Case Summary
| Case ID | 25F-H2222050-REL-RMD |
|---|---|
| Agency | ADRE |
| Tribunal | OAH |
| Decision Date | 2025-04-01 |
| Administrative Law Judge | Jenna Clark |
| Outcome | The Administrative Law Judge Decision granted the remanded petition based on the parties' stipulation that the Respondent Homeowners Association violated ARIZ. REV. STAT. § 33-1805 by failing to timely provide the membership roster. The ALJ ordered Respondent to reimburse the Petitioner $500.00 for the filing fee and assessed a civil penalty of $25.00 against Respondent. All other respects of the previous ALJ Decision issued February 21, 2023, remain unchanged. |
| Filing Fees Refunded | $500.00 |
| Civil Penalties | $25.00 |
Parties & Counsel
| Petitioner | Tom Barrs | Counsel | Jonathan A. Dessaules, Esq. |
|---|---|---|---|
| Respondent | Desert Ranch Homeowners Association | Counsel | B. Austin Baillio, Esq. |
Alleged Violations
ARIZ. REV. STAT. § 33-1805
Outcome Summary
The Administrative Law Judge Decision granted the remanded petition based on the parties' stipulation that the Respondent Homeowners Association violated ARIZ. REV. STAT. § 33-1805 by failing to timely provide the membership roster. The ALJ ordered Respondent to reimburse the Petitioner $500.00 for the filing fee and assessed a civil penalty of $25.00 against Respondent. All other respects of the previous ALJ Decision issued February 21, 2023, remain unchanged.
Key Issues & Findings
Failure to timely provide full membership roster
The remanded issue concerned whether Respondent failed to timely fulfill records requests, specifically a full roster of Association Member names and corresponding property addresses, in violation of ARS § 33-1805. The parties stipulated that a violation of ARS § 33-1805 occurred.
Orders: Petitioner's remanded petition was granted. Respondent was ordered to reimburse Petitioner $500.00 for the filing fee and pay a $25.00 civil penalty.
Filing fee: $500.00, Fee refunded: Yes, Civil penalty: $25.00
Disposition: petitioner_win
- ARIZ. REV. STAT. § 33-1805
- ARIZ. REV. STAT. § 32-2199.02(A)
Analytics Highlights
- ARIZ. REV. STAT. § 33-1805
- ARIZ. REV. STAT. § 32-2199.02(A)
- ARIZ. REV. STAT. § 32-2199.01
- ARIZ. REV. STAT. § 33-1804(A)
- ARIZ. REV. STAT. § 1-243
- ARIZ. REV. STAT. § 32-2102
- ARIZ. REV. STAT. § 32-2199
- ARIZ. REV. STAT. § 32-2199.01(D)
- ARIZ. REV. STAT. § 32-2199.02(B)
- ARIZ. REV. STAT. § 32-2199.04
- ARIZ. REV. STAT. § 32-2199.05
- ARIZ. REV. STAT. § 41-1092
- ARIZ. REV. STAT. § 41-1092.09(A)(1)
Video Overview
Audio Overview
Decision Documents
25F-H2222050-REL-RMD Decision – 1280942.pdf
25F-H2222050-REL-RMD Decision – 1285833.pdf
25F-H2222050-REL-RMD Decision – 1286292.pdf
25F-H2222050-REL-RMD Decision – 1288559.pdf
Briefing Document: The Matter of Barrs v. Desert Ranch Homeowners Association
Executive Summary
This briefing document synthesizes the key events, legal arguments, and ultimate resolution of the administrative case Tom Barrs v. Desert Ranch Homeowners Association (No. 25F-H2222050-REL-RMD). The dispute, which progressed through the Arizona Office of Administrative Hearings (OAH) and the Maricopa County Superior Court, centered on a homeowner’s right to access association records, specifically the membership roster.
The case concluded on March 31, 2025, when the Desert Ranch Homeowners Association (HOA) stipulated to a violation of Arizona Revised Statutes (A.R.S.) § 33-1805. The HOA admitted it failed to timely fulfill a records request for the membership roster, which was submitted on October 21, 2021, and not fulfilled until May 2023—a delay of approximately 19 months.
