Case Summary
| Case ID | 24F-H056-REL |
|---|---|
| Agency | ADRE |
| Tribunal | OAH |
| Decision Date | 2024-10-21 |
| Administrative Law Judge | Samuel Fox |
| Outcome | loss |
| Filing Fees Refunded | $0.00 |
| Civil Penalties | $0.00 |
Parties & Counsel
| Petitioner | Justin R. Sheakley | Counsel | — |
|---|---|---|---|
| Respondent | Arizona Hillcrest Community Association | Counsel | Quinten Cupps |
Alleged Violations
CC&Rs Article 11, Section 11.2
Outcome Summary
Petitioner failed to meet the burden of proof showing Respondent violated its Community Documents concerning the determination of structural damage required for shared cost repair under CC&R 11.2.
Why this result: Petitioner failed to demonstrate by a preponderance of the evidence that the Board was unreasonable when determining the wall at issue was structurally damaged.
Key Issues & Findings
Dispute regarding cost sharing for common wall repair (structural damage determination)
Petitioner claimed the wall only required cosmetic repair (HOA responsibility per CC&R 11.2) rather than structural replacement (shared cost). The HOA relied on contractor assessment indicating structural damage. The ALJ found Petitioner failed to meet the burden of proof to show the HOA violated the CC&Rs or acted unreasonably in ordering the repair.
Orders: Respondent deemed the prevailing party.
Filing fee: $0.00, Fee refunded: No
Disposition: respondent_win
- A.R.S. § 32-2199
- A.R.S. § 32-2199.01
- A.R.S. § 32-2199.02
Analytics Highlights
- CC&Rs Article 11, Section 11.2
- A.R.S. § 32-2199
- A.R.S. § 32-2199.01
- A.R.S. § 32-2199.02
Audio Overview
Decision Documents
24F-H056-REL Decision – 1211424.pdf
24F-H056-REL Decision – 1235391.pdf
Briefing Document: Sheakley v. Arizona Hillcrest Community Association
Executive Summary
This document synthesizes the key facts, arguments, and legal outcome of the dispute between homeowner Justin R. Sheakley (Petitioner) and the Arizona Hillcrest Community Association (Respondent). The central conflict revolves around the required repairs for a common boundary wall at the Petitioner’s property and the associated cost-sharing obligations under the community’s Covenants, Conditions, and Restrictions (CC&Rs).
The Petitioner alleged the wall only required cosmetic repairs (stucco and paint) and that the Association’s demand for a complete rebuild, with costs split 50/50, constituted a violation of the CC&Rs and was an act of retaliation for his previous opposition to a larger community project. He supported his position with a structural engineer’s report stating there was “no structural reason for the wall to be replaced.”
The Respondent countered that the wall possessed genuine structural damage, including cracking, leaning, and deflection, which necessitated a rebuild rather than a surface-level patch. The Association argued its actions were consistent with CC&R Article 11, Section 11.2, which mandates a 50/50 cost split for repairs involving structural damage. They presented expert testimony from a construction defect specialist and maintained that the Board of Directors acted within its discretionary authority to determine the appropriate level of maintenance.
The matter was adjudicated by the Office of Administrative Hearings. On October 21, 2024, an Administrative Law Judge issued a decision finding that the Petitioner failed to demonstrate by a preponderance of the evidence that the Association had violated its Community Documents. The judge ruled that the Board’s determination of structural damage was not unreasonable and that it had the authority to order the repairs and require payment from the homeowner. The Respondent was deemed the prevailing party.
Case Overview
Details
Case Number
24F-H056-REL
Petitioner
Justin R. Sheakley (Owner of 3234 W. Bajada Dr., Lot 52)
Respondent
Arizona Hillcrest Community Association
Respondent’s Attorney
Quinten Cupps, Vial Fotheringham, LLP
Presiding Judge
Samuel Fox, Office of Administrative Hearings
Hearing Date
September 30, 2024
Decision Date
October 21, 2024
Core Legal Issue
Alleged violation of CC&Rs, Article 11, Section 11.2, concerning maintenance and repair responsibilities for a common wall.
The Central Dispute: The Common Wall at Lot 52
The conflict originated from the Arizona Hillcrest Community Association’s determination that a section of the common boundary wall adjacent to Justin Sheakley’s property (Lot 52) required a complete teardown and rebuild due to structural damage. The Association proposed to undertake the repair through its chosen contractor, Elite Construction and Painting, at a total cost of approximately 4,900,andinvoicedMr.Sheakleyfor502,450), citing cost-sharing provisions for structural damage in the CC&Rs.
