Board statements
What owners were told, and what the record shows
Each verdict is the author's; the evidence for it is linked so you can grade it yourself. "Inaccurate" means the record shows the statement is not correct. It does not mean anyone intended to mislead.
What the verdicts mean
- Accurate
- The record supports the statement.
- Partly accurate
- Part of the statement is supported and part is not.
- Inaccurate
- The record shows the statement is not correct. It does not mean anyone intended to mislead.
- Not carried out
- A step the Board announced or planned has not happened, as far as the posted record shows.
- Did not answer the question asked
- The reply addressed a different question.
- The records conflict
- The Association's own records disagree with each other.
- The documents conflict
- Two of the governing documents say different things.
- No answer yet
- A promised reply has not arrived.
| What owners were told | What the record shows | Verdict | Evidence |
|---|---|---|---|
The Declaration "has been 'redlined' to highlight the proposed changes." (Board letter, October 15, 2026) |
49 substantive changes carry no redline markup when the draft is compared with the recorded 2013 Declaration and its five amendments, including the deleted refund promise, the deleted borrowing clause, and "dues" added to the lien (Section 4). |
Inaccurate | |
The draft "incorporates much of NC47F." (Board answer, Friday Forum, August 28, 2026) |
It keeps or adds the 47F tools the Association can use (notice by the methods N.C.G.S. 47F-3-108(a) allows, which can include email, and 18% interest were already in the 2013 text; the 30-day lien and the political-sign notice are new) and several lien protections. It opts out of the owner shields: the hearing and cap before fines (N.C.G.S. 47F-3-107.1) and the right to examine records (N.C.G.S. 47F-3-118). The Board has not named which sections are in or out (Section 5). |
Partly accurate By count: none of the 13 sections that state law applies to communities like ours (unless the declaration expressly says otherwise) is in full, 7 are in part, and 6 (46%) are out; all 6 mainly protect owners. |
|
Owners would get "a comment segment expected to last four to six weeks, after which a vote will be scheduled." (Board minutes, February 27, 2025). "After that review it will be sent to the community for review and comments." (Board minutes, December 18, 2025) |
Owners received the documents October 15, 2026, with 6 days to submit questions. Voting opens October 23. No comment period is scheduled (Section 9). |
Not carried out as planned The documents went to owners on October 15 with six days for questions before a vote already scheduled, not a four-to-six-week comment segment before a vote is scheduled. |
|
"[M]embers will be able to review final proposed documents prior to the Board taking any action on them." (Committee letter, March 14, 2025) |
Owners first saw the documents after the Board and counsel finished them. Minutes that might show when the Board approved the final package (September 2026) are not yet posted; the Board says minutes are normally published about a month after each meeting. |
Depends on what "action" means The Board finished the text and set the vote before owners saw it; it has not adopted the documents. |
|
Asked whether the Board will allow residents to review the changes the review committee suggested in 2025, and whether residents will vote on potential changes before they are made permanent: "Yes the board will hold session(s) to explain changes prior to the vote." (Friday Forum, August 28, 2026) |
The committee's 2025 recommendations and final report have not been released; owners have the final text instead. The two explanatory sessions are October 23, the day voting opens, and October 24. |
Answered yes; the committee's own changes have not been released | |
"Effective August 8, 2025, the Association ended the practice of charging the initial special assessment of $2,760 or $2,200 to new property owners." (2025 audit, Note 12) |
The APPI Board minutes of August 28, 2025 record "Decision Deferred until more information can be developed." The general ledger is consistent with the audit's date: the last special assessment charged to a buyer was in August 2025, and entries made later in August and in September 2025 refer to the "8/8/25 Decision". The six February to April 2026 entries of $2,760 or $2,200 are refunds to sellers taken out of the buyer's initiation fee, not payments by buyers. No posted minutes record a motion or a member vote ending the practice (Section 4). |
The minutes conflict with the audit and the ledger | |
Approval requires "67% of all properties/lots." (Board letter, October 15, 2026) |
The proposed signature block says "sixty-seven percent (67%) of the Members eligible to vote," and the Bylaws, in force and revised, let the Board suspend a member's vote (Sections 4 and 6). |
The documents conflict | |
A member's report and questions were "forwarded to the BOD and the FNC for comments" and placed "on the agenda for the Board meeting." (Board President, email, September 22, 2026) |
No written answer to these questions had reached the member as of October 18, 2026, three days before the question deadline. The September Board minutes, which might show whether it was discussed, are not yet posted; the Board says minutes are normally published about a month after each meeting. (The President had answered seven earlier questions from the member in writing on August 31.) |
No answer yet | |
"A Collaborative Process: The proposed revisions have been reviewed by multiple committees and groups, as well as legal counsel." (Board post, October 8, 2026) |
Board minutes record review by a member committee (which met with the Architectural Standards Committee), by the Board, and by counsel between 2024 and 2026 (Section 9). |
Accurate Owners gave input at one session in March 2025, before the drafts were finished, but have not been given a review period for the final documents. |
Table read from version 3.7 of the report.
Rows marked with a note rest on a document this review has not yet obtained as a file, or carry a count the author has not yet settled. The verdicts are opinions; the quotes and records are facts.