The resolution required the HOA to pay petitioner Tom Barrs a total of $975.00, which included the reimbursement of a $500.00 filing fee. Citing the respondent’s “unconscionable conduct,” the Administrative Law Judge (ALJ) also levied a nominal civil penalty of $25.00 against the association.
A critical turning point in the case was a landmark ruling by the Maricopa County Superior Court on April 4, 2024. The Court reversed an earlier OAH decision, establishing that HOA membership lists containing names and property addresses do not qualify as exempt personal records. The Court reasoned that access to such information is “essential to having a homeowners association” and necessary for members “to actively participate in HOA affairs.” This ruling, however, specified that more private data, such as email addresses and phone numbers, are not subject to mandatory disclosure. The matter was subsequently remanded to the OAH on this single issue, leading to the final stipulated resolution.
——————————————————————————–
I. Case Overview and Parties Involved
This administrative action details a prolonged dispute between a homeowner and his planned community association regarding access to records.
• Case Name: In the Matter of: Tom Barrs, Petitioner, vs. Desert Ranch Homeowners Association, Respondent.
• Docket Number: 25F-H2222050-REL-RMD
• Adjudicating Body: Arizona Office of Administrative Hearings (OAH)
• Presiding Judge: Administrative Law Judge (ALJ) Jenna Clark
• Petitioner: Tom Barrs (Appeared pro per initially, later represented by Jonathan A. Dessaules, Esq.)
• Respondent: Desert Ranch Homeowners Association (Represented by HOA President Michel Olley)
II. Procedural History: From Initial Petitions to Superior Court
The case originated from four separate petitions filed by Mr. Barrs with the Arizona Department of Real Estate, each incurring a $500 filing fee.
Petition Filing Date
Alleged Violation
Subject Matter
April 18, 2022
A.R.S. § 33-1805
Document requests from Apr 2021, Nov 2021, and Feb 2022.
April 18, 2022
A.R.S. § 33-1804(A)
Alleged preclusion of audio recording at a meeting.
April 18, 2022
A.R.S. § 33-1805
Membership roster request from October 2021.
May 12, 2022
A.R.S. § 33-1805
Multiple document requests from Oct 2021 to Mar 2022.
• May 25, 2022: The Department of Real Estate consolidated the matters and referred them to the OAH for an evidentiary hearing.
• January 9-10, 2023: The consolidated hearing takes place before the OAH.
• February 21, 2023: The OAH issues an Administrative Law Judge Decision. It granted portions of the general document request petitions but denied the petitions regarding the audio recording and the membership roster in their entirety. The petitioner’s request for civil penalties was also denied.
• March 26, 2023: As the aggrieved party, Mr. Barrs files a timely Dispute Rehearing Petition with the Department of Real Estate.
• April 18, 2023: The Department of Real Estate issues an order denying the rehearing request.
• June 6, 2023: The Department is notified that Mr. Barrs has appealed its decision to the Maricopa County Superior Court.
III. The Superior Court Ruling: A Key Decision on HOA Record Transparency
On April 4, 2024, the Superior Court issued a pivotal order that reversed the Department of Real Estate’s decision in part, focusing squarely on the issue of membership lists.
The Court concluded that the ALJ had erred in treating the membership roster as exempt personal records. It ruled that such lists, containing names and property addresses, must be made available to all members unless they qualify for a specific statutory exception.
“In this case, Desert Ridge has kept membership lists as a part of their records undoubtedly for a variety of reasons. Unless those records qualify for an exception, they must be made available to all members… Those membership lists containing names and addresses, however, do not appear to fall within the exemption for personal records.”
The Court’s rationale was grounded in the principle of homeowner participation in association governance:
“In addition, in order to actively participate in HOA affairs, all members must have the ability to know who is in the Association and which home or land they own.”
The ruling drew a clear line between public-facing information and private contact details. It affirmed that while names and addresses are necessary for HOA functions, more personal data is not.