Mr. Sheakley disputed the classification of the damage as “structural,” arguing the issues were cosmetic. This disagreement over the scope of necessary work and the interpretation of the CC&Rs formed the basis of his petition to the Arizona Department of Real Estate, leading to the hearing.
Petitioner’s Position and Arguments (Justin R. Sheakley)
Mr. Sheakley’s case was built on the following key arguments:
• Damage is Cosmetic, Not Structural: He contended that the wall’s issues were limited to “stucco delamination” and peeling paint on the bottom courses, which did not compromise its structural integrity. His position was that the wall simply needed to be “restuckled and repainted.”
• Contradictory Assessments: He highlighted that an initial 2020 assessment by a licensed structural engineering firm, Criterium-Kessler Engineers, recommended only “routine repair of sub repair and painting” for his specific wall. He argued the Association improperly shifted its reliance from this professional engineering opinion to the opinions of general contractors (Evolution Construction and Elite Construction) who advocated for a more drastic and expensive rebuild.
• Retaliation: Mr. Sheakley testified that he believed the Association’s actions were “a retaliation for me stopping the construction in 2020 to the sum of $100,000.” This refers to his successful effort to organize residents to pause a large-scale wall repair project at the beginning of the COVID-19 pandemic.
• Potential Conflict of Interest: He raised concerns about the relationship between the contractors, noting that the owner of Elite Construction, Peter Alesi, was a former employee of Evolution Construction. He stated, “I would suspect that evolution construction was looked over and had this grow report written by the same person that owns the Elite Construction of Painting.”
• Supporting Expert Evidence: Mr. Sheakley commissioned his own report from Bringham Engineering Consultants, dated July 27, 2024, which concluded: “It is our opinion that flaking paint and discoloration of the paint has not affected the structural integrity of the wall. There is no structural reason for the wall to be replace.”
Respondent’s Position and Arguments (Arizona Hillcrest Community Association)
The Association, represented by Quinten Cupps, presented the following defense:
• Presence of Structural Damage: The Association maintained the wall suffered from significant structural issues beyond surface cosmetics. Their expert witness, Peter Alesi, testified to observing a lean towards the homeowner’s property, “deflection” (side-to-side movement), and a linear crack at the bottom course of blocks. He asserted that any simple stucco patch would “just pop right back off due to the deflection of that panel.”
• Authority Under CC&Rs: Their central legal argument rested on Article 11, Section 11.2 of the CC&Rs, which states: “In the case of destruction of both sides of such wall or structural damage, the Owner(s) owning Lots adjacent to the wall shall be responsible for one half of the cost of replacement or repair of the wall and the Association shall be responsible for the other one-half.”
• Board Discretion and Due Process: Community Manager Melanie Page testified that the Board followed a deliberate process. They obtained reports, bids, reviewed a “matrix” from Evolution mapping the damage, personally walked the community to inspect the walls, and held a vote during a board meeting to approve the repairs. The CC&Rs grant the Board sole discretion in determining the appropriate level of maintenance.
• Jurisdictional Challenge: The Association’s counsel argued that the OAH was not the proper forum for the dispute, stating, “it’s not about not a violation of 11.2, it’s an issue of whether or not we should be repairing the wall. And that’s not what for this court to decide in our opinion.” They claimed the Association was actively trying to comply with its maintenance obligations under the CC&Rs.
• Homeowner Contribution to Damage: During cross-examination, it was established that Mr. Sheakley had planted Ficus trees in January 2022 and anchored them to the wall with cables drilled into the structure. Their expert noted that Ficus trees have “very aggressive roots” that can compromise walls, and photos showed the trees touching the wall and support columns.
Key Evidence and Testimony
Witness Testimony
• Justin R. Sheakley (Petitioner): Testified about the history of the wall issue, the 2020 Criterium-Kessler report, his opposition to the initial project, his belief that the current action is retaliatory, and presented his own engineering report from Bringham Engineering.
• Melanie Page (Community Manager for AAM): Described the HOA’s multi-year process of assessing the walls, obtaining bids, and the Board’s review and approval process. She confirmed that multiple notices were sent to Mr. Sheakley regarding the planned repairs and his financial obligation.
• Peter Alesi (Owner, Elite Construction and Painting): Provided expert testimony as a general contractor with 24 years of experience, including 18 years as a certified construction defect expert. He detailed the specific structural failings of the wall, including movement, cracking, and a lean of up to 3/4 of an inch. He stated that a simple stucco repair would not fix the underlying problem.
