Corrections log

Statute quote

A quote from the Nonprofit Corporation Act was wrong.

Before: may not exceed the estimated cost of production or reproduction of the records

After: the charge shall not exceed the estimated cost of production or reproduction of the records

Source: N.C.G.S. 55A-16-03(c), ncleg.gov

The 2023 bill

The 2023 bill was misdescribed. (Version 3.0 corrects it further: see below.)

Before: A 2023 bill to require at least $2,500 or 12 months of arrears before foreclosure passed the NC House

After: A 2023 bill (HB 542) would have barred a lien until the debt reached $2,500 or one year of assessments, whichever is less. It passed the House but was never enacted.

Source: House Bill 542 (2023 Session), ncleg.gov

Collateral vote date

The email vote on loan collateral was cited to the wrong minutes.

Before: The April 23, 2026 minutes record, on the consent agenda

After: The March 26, 2026 minutes record, on the consent agenda (repeated word for word in the April 23 minutes)

Source: APPOA Board minutes, March 26, 2026, page 1 (claim M010)

Comment period wording

The report said the Board promised a comment period; the minutes record a plan.

Before: The Board promised owners a four-to-six-week comment period

After: In 2025 the Board's minutes planned a four-to-six-week owner comment period before any vote.

Source: APPOA Board minutes, February 27, 2025, page 4 (claim M004)

Records policy adoption

No posted minutes record the Board adopting the records policy.

Before: the Board adopted a new records policy

After: a new records policy took effect

Source: GEN 1.1, Document Request Policy (claim M020)

Records response time

Ten business days is the policy's expectation for most requests, not a ceiling.

Before: with up to ten business days to respond

After: with most requests answered within ten business days

Source: GEN 1.1, Section II.A (claim D030)

Interest cite

The 18% interest limit comes from N.C.G.S. 47F-3-115, not 47F-3-116.

Before: Interest (up to 18% a year), late charges and collection costs are added.

After: Interest (up to 18% a year, under 47F-3-115), late charges and collection costs are added.

Source: N.C.G.S. 47F-3-115(b) (claim L020)

Trustee

The Association's lawyer can serve as trustee only while the owner does not contest the debt.

Added: who can be the Association's own lawyer if you do not contest the debt

Source: N.C.G.S. 47F-3-116(f)(6) (claim L024)

Page cite

The 2013 notice clause (Article Eleven, Section 11) is on recorded Page 786, not 785.

Before: Article Eleven, Section 11, Book 410 Page 785

After: Article Eleven, Section 11, Book 410 Page 786

Source: 2013 Declaration, Book 410 Page 786 (claim L046)

Quotation marks

Words inside quotation marks were changed from the source; the source's own wording is now used.

Before: hoping to share with community in the next 3 to 4 weeks

After: hoping to share with community in the next 3-4 weeks

Source: APPOA Board minutes, August 27, 2026 (claim M056)

News story

The description of what the Pitt County owner said was narrower than the story.

Before: The owner said she never received notice of the hearing

After: The owner said she did not know about the liens or the foreclosure until it was too late

Source: ABC11, November 17, 2022 (claim L031)

Fairness: the Realty sale

Added the Board's side: the audit records a gain on the $10 sale because Realty carried a net deficit.

Added: in fairness, Realty was carrying a net deficit, so the audit records a $109,920 gain on that sale

Source: 2025 audit, Note 3 (claim F052)

C01 Byline

Version label.

Before: Published October 20, 2026 · apnc47f.com

After: Published October 20, 2026 · Version 3.0 · apnc47f.com

C02 Opening summary

A second, line-by-line re-derivation confirmed all 34 and found 16 more.

Before: I found 34 substantive changes that carry no redline markup at all.

After: I found 50 substantive changes that carry no redline markup at all.

Source: WP1 Sections 5 and 6; WP1_Unmarked_Changes.csv; ledger D002

C03 Opening summary

Impact counts are opinion; the Bylaws in force already allow vote suspension for owners not in good standing (fairness).

Before: Fifteen of them work against owners. Paired with the revised Bylaws, which are not on the ballot, the Board could borrow against our amenities and suspend owners' votes without a member vote.

After: By my reading, fifteen of them work against owners. Paired with the revised Bylaws, which are not on the ballot, the Board could borrow up to $1,000,000 against our amenities without a member vote, and could suspend the vote of an owner it finds in violation o...

Source: Ledger D004, D005; Bylaws in force Art. Six Sec. 1(b); revised Bylaws Art. 2 Sec. 2(m), Art. 4 Sec. 5

C04 Opening summary

"More than 29 months" holds only from April 2024; name the start date.

Before: about 42 months since the Board's minutes first record a need for updates, including more than 29 months of committee, Board and legal review.

After: about 42 months since the Board's minutes first record a need for updates (April 2023), including about 29 months of committee, Board and legal review.

Source: Ledger M001, M002

C05 Opening summary

"Protects owners today" depends on a question for counsel; N.C.G.S. 47F-3-118 does not cap retrieval fees (N.C.G.S. 55A-16-03(c) does, and remains); the $200 policy is not on the ballot.

Before: Nothing in the proposed Declaration or Bylaws caps that fee, and the proposal opts out of the state-law records right that protects owners today. You pay more and you give up the right that limits what you pay.

After: Nothing in the proposed Declaration or Bylaws caps that fee. The proposal also opts out of N.C.G.S. 47F-3-118, the state records section that, by statute, applies to communities like ours unless the declaration expressly says otherwise; it is what gives owners...

Source: Ledger L001; WP3 Sections 5.3 and 6; WP4 top-10 item 4

S1-01 Section 1

Only members and their proxies vote, not anyone who attends.