“The desire for additional personal information, including email addresses and phone numbers and the like, while understandable, is not necessary for active participation in the affairs of the Association… Email addresses and phone numbers, however, are more personal and less public in nature… While disclosure of names and property addresses… may be essential to having a homeowners association, the disclosure of email addresses and phone numbers is not.”
On August 2, 2024, the Court reaffirmed its ruling and remanded “only the reversed portion of the Department’s Decision” back to the OAH for “proceedings consistent” with its order. The petitioner’s request for attorneys’ fees for his pro per work was denied.
IV. The Remand Process and Clarification of Scope
Following the remand, the OAH scheduled a new hearing for March 31, 2025. A prehearing conference on March 18, 2025, revealed a significant disagreement between the parties on the scope of this new hearing.
• Petitioner’s Position: Mr. Barrs argued that the remand reopened all four of his original petitions for reconsideration.
• Respondent’s Position: Mr. Olley contended that the remand was narrowly focused on the single issue of the membership roster, as specified by the Superior Court.
ALJ Clark noted that the Department of Real Estate’s hearing notice was “deficient” because it failed to specify the issue for adjudication. To resolve the conflict, she issued a clarifying Minute Entry on March 24, 2025.
The Order explicitly narrowed the scope of the hearing:
“IT IS ORDERED that the issue to be addressed at the hearing… is whether Respondent failed to timely fulfill records requests submitted by Petitioner… by providing Petitioner with a full roster of Association Member names and corresponding property addresses per his request(s) in violation of ARIZ. REV. STAT. § 33-1805.”
The order further stated that in all other respects, the original ALJ Decision from February 21, 2023, “remains unchanged and in full force and effect,” thereby validating the respondent’s interpretation.
V. Final Hearing and Resolution
The remanded hearing convened on March 31, 2025. Before testimony could begin, the case moved swiftly to a resolution.
At the outset of the hearing, Mr. Olley, on behalf of the HOA, made a “motion for summary judgment,” conceding a violation of the statute regarding the withholding of the membership roster and offering to reimburse the petitioner’s $500 filing fee. The ALJ treated this as a settlement offer and allowed the parties to confer off the record.
The parties returned having reached a full agreement, which was entered into the record. The key stipulated facts were:
Stipulation
Details
Violation Admitted
The Association violated A.R.S. § 33-1805 by failing to provide the membership roster.
Specific Request
The violation pertains to the request made by Mr. Barrs on October 21, 2021.
Untimeliness
The roster was not provided until May 2023, approximately 19 months after the request.
Monetary Settlement
The Association agreed to pay Mr. Barrs a total of $975.00.
Based on the parties’ stipulations, ALJ Clark issued a final decision on April 1, 2025, formalizing the outcome:
1. Petition Granted: The petitioner’s remanded petition was granted.
2. Civil Penalty: A civil penalty of $25.00 was assessed against the Respondent. In his closing argument, petitioner’s counsel argued this was warranted due to the HOA’s “unconscionable conduct” in delaying compliance for 19 months.
3. Filing Fee Reimbursement: Respondent was ordered to reimburse the petitioner’s $500.00 filing fee, as per the stipulation and statute.
4. Finality: The decision reaffirmed that all other elements of the original February 21, 2023, OAH decision remain in effect.
Questions
Question
Can my HOA refuse to give me a list of other homeowners' names and addresses?
Short Answer
No. Unless an exception applies, membership lists with names and addresses must be made available so members can participate in HOA affairs.
Detailed Answer
The decision clarifies that membership lists containing names and addresses are not considered 'personal records' that can be withheld. Access to this information is deemed necessary for members to actively participate in the association, such as knowing who belongs to the association and which properties they own.
Alj Quote
Those membership lists containing names and addresses, however, do not appear to fall within the exemption for personal records. … In addition, in order to actively participate in HOA affairs, all members must have the ability to know who is in the Association and which home or land they own.