Documentary and Physical Evidence
• CC&Rs, Article 11, Section 11.2: The foundational document governing the dispute, outlining cost-sharing responsibilities for walls with structural damage.
• Criterium-Kessler Engineers Report (2020): A structural engineering report that identified various wall issues in the community but recommended only “routine repair” for Mr. Sheakley’s lot.
• Evolution Construction Report/Matrix (2022): A report by a general contractor that mapped wall damage lot-by-lot, identifying “moderate damage” and “block cracks” at Lot 52. Mr. Sheakley used this document to point out inconsistencies, such as Elite Construction rebuilding a wall at Lot 111 that Evolution had deemed in “good condition.”
• Bringham Engineering Consultants Report (2024): Commissioned by Mr. Sheakley, this report concluded there was no structural reason to replace the wall, focusing on paint and discoloration. The judge later noted this report did not address the visible cracking.
• Photographs: Both parties submitted photographs showing stucco delamination, peeling paint, a linear crack at the base of the wall, Ficus trees anchored to the wall, and measurements demonstrating the wall’s lean.
• Google Earth Images: Mr. Sheakley presented images from 2011 and 2019 to show the wall had long-standing issues, predating his planting of the Ficus trees.
Legal Proceedings and Final Decision
The hearing was held on September 30, 2024, before Administrative Law Judge Samuel Fox. After hearing testimony and reviewing all evidence, the judge issued a decision on October 21, 2024.
Conclusions of Law
1. Burden of Proof: The Petitioner, Mr. Sheakley, bore the burden to prove by a preponderance of the evidence that the Association violated its Community Documents.
2. Definition of “Structural Damage”: As the term was not defined in the CC&Rs, the judge assigned it its ordinary meaning: “damage to the integrity of a structure that is more serious than mere cosmetic damage… damaged beyond the surface.” The judge noted that the documents do not require a specific severity of damage to trigger the repair clauses.
3. Board Authority: The Community Documents grant the Board “significant discretion and authority over walls” and other common areas.
4. Failure to Meet Burden: The judge concluded, “Petitioner did not demonstrate by a preponderance of the evidence that the Board was unreasonable when determining the wall at issue was structurally damaged.”
5. No Violation Found: The final conclusion was that “the preponderance of the evidence established that Petitioner failed to meet his burden that Respondent failed to abide by its Community Documents.”
Based on these conclusions, the judge issued the following order:
“IT IS ORDERED that Respondent be deemed the prevailing party in this matter.”
{
“case”: {
“docket_no”: “24F-H056-REL”,
“case_title”: “Justin R. Sheakley v. Arizona Hillcrest Community Association”,
“decision_date”: “2024-10-21”,
“alj_name”: “Samuel Fox”,
“tribunal”: “OAH”,
“agency”: “ADRE”
},
“questions”: [
{
“question”: “Who is responsible for paying to repair a shared wall between my home and the common area?”,
“short_answer”: “Costs are split 50/50 if the damage is structural, but surface maintenance is individual.”,
“detailed_answer”: “According to the decision, standard surface maintenance (like painting) is the responsibility of the party facing that side of the wall. However, if there is ‘structural damage’ or destruction of the wall, the cost of repair or replacement is shared equally between the homeowner and the HOA.”,
“alj_quote”: “In the case of destruction of both sides of such wall or structural damage, the Owner(s) owning Lots adjacent to the wall shall be responsible for one half of the cost of replacement or repair of the wall and the Association shall be responsible for the other one-half.”,
“legal_basis”: “CC&Rs Article 11, Section 11.2”,
“topic_tags”: [
“maintenance”,
“shared walls”,
“assessments”
]
},
{
“question”: “What is the legal definition of ‘structural damage’ if it isn’t defined in the CC&Rs?”,
“short_answer”: “It means damage to the integrity of the structure that goes beyond mere cosmetic issues.”,
“detailed_answer”: “The ALJ determined that undefined terms should be given their ordinary meaning. Structural damage does not require the structure to be ‘fatally flawed’ or about to collapse; it simply means the damage affects the integrity of the structure and is more serious than surface-level cosmetic issues.”,