Before: The Board may borrow up to $1,000,000 and pledge "any or all" Association property, including the golf course and marina, without a member vote. Above that, a majority of whoever attends a Board meeting can approve more,...

After: Under the revised Bylaws, the Board may borrow up to $1,000,000 and pledge "any or all" Association property, which under the draft includes the golf course and marina, without a member vote. Above that, a majority of the members who attend the Board meeting w...

Source: Ledger D013; revised Bylaws Art. 2 Sec. 2(m)

S1-02 Section 1

Concrete scale of the change.

Before: "Dues" are added to the promise you make to pay and to the lien sentence.

After: "Dues" are added to the promise you make to pay and to the lien sentence. APPI social dues ($267.68 a month in the 2026 Fee Schedule) "are mandatory for all Improved Lots regardless of vacancy."

Source: 2026 Fee Schedule, APPI Dues line

S1-03 Section 1

New unmarked change N01.

Before: APPI's spending is written into Common Expenses.

After: APPI's spending is written into Common Expenses, and the annual assessment may now pay to maintain, operate and repair the Amenities and the taxes on them.

Source: WP1 N01; draft p24 items (d) and (f); 2013 Pg 766

S1-04 Section 1

Member-to-member exception; today's rule (fairness).

Before: Rental income and resale. Leases under six months are banned.

After: Rentals. Leases under six months are banned, except to another APPOA member. Today the Board's 2020 rental policy says an owner "may rent their property to a tenant" and sets no minimum term; only tenants with a lease of at least six months may use the ameniti...

Source: Ledger D021; draft p17; Real Estate Rental Property policy, GEN 1.1 (2020); WP4 T8

S1-05 Section 1

Vote suspension for owners not in good standing already exists (fairness and accuracy).

Before: Who may vote moves into bylaws the Board changes without you, and those bylaws already let the Board suspend your vote.

After: Who may vote moves into bylaws the Board can change without you. The Bylaws in force already let the Board suspend the vote of an owner who is behind on dues or fees; the revised Bylaws add any violation of the Declaration, the Bylaws, or a Board policy.

Source: Ledger D023, L040; Bylaws in force Art. Six Sec. 1(b)

S1-06 Section 1

Qualify "today"; the hearing and cap are in GEN 2.1.

Before: The new Article One may switch off parts of the Planned Community Act that protect owners today, including the hearing and $100 limit before fines. A Board policy provides both today, but a policy can be rewritten by the...

After: The new Article One may switch off parts of the Planned Community Act that, by statute, apply to communities like ours, including the hearing before a fine and the $100 cap on fines (N.C.G.S. 47F-3-107.1). Board procedures (GEN 2.1) provide both today, but the...

Source: Ledger L004; WP3 Section 5.4

S1-07 Section 1

Marked change v2.7 omitted (2013 Art. Eleven Sec. 4 struck).

Before: The Board keeps its power to amend the Declaration without a member vote.

After: The draft strikes owners' own right to amend the Declaration by majority vote (this change is marked) and keeps the Board's power to amend without a member vote, limited to changes that do not "materially alter the basic plan of development".

Source: WP1 Section 7; 2013 Pg 784 to 785; draft pp44 to 45

S1-08 Section 1 (records)

"Never been published" cannot be proved by a portal search.

Before: The Bylaws point to a "Schedule of Assessments & Fees" that has never been published.

After: The Bylaws point to a "Schedule of Assessments & Fees" that could not be found on the Association's portal (search of October 18, 2026).

Source: Ledger D031; portal search record, Item B

S1-09 Section 1 (records)

Full statute cites (ground rule 6); statute's condition.

Before: N.C.G.S. 47F-3-118 is one of the sections 47F-1-102(c) applies to pre-1999 communities like ours. (The Board's attorney has advised that most of 47F does not apply to APPOA; whether 3-118 is among the sections that do is...

After: N.C.G.S. 47F-3-118 is one of the sections N.C.G.S. 47F-1-102(c) applies to pre-1999 communities like ours unless the declaration expressly provides to the contrary. (The Board's attorney has advised that most of 47F does not apply to APPOA; whether N.C.G.S. 47...

Source: Ledger L100; WP3 Section 4.1

S1-10 Section 1 (records)

Quote ended with a period not in the source; full cite.

Before: The proposed Article One says the Planned Community Act "shall not apply to APPOA except as expressly incorporated." 47F-3-118 is not incorporated.

After: The proposed Article One says the Planned Community Act "shall not apply to APPOA except as expressly incorporated herein by reference". N.C.G.S. 47F-3-118 is not incorporated.

Source: Ledger D033; draft p8

S1-11 Section 1 (records)

Statute's context; full cite; logical punctuation.

Before: What 47F-3-118 adds on its ownA free annual income and expense statement and balance sheet ("at no charge," within 75 days of year end); the right of a majority of owners present and voting to require a review or audit; ...

After: What N.C.G.S. 47F-3-118 adds on its ownA free annual income and expense statement and balance sheet ("at no charge", within 75 days of year end); the right of a majority of owners present and voting to require a review or audit; and all financial and other rec...

Source: Ledger L011; N.C.G.S. 47F-3-118(a)

S1-12 Section 1 (records)

Overstated loss; N.C.G.S. 55A-16-20 remains; purpose rule may already apply.

Before: The free statement and the owner-called audit are gone unless the Board chooses to provide them. Inspecting minutes and accounting records falls back to the Nonprofit Corporation Act (55A-16-02), which lets the Associati...

After: The free statement within 75 days and the owner-called audit are gone unless the Board chooses to provide them. (The Bylaws, now and as revised, require an independent annual audit, but the Board can change the Bylaws.) A member could still demand the latest a...