Legal Basis
A.R.S. § 33-1805
Topic Tags
- Records Request
- Membership List
- Homeowner Rights
Question
Am I entitled to receive the email addresses and phone numbers of other homeowners?
Short Answer
No. Email addresses and phone numbers are considered personal and private, unlike physical addresses.
Detailed Answer
While names and physical addresses are necessary for HOA participation, the decision states that email addresses and phone numbers are more personal. Disclosure of this contact information is not essential for association business and could lead to harassment or marketing issues.
Alj Quote
The desire for additional personal information, including email addresses and phone numbers and the like, while understandable, is not necessary for active participation in the affairs of the Association. … Email addresses and phone numbers, however, are more personal and less public in nature.
Legal Basis
A.R.S. § 33-1805(B)(4)
Topic Tags
- Privacy
- Records Request
- Personal Records
Question
How quickly must the HOA respond to my request to inspect records?
Short Answer
The HOA has 10 business days to fulfill a request.
Detailed Answer
Arizona law grants the association ten business days to fulfill a request for examination or to provide copies of requested records.
Alj Quote
The association shall have ten business days to fulfill a request for examination. … On request for purchase of copies of records… the association shall have ten business days to provide copies of the requested records.
Legal Basis
A.R.S. § 33-1805(A)
Topic Tags
- Timelines
- Procedural Requirements
Question
Can the HOA charge me a fee for simply looking at the records?
Short Answer
No. The HOA cannot charge for making materials available for review.
Detailed Answer
The statute explicitly prohibits the association from charging a member for the act of making material available for review. Charges are only permitted for copies.
Alj Quote
The association shall not charge a member or any person designated by the member in writing for making material available for review.
Legal Basis
A.R.S. § 33-1805(A)
Topic Tags
- Fees
- Records Request
Question
How much can the HOA charge me for copies of records?
Short Answer
The HOA can charge a maximum of 15 cents per page.
Detailed Answer
If a member requests copies of records, the association is legally permitted to charge a fee, but it is capped at fifteen cents per page.
Alj Quote
An association may charge a fee for making copies of not more than fifteen cents per page.
Legal Basis
A.R.S. § 33-1805(A)
Topic Tags
- Fees
- Records Request
Question
What records is the HOA allowed to withhold from me?
Short Answer
The HOA can withhold privileged legal communications, pending litigation, closed meeting minutes, and specific personal or employee records.
Detailed Answer
The decision outlines specific statutory exceptions where records can be withheld, including attorney-client privilege, pending litigation, minutes from executive sessions, and personal/health/financial records of members or employees.
Alj Quote
Books and records… may be withheld… to the extent that the portion withheld relates to any of the following: 1. Privileged communication… 2. Pending litigation. 3. Meeting minutes… of a session… not required to be open… 4. Personal, health or financial records…
Legal Basis
A.R.S. § 33-1805(B)
Topic Tags
- Exceptions
- Records Request
- Privacy
Question
Can the HOA be penalized if they delay providing records for a long time?
Short Answer
Yes. Significant delays can result in a violation and civil penalties.
Detailed Answer
In this case, the HOA failed to provide a membership roster for approximately 19 months (from October 2021 to May 2023). This was deemed untimely and resulted in a civil penalty.
Alj Quote
Respondent’s response to Petitioner’s October 21, 2021, records request was untimely, as it was not fulfilled until May 2023. … Petitioner’s request to assess civil penalties totaling $25.00 against Respondent is granted.
Legal Basis
A.R.S. § 33-1805
Topic Tags
- Penalties
- Enforcement
- Timelines
Question
If I win my hearing, will the HOA have to reimburse my filing fee?
Short Answer
Yes, the ALJ can order the HOA to reimburse the $500 filing fee.
Detailed Answer
The decision orders the Respondent (HOA) to reimburse the Petitioner's $500 filing fee as required by statute when the Petitioner prevails.
Alj Quote
Respondent shall reimburse Petitioner’s $500.00 filing fee as required by ARIZ. REV. STAT. § 32-2199.01.
