monsanto’s key arguments was procedural. She believed her appeal should have been automatically approved because the HOA failed to provide a written decision within the 45-day deadline stipulated in its own rules (CC&R § 7.9). This is where the judge identified a subtle but crucial legal distinction buried in the HOA’s governing documents.
The HOA’s CC&Rs had two different sections for architectural requests:
• CC&R § 7.8 (Initial Requests): This section explicitly required the Board to “inform the submitting party of the final decision” with a “written response.”
• CC&R § 7.9 (Appeals): This section, however, only required the Board to “render its written decision” within 45 days.
That small difference in wording—”written response” versus “written decision”—was the linchpin of her procedural case. The judge ruled that for an appeal, the HOA was not required to send a personal letter or direct notice to Ms. Monsanto. It only had to create a written record of its decision within the timeframe.
4. A Post on an HOA Website Can Count as an Official “Written Decision.”
The final surprise came down to what constitutes a “written decision” and how the deadline was met. Ms. Monsanto was waiting for a formal letter informing her that her appeal had been denied. She never received one. Her appeal was filed on October 1, 2018, starting a 45-day clock.
The judge found the HOA satisfied its obligation in a two-step process:
1. The Decision: The Board verbally denied her appeal during its public meeting on November 8, 2018. This action, which occurred 38 days after her appeal, fulfilled the requirement to “render its decision” within the 45-day period.
2. The Writing: That decision was then recorded in the draft meeting minutes, which were posted on the Board’s website on December 4, 2018. Ms. Monsanto acknowledged seeing the posted minutes.
The judge ruled that these online minutes satisfied the separate legal requirement for a “writing memorializing its decision.” Even though they weren’t sent directly to her, the publicly posted minutes served as the official record of the timely denial of her appeal, closing the final door on her argument for automatic approval.
Conclusion: Before You Plant Your Flag, Read the Fine Print
Joyce Monsanto’s case is a cautionary tale on two levels. First, it shows that even cherished rights like displaying the flag are subject to reasonable, neutrally-applied community rules. Second, and more critically, it demonstrates that procedural arguments live and die by the most precise definitions in the governing documents. A single word can be the difference between winning an appeal and being ordered to take your flagpole down.
This case came down to the difference between a “written response” and a “written decision”—do you know what the fine print says about your rights in your community?
Case Participants
Petitioner Side
- Joyce H Monsanto (petitioner)
Appeared on her own behalf
Respondent Side
- Mark K. Sahl (HOA attorney)
Carpenter, Hazlewood, Delgado & Bolen, LLP
- Anthony Nunziato (board member)
Four Seasons at the Manor Homeowners Association
President of the Board of Directors; also referred to as 'Tony'
- Annette McCraw (property manager)
Community Manager/Trestle Management (implied)
Sent Notice of Disapproval on behalf of Respondent
- Marc Vasquez (HOA representative)
Addressed Petitioner's claim regarding violation letters at the Board meeting
Neutral Parties
- Diane Mihalsky (ALJ)
Office of Administrative Hearings
- Judy Lowe (Commissioner)
Arizona Department of Real Estate