Source: Ledger L012, L013

S1-13 Section 1 (records)

Full cite; quote boundary; fair-to-owners addition.

Before: The Nonprofit Corporation Act (55A-16-03(c))The same Act, and only that. It caps charges at "the estimated cost of production or reproduction." Enforcing it means going to court.

After: The Nonprofit Corporation Act (N.C.G.S. 55A-16-03(c))The same Act, and only that. It caps charges at "the estimated cost of production or reproduction" of the records. Enforcing it means going to court. If the court orders the Association to allow inspection, ...

Source: Ledger L078 note; WP3 Section 3.1

S1-14 Section 1 (foreclosure)

Steps rely on Chapter 45 too.

Before: State law, N.C.G.S. 47F-3-116, lays out how that works:

After: State law, N.C.G.S. 47F-3-116 and Article 2A of Chapter 45, lays out how that works:

Source: WP3 Section 3.2

S1-15 Section 1 (foreclosure)

Precision.

Before: A bill goes unpaid. After at least 15 days' notice by mail, the Association files a claim of lien with the Clerk of Superior Court.

After: A bill goes unpaid for at least 30 days. After at least 15 days' notice by first-class mail, the Association files a claim of lien with the Clerk of Superior Court.

Source: N.C.G.S. 47F-3-116(a), (b); WP3 Section 3.2

S1-16 Section 1 (foreclosure)

Full cite; fee-notice protection; combined cap.

Before: Interest (up to 18% a year, under 47F-3-115), late charges and collection costs are added. Attorney and trustee fees are capped at $1,200 only if you do not contest; dispute the bill and the cap is gone.

After: Interest (up to 18% a year, under N.C.G.S. 47F-3-115), late charges and collection costs are added. Before attorneys' fees can be charged, you must get written notice and 15 days to pay the balance without them. Attorneys' fees and the trustee's commission tog...

Source: N.C.G.S. 47F-3-116(e), (f)(12); WP3 Section 3.2

S1-17 Section 1 (foreclosure)

Not automatic; lot-specific vote; notice of intent.

Before: At 90 days, the Board votes to foreclose and appoints a trustee, who can be the Association's own lawyer if you do not contest the debt.

After: Once the assessment has been unpaid for 90 days or more, the Board may vote to foreclose on that specific lot and appoints a trustee, who can be the Association's own lawyer if you do not contest the debt. After the lien is filed and before the foreclosure sta...

Source: Ledger L023; N.C.G.S. 47F-3-116(f)

S1-18 Section 1 (foreclosure)

"No judge" was wrong; "valid" was dropped.

Before: There is no trial and no judge. A hearing before the Clerk of Superior Court checks only that a debt exists, that it is in default, and that notice was given.

After: There is no lawsuit and no trial. The hearing is before the Clerk of Superior Court, not a judge, though the Clerk's order can be appealed to a judge within 10 days (N.C.G.S. 45-21.16(d1)). The Clerk checks only for a valid debt, a default, and notice to those...

Source: Ledger L025, L026

S1-19 Section 1 (foreclosure)

"Only" overstated.

Before: The home is sold at public auction. You can stop it only by paying everything, including the trustee's commission, before the upset bid period ends.

After: The home is sold at public auction. Paying the debt and all costs, including attorneys' fees and the trustee's commission, before the 10-day upset bid period ends stops the sale (N.C.G.S. 47F-3-116(f)(8)). The only other route is to ask a superior court judge ...

Source: Ledger L028

S1-20 Section 1 (foreclosure)

Sale not dated in the story; HB 542 history incomplete.

Before: In Pitt County in 2022, an association foreclosed on a paid-off home valued at $413,000 over about $1,491 in unpaid dues; it sold for just over $221,000. The owner said she did not know about the liens or the foreclosure...

After: In a Pitt County case reported in 2022, an association foreclosed on a paid-off home valued at $413,000 over $1,491 in unpaid dues; it sold for just over $221,000. The owner said she did not know about the liens or the foreclosure until it was too late; her la...

Source: Ledger L030, L032, L033; ncleg.gov H542 editions 2 to 4

S2-01 Section 2

Bylaws baseline added.

Before: Proposal: the Board's redline, Master Declaration_Revised 2026.pdf (48 pages), and the revised APPOA and APPI Bylaws.

After: Proposal: the Board's redline, Master Declaration_Revised 2026.pdf (48 pages), and the revised APPOA and APPI Bylaws. The revised APPOA Bylaws were also compared with the Bylaws now in force (recorded Book 410 Page 798; amended in 2021, Book 525 Page 655).

Source: WP1 Section 9

S2-02 Section 2

Precise method; recount; claim ledger.

Before: The 2013 recorded copy is a scan, so it was converted to text and checked against the page images. The markup on all 48 pages of the redline was read from the PDF itself: colored underline is an insertion, colored strike...

After: The 2013 recorded copy is a scan, so it was converted to text by OCR, and every passage quoted here was checked against the page images. The markup on all 48 pages of the redline was read from the PDF itself: colored underline is an insertion, colored strike-t...

Source: Ledger D048, D049, D050; WP1 Sections 3 and 4

S2-03 Section 2

Avoid a claim this check cannot test.

Before: Their findings matched on every major item and added several that are included below with my own page checks.

After: Their findings matched mine on the major items they covered and added several that are included below with my own page checks.

Source: Ledger D051

S3-01 Section 3

Recount: change regions that contain text, a deletion and its replacing insertion counted as one.

Before: 677changes the redline does mark

After: 621changes the redline does mark

Source: WP1 Section 4; ledger D053

S3-02 Section 3

Recount.