Legal Basis
A.R.S. § 32-2199.01
Topic Tags
- Costs
- Remedies
Question
Who has to prove that the HOA broke the law?
Short Answer
The homeowner (Petitioner) bears the burden of proof.
Detailed Answer
The homeowner must prove by a 'preponderance of the evidence' that the HOA violated the statute. This means showing that the contention is more probably true than not.
Alj Quote
In this proceeding, Petitioner bears the burden of proving by a preponderance of the evidence that Respondent violated ARIZ. REV. STAT. § 33-1805.
Legal Basis
A.R.S. § 33-1805
Topic Tags
- Legal Standards
- Procedure
Case
- Docket No
- 25F-H2222050-REL-RMD
- Case Title
- Tom Barrs v. Desert Ranch Homeowners Association
- Decision Date
- 2025-04-01
- Alj Name
- Jenna Clark
- Tribunal
- OAH
- Agency
- ADRE
Questions
Question
Can my HOA refuse to give me a list of other homeowners' names and addresses?
Short Answer
No. Unless an exception applies, membership lists with names and addresses must be made available so members can participate in HOA affairs.
Detailed Answer
The decision clarifies that membership lists containing names and addresses are not considered 'personal records' that can be withheld. Access to this information is deemed necessary for members to actively participate in the association, such as knowing who belongs to the association and which properties they own.
Alj Quote
Those membership lists containing names and addresses, however, do not appear to fall within the exemption for personal records. … In addition, in order to actively participate in HOA affairs, all members must have the ability to know who is in the Association and which home or land they own.
Legal Basis
A.R.S. § 33-1805
Topic Tags
- Records Request
- Membership List
- Homeowner Rights
Question
Am I entitled to receive the email addresses and phone numbers of other homeowners?
Short Answer
No. Email addresses and phone numbers are considered personal and private, unlike physical addresses.
Detailed Answer
While names and physical addresses are necessary for HOA participation, the decision states that email addresses and phone numbers are more personal. Disclosure of this contact information is not essential for association business and could lead to harassment or marketing issues.
Alj Quote
The desire for additional personal information, including email addresses and phone numbers and the like, while understandable, is not necessary for active participation in the affairs of the Association. … Email addresses and phone numbers, however, are more personal and less public in nature.
Legal Basis
A.R.S. § 33-1805(B)(4)
Topic Tags
- Privacy
- Records Request
- Personal Records
Question
How quickly must the HOA respond to my request to inspect records?
Short Answer
The HOA has 10 business days to fulfill a request.
Detailed Answer
Arizona law grants the association ten business days to fulfill a request for examination or to provide copies of requested records.
Alj Quote
The association shall have ten business days to fulfill a request for examination. … On request for purchase of copies of records… the association shall have ten business days to provide copies of the requested records.
Legal Basis
A.R.S. § 33-1805(A)
Topic Tags
- Timelines
- Procedural Requirements
Question
Can the HOA charge me a fee for simply looking at the records?
Short Answer
No. The HOA cannot charge for making materials available for review.
Detailed Answer
The statute explicitly prohibits the association from charging a member for the act of making material available for review. Charges are only permitted for copies.
Alj Quote
The association shall not charge a member or any person designated by the member in writing for making material available for review.
Legal Basis
A.R.S. § 33-1805(A)
Topic Tags
- Fees
- Records Request
Question
How much can the HOA charge me for copies of records?
Short Answer
The HOA can charge a maximum of 15 cents per page.
Detailed Answer
If a member requests copies of records, the association is legally permitted to charge a fee, but it is capped at fifteen cents per page.
Alj Quote
An association may charge a fee for making copies of not more than fifteen cents per page.
Legal Basis
A.R.S. § 33-1805(A)
Topic Tags
- Fees
- Records Request
Question
What records is the HOA allowed to withhold from me?
Short Answer
The HOA can withhold privileged legal communications, pending litigation, closed meeting minutes, and specific personal or employee records.
Detailed Answer
The decision outlines specific statutory exceptions where records can be withheld, including attorney-client privilege, pending litigation, minutes from executive sessions, and personal/health/financial records of members or employees.