“alj_quote”: “Structural damage means damage to the integrity of a structure that is more serious than mere cosmetic damage. … Structural damage does not mean that the structure is fatally flawed; it means that the structure is damaged beyond the surface.”,
“legal_basis”: “Ordinary Meaning / Judicial Interpretation”,
“topic_tags”: [
“definitions”,
“maintenance”,
“legal interpretation”
]
},
{
“question”: “Who has the burden of proof when a homeowner sues their HOA?”,
“short_answer”: “The homeowner (Petitioner) must prove the violation occurred.”,
“detailed_answer”: “The homeowner filing the petition bears the burden of proving that the HOA violated the statutes, CC&Rs, or Bylaws. They must prove this by a ‘preponderance of the evidence,’ meaning it is more likely than not that the violation occurred.”,
“alj_quote”: “Petitioner bears the burden of proof to establish that Respondent violated applicable statutes, CC&Rs, and/or Bylaws by a preponderance of the evidence.”,
“legal_basis”: “A.A.C. R2-19-119(A) and (B)(1)”,
“topic_tags”: [
“procedural”,
“burden of proof”,
“evidence”
]
},
{
“question”: “Can the Administrative Law Judge order the HOA to pay for other damages or remediation?”,
“short_answer”: “No, the ALJ’s authority is limited to ordering compliance with documents and levying civil penalties.”,
“detailed_answer”: “The tribunal has limited jurisdiction. It can order a party to abide by the statute or community documents and can levy civil penalties for those specific violations, but it cannot order other types of remediation or penalties for conduct outside that scope.”,
“alj_quote”: “This Tribunal is not authorized to order other remediation or order civil penalties for other conduct.”,
“legal_basis”: “A.R.S. § 32-2199.02”,
“topic_tags”: [
“jurisdiction”,
“remedies”,
“penalties”
]
},
{
“question”: “Does the HOA Board have the authority to decide when a repair is necessary?”,
“short_answer”: “Yes, Boards typically have significant discretion to determine maintenance needs.”,
“detailed_answer”: “Unless the governing documents state otherwise, the Board has significant discretion and authority to determine the appropriate level of maintenance and when repairs or replacements are necessary for areas the Association is responsible for.”,
“alj_quote”: “The Community Documents in the record … grant the Board significant discretion and authority over walls and other areas that Respondent is responsible for maintaining.”,
“legal_basis”: “Community Documents / Board Discretion”,
“topic_tags”: [
“board authority”,
“governance”,
“maintenance”
]
},
{
“question”: “If I hire an engineer who says repairs aren’t needed, will that override the HOA’s decision?”,
“short_answer”: “Not necessarily, if the HOA’s decision was reasonable and supported by evidence.”,
“detailed_answer”: “Even if a homeowner provides a conflicting report, they must prove the Board acted unreasonably. In this case, the homeowner’s report focused on cosmetic issues (paint), while the HOA’s decision was based on evidence of structural damage. The homeowner failed to prove the Board’s determination was unreasonable.”,
“alj_quote”: “Petitioner did not demonstrate by a preponderance of the evidence that the Board was unreasonable when determining the wall at issue was structurally damaged.”,
“legal_basis”: “Preponderance of Evidence”,
“topic_tags”: [
“expert testimony”,
“disputes”,
“evidence”
]
}
]
}
{
“case”: {
“docket_no”: “24F-H056-REL”,
“case_title”: “Justin R. Sheakley v. Arizona Hillcrest Community Association”,
“decision_date”: “2024-10-21”,
“alj_name”: “Samuel Fox”,
“tribunal”: “OAH”,
“agency”: “ADRE”
},
“questions”: [
{
“question”: “Who is responsible for paying to repair a shared wall between my home and the common area?”,
“short_answer”: “Costs are split 50/50 if the damage is structural, but surface maintenance is individual.”,
“detailed_answer”: “According to the decision, standard surface maintenance (like painting) is the responsibility of the party facing that side of the wall. However, if there is ‘structural damage’ or destruction of the wall, the cost of repair or replacement is shared equally between the homeowner and the HOA.”,
“alj_quote”: “In the case of destruction of both sides of such wall or structural damage, the Owner(s) owning Lots adjacent to the wall shall be responsible for one half of the cost of replacement or repair of the wall and the Association shall be responsible for the other one-half.”,
“legal_basis”: “CC&Rs Article 11, Section 11.2”,
“topic_tags”: [
“maintenance”,
“shared walls”,
“assessments”
]
},
{
“question”: “What is the legal definition of ‘structural damage’ if it isn’t defined in the CC&Rs?”,