Before: 474places where the redline's "original" text differs from the recorded text

After: 515places where the redline's "original" text differs from the recorded text

Source: WP1 Section 4

S3-03 Section 3

34 confirmed plus 16 new.

Before: 34substantive changes with no markup

After: 50substantive changes with no markup

Source: WP1

S3-04 Section 3

Opinion label. One new Worse item (Amenities in assessments); one v2.7 item relabeled Unclear (the 60% rejection rule stays).

Before: 15of those 34 work against owners

After: 15of those 50 work against owners, by my reading

Source: WP1; WP4 concession C7

S3-05 Section 3

The APPOA Bylaws redline is 14 pages; the APPI Bylaws were not available to this check.

Before: 20pages of bylaws owners do not vote on

After: 14pages of APPOA Bylaws owners do not vote on, plus the APPI Bylaws

Source: Ledger D057

S3-06 Section 3

Second, independent sort (exact counts from decisions.tsv and the pattern sort).

Before: Of the 474 differences: 324 are wording swaps (for example "the Association" became "APPOA"), 47 are scan noise or renumbering, 15 come from the four recorded amendments, 8 show the redline started from an already edited...

After: Of the 515 differences: 300 are naming and wording swaps (for example "the Association" became "APPOA"), 74 are scan noise or renumbering, 23 show the redline started from an already edited draft (its "original" text includes a June 2026 date, a different deve...

Source: WP1 Section 4; ledger D058

S3-07 Section 3

The Declaration and APPOA Bylaws redlines total 24,398 words; 26,000 needs the APPI Bylaws.

Before: to submit questions on about 26,000 words of governing documents.

After: to submit questions on more than 24,000 words of governing documents.

Source: Ledger D059

S4-01 Section 4

Disclose the added items.

Before: "Impact" is my opinion of the effect on owners.

After: "Impact" is my opinion of the effect on owners. A second, line-by-line check for this version found 16 unmarked changes that earlier versions of this report missed; they are marked "new" in the full list.

Source: WP1 Section 6

S4-02 Section 4

The draft renumbers the articles; Property Rights is Article Four.

Before: (revised APPOA Bylaws, Article 2, Section 2(m); proposed Declaration, Article Three, Section 3, page 14; 2013 Page 758)

After: (revised APPOA Bylaws, Article 2, Section 2(m); proposed Declaration, Article Four, Section 3, page 14; 2013 Article Three, Section 3(a), Page 758)

Source: Ledger D062; draft table of contents

S4-03 Section 4

Add the purpose limit owners lose; logical punctuation.

Before: The 2013 text tied any borrowing against the Common Areas to "the Master Declaration, its Articles and Bylaws." That sentence is simply gone.

After: The 2013 text let the Association borrow "for the purpose of maintenance, repair and improvement of the Common Areas" and mortgage them "in aid thereof", all "in accordance with the Master Declaration, its Articles and Bylaws". That clause is simply gone.

Source: Ledger D063; 2013 Pg 758 (page image)

S4-04 Section 4

Logical punctuation; the Bylaws redline's own unmarked change.

Before: up to $1,000,000 in total "without approval of the Members." Above $1,000,000, the amount over the limit needs approval only by "a majority of the Members present in person or by proxy at the meeting of the Board of Dire...

After: up to $1,000,000 in total "without approval of the Members". Above $1,000,000, the amount over the limit needs approval only by "a majority of the Members present in person or by proxy at the meeting of the Board of Directors at which the matter is considered"...

Source: WP1 Section 9; bylaws_findings.md

S4-05 Section 4

New legal point from the recorded Articles; the NC Secretary of State's record was checked October 19, 2026.

Before: "Hypothecate any or all of its real or personal property" means pledging it as collateral.

After: A question for counsel. APPOA's Articles of Incorporation (1989, recorded Book 130 Pages 635 to 640) let the Association "Borrow money and, subject to the consent by vote or written instrument of two-thirds (2/3) of each class of members, mortgage, pledge, con...

Source: WP3 Section 5.11; Articles Art. II(d), Bk 130 Pg 636 (page image); NC Secretary of State business record for APPOA (SOSID 0244950), filings list read October 19, 2026

S4-06 Section 4

The quoted sentence continues.

Before: it "is secured by certain real property, all inventory, receivables, and equipment."

After: it "is secured by certain real property, all inventory, receivables, and equipment, as defined in the promissory note."

Source: Ledger F009; 2025 audit Note 21

S4-07 Section 4

Fairness: the Board disclosed the loan's purpose.

Before: was approved during the 12 February BoD work session and vote of 6 for and 1 against." The minutes record Board votes.

After: was approved during the 12 February BoD work session and vote of 6 for and 1 against." The same minutes give the loan's purpose: "the Dockside renovation, the Clubhouse renovation and refresh and the construction of office spaces for the Comptroller and Accoun...

Source: Ledger M104; APPOA Minutes 20260226, p1 (image checked)

S4-08 Section 4

Concrete fact.

Before: Owners should ask what the new bylaw would let the Board add on top of it.

After: The April 2026 note alone equals the bylaw's $1,000,000 cap. Owners should ask what the new bylaw would let the Board add on top of it.

Source: 2025 audit Note 21; revised Bylaws Art. 2 Sec. 2(m)

S4-09 Section 4

Capital T in the source.

Before: The proposed Declaration states that "the Amenities are owned by APPOA" (page 13).

After: The proposed Declaration states that "[t]he Amenities are owned by APPOA" (page 13).

Source: Ledger D (page 13 quote)

S4-10 Section 4

Legal question raised by the Articles.

Before: Up to $1,000,000: the Board can borrow and put up our amenities as collateral without asking a single owner.