Alj Quote
Books and records… may be withheld… to the extent that the portion withheld relates to any of the following: 1. Privileged communication… 2. Pending litigation. 3. Meeting minutes… of a session… not required to be open… 4. Personal, health or financial records…
Legal Basis
A.R.S. § 33-1805(B)
Topic Tags
- Exceptions
- Records Request
- Privacy
Question
Can the HOA be penalized if they delay providing records for a long time?
Short Answer
Yes. Significant delays can result in a violation and civil penalties.
Detailed Answer
In this case, the HOA failed to provide a membership roster for approximately 19 months (from October 2021 to May 2023). This was deemed untimely and resulted in a civil penalty.
Alj Quote
Respondent’s response to Petitioner’s October 21, 2021, records request was untimely, as it was not fulfilled until May 2023. … Petitioner’s request to assess civil penalties totaling $25.00 against Respondent is granted.
Legal Basis
A.R.S. § 33-1805
Topic Tags
- Penalties
- Enforcement
- Timelines
Question
If I win my hearing, will the HOA have to reimburse my filing fee?
Short Answer
Yes, the ALJ can order the HOA to reimburse the $500 filing fee.
Detailed Answer
The decision orders the Respondent (HOA) to reimburse the Petitioner's $500 filing fee as required by statute when the Petitioner prevails.
Alj Quote
Respondent shall reimburse Petitioner’s $500.00 filing fee as required by ARIZ. REV. STAT. § 32-2199.01.
Legal Basis
A.R.S. § 32-2199.01
Topic Tags
- Costs
- Remedies
Question
Who has to prove that the HOA broke the law?
Short Answer
The homeowner (Petitioner) bears the burden of proof.
Detailed Answer
The homeowner must prove by a 'preponderance of the evidence' that the HOA violated the statute. This means showing that the contention is more probably true than not.
Alj Quote
In this proceeding, Petitioner bears the burden of proving by a preponderance of the evidence that Respondent violated ARIZ. REV. STAT. § 33-1805.
Legal Basis
A.R.S. § 33-1805
Topic Tags
- Legal Standards
- Procedure
Case
- Docket No
- 25F-H2222050-REL-RMD
- Case Title
- Tom Barrs v. Desert Ranch Homeowners Association
- Decision Date
- 2025-04-01
- Alj Name
- Jenna Clark
- Tribunal
- OAH
- Agency
- ADRE
Case Participants
Petitioner Side
- Tom Barrs (petitioner)
- Jonathan A. Dessaules (petitioner attorney)
Dessaules Law Group
Respondent Side
- Michael Olley (HOA President)
Desert Ranch Homeowners Association
Appeared on behalf of Respondent. Also referred to as Michael Ali and Michel Olley. - B. Austin Baillio (respondent attorney)
Maxwell & Morgan P.C.
Counsel for Respondent in official correspondence.
Neutral Parties
- Jenna Clark (ALJ)
OAH - Susan Nicolson (Commissioner)
Arizona Department of Real Estate - Judge Mikitish (Superior Court Judge)
Superior Court of Arizona – Maricopa County
Issued minute entries in related Superior Court proceedings. - vnunez (ADRE staff)
Arizona Department of Real Estate
Recipient of official correspondence. - djones (ADRE staff)
Arizona Department of Real Estate
Recipient of official correspondence. - labril (ADRE staff)
Arizona Department of Real Estate
Recipient of official correspondence. - mneat (ADRE staff)
Arizona Department of Real Estate
Recipient of official correspondence. - lrecchia (ADRE staff)
Arizona Department of Real Estate
Recipient of official correspondence. - gosborn (ADRE staff)
Arizona Department of Real Estate
Recipient of official correspondence. - AHansen (ADRE staff)
Arizona Department of Real Estate
Recipient of official correspondence.
Other Participants
- Brian Schoeffler (observer)
Observed the hearing. - Stephen Barrs (observer)
Observed the hearing. Also referred to as Steven Bar and Steven Bars.