“short_answer”: “It means damage to the integrity of the structure that goes beyond mere cosmetic issues.”,
“detailed_answer”: “The ALJ determined that undefined terms should be given their ordinary meaning. Structural damage does not require the structure to be ‘fatally flawed’ or about to collapse; it simply means the damage affects the integrity of the structure and is more serious than surface-level cosmetic issues.”,
“alj_quote”: “Structural damage means damage to the integrity of a structure that is more serious than mere cosmetic damage. … Structural damage does not mean that the structure is fatally flawed; it means that the structure is damaged beyond the surface.”,
“legal_basis”: “Ordinary Meaning / Judicial Interpretation”,
“topic_tags”: [
“definitions”,
“maintenance”,
“legal interpretation”
]
},
{
“question”: “Who has the burden of proof when a homeowner sues their HOA?”,
“short_answer”: “The homeowner (Petitioner) must prove the violation occurred.”,
“detailed_answer”: “The homeowner filing the petition bears the burden of proving that the HOA violated the statutes, CC&Rs, or Bylaws. They must prove this by a ‘preponderance of the evidence,’ meaning it is more likely than not that the violation occurred.”,
“alj_quote”: “Petitioner bears the burden of proof to establish that Respondent violated applicable statutes, CC&Rs, and/or Bylaws by a preponderance of the evidence.”,
“legal_basis”: “A.A.C. R2-19-119(A) and (B)(1)”,
“topic_tags”: [
“procedural”,
“burden of proof”,
“evidence”
]
},
{
“question”: “Can the Administrative Law Judge order the HOA to pay for other damages or remediation?”,
“short_answer”: “No, the ALJ’s authority is limited to ordering compliance with documents and levying civil penalties.”,
“detailed_answer”: “The tribunal has limited jurisdiction. It can order a party to abide by the statute or community documents and can levy civil penalties for those specific violations, but it cannot order other types of remediation or penalties for conduct outside that scope.”,
“alj_quote”: “This Tribunal is not authorized to order other remediation or order civil penalties for other conduct.”,
“legal_basis”: “A.R.S. § 32-2199.02”,
“topic_tags”: [
“jurisdiction”,
“remedies”,
“penalties”
]
},
{
“question”: “Does the HOA Board have the authority to decide when a repair is necessary?”,
“short_answer”: “Yes, Boards typically have significant discretion to determine maintenance needs.”,
“detailed_answer”: “Unless the governing documents state otherwise, the Board has significant discretion and authority to determine the appropriate level of maintenance and when repairs or replacements are necessary for areas the Association is responsible for.”,
“alj_quote”: “The Community Documents in the record … grant the Board significant discretion and authority over walls and other areas that Respondent is responsible for maintaining.”,
“legal_basis”: “Community Documents / Board Discretion”,
“topic_tags”: [
“board authority”,
“governance”,
“maintenance”
]
},
{
“question”: “If I hire an engineer who says repairs aren’t needed, will that override the HOA’s decision?”,
“short_answer”: “Not necessarily, if the HOA’s decision was reasonable and supported by evidence.”,
“detailed_answer”: “Even if a homeowner provides a conflicting report, they must prove the Board acted unreasonably. In this case, the homeowner’s report focused on cosmetic issues (paint), while the HOA’s decision was based on evidence of structural damage. The homeowner failed to prove the Board’s determination was unreasonable.”,
“alj_quote”: “Petitioner did not demonstrate by a preponderance of the evidence that the Board was unreasonable when determining the wall at issue was structurally damaged.”,
“legal_basis”: “Preponderance of Evidence”,
“topic_tags”: [
“expert testimony”,
“disputes”,
“evidence”
]
}
]
}
Case Participants
Petitioner Side
- Justin R. Sheakley (petitioner)
Homeowner at 3234 W. Bajada Dr.
Respondent Side
- Quinten Cupps (attorney)
VIal Fotheringham, LLP - Melanie Veach (community manager, witness)
Half management (AAM)
Testified for Respondent. Identified herself as Melanie Page during testimony. - Peter Alesi (witness)
Elite Construction and Painting
Owner of Elite Construction and Painting, testified regarding structural issues.
Neutral Parties
- Samuel Fox (ALJ)
Office of Administrative Hearings
ALJ for the September 30, 2024 hearing and decision. - Sondra J. Vanella (ALJ)
Office of Administrative Hearings
Signed the Order Granting Continuance on August 14, 2024. - Susan Nicolson (commissioner)
Arizona Department of Real Estate