After: Up to $1,000,000: the revised Bylaws let the Board borrow and pledge Association property, including amenities, without a member vote (see the Articles question above).

Source: WP3 Section 5.11

S4-11 Section 4

Same rule as the Bylaws in force (fairness).

Before: The Board's letter says bylaws "do not require Member approval," and the revised Bylaws can be changed again by two-thirds of the Board.

After: The Board's letter says bylaws "do not require Member approval," and the Bylaws, now and as revised, can be changed by two-thirds of the Board.

Source: Bylaws in force Art. Eleven; 2021 amendment recital

S4-12 Section 4

Fairness: suspension for not being in good standing already exists.

Before: This is not hypothetical. The Board's revised APPOA Bylaws, which its letter says "do not require Member approval," already say it. Newly inserted in Article 4, Section 5:

After: Part of this is already the rule, and the revision widens it. The Bylaws in force let the Board "Suspend any Member's voting rights ... during any period in which such Member is not in good standing" (Article Six, Section 1(b)), and a 2020 Board policy (GEN 3....

Source: Ledger L040, D (voting); Bylaws in force Art. Six Sec. 1(b); GEN 3.2

S4-13 Section 4

Fairness.

Before: Article 7, Section 1(b) gives the Board the same power.

After: Article 7, Section 1(b) gives the Board the same power. In fairness, the same section protects a member who is current on an approved payment plan, as the 2020 policy already does.

Source: Revised Bylaws Art. 4 Sec. 5

S4-14 Section 4

Separate today from the proposal.

Before: Example: you are disputing a $150 fine, so you are not "current in all fees." Or the Board decides you violated a policy it wrote. Either way, your vote on the next Declaration change, or the next Board election, can be ...

After: Example: you are disputing a $150 fine, so you may not be "current in all fees and dues". Under the Bylaws in force and a 2020 Board policy (GEN 3.2), that can already cost you your vote. What the revised Bylaws add is suspension for any violation of the Decla...

Source: Ledger L041; WP4 top-10 item 3

S4-15 Section 4

Adds the Board-decides sentence (new) and the fairness fact.

Before: is not suspended from the Amenities for violation of a procedure or policy." Combined with the item above

After: is not suspended from the Amenities for violation of a procedure or policy." The next sentence is also new to the Declaration and unmarked: "Any questions of ownership or Membership shall be determined by the Board of Directors." Both sentences are taken, near...

Source: WP1 U04 note; Bylaws in force Art. Two

S4-16 Section 4

The example described today's rule as new.

Before: Example: you are suspended from the pool for a month over a guest-pass policy. By this definition you are not "in good standing" during that time. The policies that trigger a suspension are written and changed by the Boa...

After: Example: you are suspended from the pool for a month over a guest-pass policy. Under the Bylaws in force you are not "in good standing" during that time, and a 2020 Board policy (GEN 3.2) already lets the Board decide whether you also lose your vote. The propo...

Source: Bylaws in force Art. Two and Art. Six Sec. 1(b); GEN 3.2; WP4 top-10 item 3

S4-17 Section 4

Quote punctuation; fairness context.

Before: may rent their property for a period of no less than six (6) months." The heading and core sentence are unmarked.

After: may rent their property for a period of no less than six (6) months". The heading and core sentence are unmarked. In fairness, the Board's minutes of October 23 and December 18, 2025 record that the Association's lawyer "recommended a potential change to Maste...

Source: Ledger D (lease), M107; APPOA Minutes 20251023 p2 (image checked)

S4-18 Section 4

Fairness context.

Before: Proposed, unmarked: "annual assessment, dues and special assessments," and liens "for nonpayment when due."

After: Proposed, unmarked: "annual assessment, dues and special assessments," and liens "for nonpayment when due." In fairness, the Bylaws now in force already say dues and fees "are secured by a continuing lien on the Plantation property of the Member" (Article Eigh...

Source: Bylaws in force Art. Eight

S4-19 Section 4

Logical punctuation; new unmarked change N01.

Before: 2013: expenses "made by the Association in carrying out its duties." Proposed, unmarked: "all expenses and expenditures made by APPOA and APPI."

After: 2013: expenses "made by the Association in carrying out its duties". Proposed, unmarked: "all expenses and expenditures made by APPOA and APPI". A related unmarked change adds the Amenities to what the annual assessment pays for: "the expenses of maintenance, ...

Source: WP1 N01; 2013 Pg 765 to 766 (page image)

S4-20 Section 4 (refund)

Precision.

Before: $2,760 for a home, $2,200 for an unimproved lot (80% of the home amount), and $560 when a lot owner builds and moves up to the home rate.

After: $2,760 for a home, $2,200 for an unimproved lot, and $560 when a lot owner builds and moves up to the home rate. (The recorded Declaration sets the lot amount at "eighty percent (80%)" of the home amount; $2,200 is 79.7% of $2,760.)

Source: Ledger F013

S4-21 Section 4 (refund)

CONTRADICTED in v2.7: the 2026 entries are refunds, not buyer payments.

Before: When a property sells, the buyer pays in. The 2026 entries read, for example, "Home Resale: ... $2,760" and "Lot Resale: ... $2,200."

After: Until August 2025, when a property sold, the buyer paid in. In 2026 the ledger shows no special assessment charged to buyers; on six resales from February to April 2026, entries labeled "Home Resale" or "Lot Resale" deduct the seller's $2,760 or $2,200 refund ...

Source: Ledger F014, F015; main-thread re-check of account 8214 and same-day deposits

S4-22 Section 4 (refund)

Logical punctuation.

Before: In 2025 the Association opened a separate account for these checks, "Special Assessment Refunds." Refund checks paid out, per the ledger:

After: In 2025 the Association opened a separate account for these refunds, "Special Assessment Refunds". Refund checks paid out, per the ledger:

S4-23 Section 4 (refund)

Column measures checks.

Before: Paid back to owners

After: Amount of refund checks

Source: Ledger F023

S4-24 Section 4 (refund)

Strict match test; replacement detail; 2026 netted refunds.

Before: Every check is $2,760, $2,200 or $560; 165 of the 169 match a bank-account check on the same date for the same amount. The count includes a few replacement checks for lost or voided originals.

After: Every check is $2,760, $2,200 or $560. 163 of the 169 match a bank-account check to the same payee on the same date for the same amount; for each of the other 6, the bank check to that payee was for a different total (5 larger, and 1 smaller because a bill the...

Source: Ledger F026, F027; GL_recompute_summary.md

S4-25 Section 4 (refund)

Quote the recorded condition (accuracy and fairness).

Before: (d) The Association "shall keep a record of all special assessments which have been paid by each Owner," and an owner "shall be entitled to a refund" when selling, paid out of what the buyer pays, or directly by the buye...

After: (d) The Association "shall keep a record of all special assessments which have been paid by each Owner", and an owner "shall be entitled to a refund" when selling, paid "only out of funds received by the Association (or the Recreational Amenities) paid by the ...

Source: 2013 Pg 769 (page image); WP1 U09

S4-26 Section 4 (refund)

Quoted sentence continues.

Before: will require each new Owner to pay an amount equal to the Recreational Assessment of the prior owner."

After: will require each new Owner to pay an amount equal to the Recreational Assessment of the prior owner, in addition to any initiation fees due to the Recreational Amenities."

Source: Ledger F032

S4-27 Section 4 (refund)

Past tense; accurate mechanics.

Before: It is a pass-it-on system. Your $2,760 went to buy the amenities. You get it back from the next owner, who gets it back from the one after.

After: It was a pass-it-on system. The 2012 assessments helped buy the amenities, and each later buyer's payment went to refund the seller. Since August 2025 buyers no longer pay it, so the Association pays the refunds from its own funds.

Source: Ledger F034

S4-28 Section 4 (refund)

Accuracy.

Before: The $2,760 each owner paid went into the amenities in 2012.

After: The assessments paid in 2012 went into buying the amenities; owners who bought later paid an equal amount that went to refund the seller.

Source: Ledger F036

S4-29 Section 4 (refund)

The note gives no vote date; actuals added.

Before: The same note says the members voted for this in 2012: "It was also voted on and decided that in the process of resales, the assessment would be refunded to the seller and collected from the buyer." It projects paying ba...

After: The same note says the members voted on this assessment to fund the 2012 purchase, and that "It was also voted on and decided that in the process of resales, the assessment would be refunded to the seller and collected from the buyer." It projects paying back ...

Source: Ledger F039; GL_recompute_summary.md

S4-30 Section 4 (refund)

Fairness: the ledger supports the Board's August 8 date.

Before: The Board's own records do not line up on when it was decided: the APPI Board minutes of August 28, 2025,

After: The Board's own records do not line up on when it was decided. The ledger supports the audit's date: seven unpaid special assessment charges were cancelled in August 2025, and entries made later in August and in September 2025 carry the memo "To move August SA...

Source: Ledger F044

S4-31 Section 4 (refund)

Accuracy; legal reading flagged for counsel.

Before: Put the two together. Since August 2025, buyers no longer pay in. The only part of Section 6(d) still standing is the Association's promise to pay owners back. The proposal deletes that promise, and the redline does not ...

After: Put the two together. Since August 2025 buyers no longer pay in, and the Association pays sellers back on its own: its audit carries the $1,858,960 as a liability. (The recorded Article Five, Section 6(d) says refunds are paid "only out of funds received by th...

Source: Ledger F046

S4-32 Section 4 (refund)

CONTRADICTED in v2.7.

Before: One loose end for the Board: the general ledger still shows six resale deposits of $2,760 or $2,200 between February and April 2026, after the date the audit says collection ended.

After: On this point the ledger matches the audit. The last special assessment charged to a buyer was in August 2025, and unpaid charges were cancelled that month; the 2026 entries labeled "Home Resale" or "Lot Resale" are refunds to sellers, not payments by buyers. ...

Source: Ledger F047; main-thread re-check

S4-33 Section 4 (refund)

The old sentence ran against the current record (buyers no longer pay in).

Before: The Board could keep charging buyers through its fee schedule, which it controls, with no written duty to refund sellers.

After: Nothing in the proposal would require the Association to refund sellers. Today it does so by its own decision, stated in its audit; in 2026 the ledger took some refunds out of buyers' $10,000 initiation fees.

Source: Ledger F041, F042; GL_recompute_summary.md Section 7.3; WP4 T32

S4-34 Section 4 (political)

Quote the final text, with the incidental marked insertions accepted.

Before: "Distribution of political related material, promotions, or campaign material whether on a national, state, county, local municipality or with respect to AP Board of Directors elections, by placing the same in envelopes ...

After: "Distribution of political related material, promotions, or campaign material whether on a national, state, county, local municipality or with respect to the APPOA Board of Directors elections, by placing the same in envelopes or clipped to or placed under the...

Source: Ledger D (political quote); draft p43

S4-35 Section 4 (political)

Fairness and precision.

Before: None of this is in the recorded 2013 text or any recorded amendment.

After: None of the political, campaign or organizing language is in the recorded 2013 text or any recorded amendment. (The 2013 text already banned leaving "handbills or advertisements of any kind" in doors and mail slots.)

Source: 2013 Art. Ten Sec. 27(f), Pg 783

S4-36 Section 4 (table)

Heading change is on p22.

Before: Bylaws "shall establish procedures for eligibility and voting"23

After: Bylaws "shall establish procedures for eligibility and voting"22-23

Source: Ledger D (table)

S4-37 Section 4 (table)

Adds the second sentence.

Before: "Member in good standing" test added to Member definition

After: "Member in good standing" test, and Board decision of membership questions, added to Member definition

Source: WP1 U04

S4-38 Section 4 (table)

Page cites.

Before: 9, 12, 14Pg 753, 756, 758

After: 8, 12, 14Pg 755, 756, 758

Source: WP1 U07

S4-39 Section 4 (table)

Page cites.

Before: Permission for a permanent owner name sign removed42

After: Permission for a permanent owner name sign removed39, 42

Source: WP1 U15

S4-40 Section 4 (table)

Label accuracy.

Before: Insurance premiums wording ("budgeted" to "through the appropriate budget")

After: Insurance premiums no longer "deemed to be general expenses" or "budgeted"

Source: WP1 U23

S4-41 Section 4 (table)

Label accuracy.

Before: Developer and Supplemental Declaration definitions removed

After: Declarant, Development and Supplemental Declaration definitions removed

Source: WP1 U26

S4-42 Section 4 (table)

Page cites.

Before: Amenities, restaurant and townhome wording11-12Pg 755-756

After: Amenities, restaurant and townhome wording10, 12Pg 754, 756

Source: WP1 U32

S4-43 Section 4 (table)

New unmarked change (Worse).

Before: Permission for a permanent owner name sign removed39, 42Pg 782Worse

After: Permission for a permanent owner name sign removed39, 42Pg 782Worse Annual assessment, reserves, capital budgets and special assessments now also cover the Amenities (new)24-26Pg 766-767Worse

Source: WP1 N01

S4-44 Section 4 (table)

New unmarked changes (Unclear).

Before: Procedure for adding property rewritten (now an incomplete sentence)12-13Pg 756-757Unclear

After: Procedure for adding property rewritten (now an incomplete sentence)12-13Pg 756-757Unclear "household" becomes "immediate family" throughout (easement of enjoyment; enforcement) (new)13, 21, 41-42, 45Pg 757-758, 763, 780-781, 785Unclear Two 2015 amendment prov...

Source: WP1 N02 to N05

S4-45 Section 4 (table)

New unmarked changes (Neutral).

Before: Amenities, restaurant and townhome wording10, 12Pg 754, 756Neutral

After: Amenities, restaurant and townhome wording10, 12Pg 754, 756Neutral Social dues become "social dues and/or fees"; multiple-property rules handed to the Bylaws (new)23Pg 765Neutral Supplemental declarations become optional ("will" to "may") (new)12Pg 756Neutral ...

Source: WP1 N07 to N17

S5-01 Section 5

Marked change of first importance that v2.7 omitted.

Before: Opting out of the Planned Community Act (new Article One, page 8).

After: Owners' own right to amend is struck (Article Thirteen, Section 4, pages 44 to 45; 2013 Article Eleven, Section 4, Pages 784 to 785). The recorded Declaration says: "After December 31, 2022, the Members may, by vote of a majority of the Members existing at th...

Source: WP1 Section 7; 2013 Pg 784 to 785 (page images); draft pp44 to 45

S5-02 Section 5

The 75% rule is the 2013 golf-course rule extended, not new; the APPI conveyance is unchanged 2013 text.

Before: Two conflicting rules for selling amenities (Article Six, Section 6, page 27). One unmarked sentence requires a majority vote for any sale "except for the sale of the Golf Course." The next, newly inserted, requires 75% ...

After: Two conflicting rules for selling amenities (Article Six, Section 6, page 27). One sentence requires a majority vote for any sale "except for the sale of the Golf Course". The next, edited with markup, now requires 75% for "any sale or transfer of ownership of...

Source: Ledger D (Section 5); 2013 Pg 768 (page image)

S5-03 Section 5

Full cites; the statute's savings sentence (fairness).

Before: Those sections include the hearing before fines (3-107.1), meeting rules (3-108), assessments and liens (3-115, 3-116), owners' right to examine records (3-118) and the political sign rules (3-121).

After: Those sections include the hearing before fines (N.C.G.S. 47F-3-107.1), meeting rules (N.C.G.S. 47F-3-108), assessments and liens (N.C.G.S. 47F-3-115 and N.C.G.S. 47F-3-116), owners' right to examine records (N.C.G.S. 47F-3-118) and the political sign rules (N...

Source: Ledger L044, L100

S5-04 Section 5

The Board's strongest legal argument, stated fairly.

Before: The Board's revised Bylaws also strike "and the North Carolina Planned Community Act" from the list of laws the Board's powers come from (Article 7, Section 1(f)).

After: The Board's revised Bylaws also strike "and the North Carolina Planned Community Act" from the list of laws the Board's powers come from (Article 7, Section 1(f)). In fairness: the Board could read the 2013 sentence as already opting the Association out of th...

Source: WP3 Section 6; Adum v. Albemarle Plantation Prop. Owners Ass'n, 2021 NCBC 4

S5-05 Section 5

Statute allows a smaller majority; 80% encumbrance rule.

Before: There was another way. The same statute, 47F-1-102(d), lets a pre-1999 community adopt the whole Planned Community Act by amending its declaration with 67% of the owners' votes. That is the same threshold this vote requi...

After: There was another way. The same statute, N.C.G.S. 47F-1-102(d), lets a pre-1999 community adopt the whole Planned Community Act by amending its declaration with the votes of owners holding 67% of the votes, or any smaller majority the declaration specifies, wh...

Source: Ledger L067; WP3 Section 5.12

S5-06 Section 5

Two items were already in 2013.

Before: Brought into the proposed DeclarationLeft out

After: In the proposed DeclarationLeft out

Source: Ledger L069

S5-07 Section 5

Already in 2013; accurate statement of the statute; full cites.

Before: Notice by any method 47F-3-108(a) allows, including email (Article Thirteen, Section 11)The 47F-3-107.1 requirement of notice and a hearing before a fine or suspension. The statute lets a declaration substitute its own f...

After: Notice by any method N.C.G.S. 47F-3-108(a) allows, which can include email (Article Thirteen, Section 11; already in the 2013 Declaration, Article Eleven, Section 11)The N.C.G.S. 47F-3-107.1 requirement of notice and a hearing before a fine or suspension. The ...

Source: Ledger L069, L070

S5-08 Section 5

Remove the sentence now merged into the line before.

Before: It opts out of the statute and supplies no hearing procedure of its own; its enforcement section lets APPOA

After: Its enforcement section lets APPOA

S5-09 Section 5

Full cite.

Before: The 47F-3-118 right to examine financial records and minutes

After: The N.C.G.S. 47F-3-118 right to examine financial records and minutes

Source: Ledger L100

S5-10 Section 5

Already in 2013.

Before: Interest up to 18%, the statute's maximumThe 47F-3-107.1 cap on fines

After: Interest up to 18%, the statute's maximum (already in the 2013 Declaration; the draft moves it to Article Six, Section 9)The N.C.G.S. 47F-3-107.1 cap on fines

Source: Ledger L073

S5-11 Section 5

Required, not sufficient.

Before: The 47F-3-121 first-page notice, which is what makes a political sign ban enforceable

After: The N.C.G.S. 47F-3-121 first-page notice, which the statute requires before a political sign ban can be enforced

Source: Ledger L074

S5-12 Section 5

Two versions of the policy.

Before: Records access. Twenty days before owners received this redline, a new records policy took effect. (No posted minutes record its adoption; the September 2026 minutes are not yet posted.)

After: Records access. Twenty days before owners received this redline, a new records policy took effect. (No posted minutes record its adoption; the September 2026 minutes are not yet posted. The policy was first posted September 25 and edited September 29 to add th...

Source: GEN 1.1 (September 25 PDF in Downloads); portal record Item A

S5-13 Section 5

v2.7 credited a strike of text that was never in force.

Before: Purpose. The revised APPOA Bylaws (Article 10) strike the requirement to show "a purpose reasonably related" to your interests, which helps owners. The new policy requires "the specific purpose" anyway.

After: Purpose. The Bylaws in force (Article Nine) let a member inspect the governing documents with no purpose test. The revised Bylaws redline shows the words "for a purpose reasonably related" struck, but those words were never in the Bylaws in force; they appear ...

Source: Ledger D (purpose); Bylaws in force Art. Nine

S5-14 Section 5

Soften; exact quote; the rule in force.

Before: Where the fee lives. The Bylaws say copy fees are "as stated in the Albemarle Plantation Schedule of Assessments & Fees." No document by that name has been published.

After: Where the fee lives. The revised Bylaws say copies are available "for a processing fee as stated in the Albemarle Plantation Schedule of Assessments & Fees". No document by that name could be found on the Association's portal (search of October 18, 2026). The ...

Source: Ledger D (schedule); portal record Item B; Bylaws in force Art. Nine

S5-15 Section 5

"Not answered" is an inference.

Before: The drafters' note in the bylaws redline, "(confirm this section comforms with NC law)," was deleted, not answered.

After: The drafters' note in the bylaws redline, "(confirm this section comforms with NC law)", was deleted; the redline does not show how it was resolved.

Source: Ledger D (drafter note)

S5-16 Section 5

Capital T; avoid a legal conclusion; full cite.

Before: and "the charge shall not exceed the estimated cost of production or reproduction of the records" (N.C.G.S. 55A-16-03(c)). That limit covers retrieving records for inspection, not only copies, which is exactly what the $...

After: and "[t]he charge shall not exceed the estimated cost of production or reproduction of the records" (N.C.G.S. 55A-16-03(c)). The statute's words cover "producing for inspection", not only copying, and the $200 minimum is a charge to retrieve a document. For so...

Source: Ledger L078

S5-17 Section 5

Full cite.

Before: opts out of the Planned Community Act's records right (47F-3-118),

After: opts out of the Planned Community Act's records right (N.C.G.S. 47F-3-118),

Source: Ledger L100

S5-18 Section 5

The advice did not cover opting out of the applicable sections.

Before: So the opt-out reflects legal advice the Board received. What owners have not been told

After: So the Board had legal advice that most of 47F does not apply to APPOA. The minutes do not record advice on opting out of the sections that do apply. What owners have not been told

Source: Ledger M024, L083

S5-19 Section 5

The quoted words are in GEN 2.1; qualify "today".

Before: In fairness on fines: the Association's existing Compliance Policy (effective September 30, 2020) already gives owners written notice and the right to "request a hearing in writing" within 14 days, and caps fines at "$10...

After: In fairness on fines: the Association's existing Compliance Policy and Compliance Procedures (GEN 1.1 and GEN 2.1, both effective September 30, 2020) already give owners written notice and the right to "request a hearing in writing" within 14 days, and cap fin...

Source: Ledger L084, L085

S5-20 Section 5

Precision and fairness.

Before: In fairness: the lien section also copies several owner protections from 47F-3-116, including 15 days' notice before a lien, the $1,200 cap on uncontested attorney fees, judicial foreclosure for fines-only debts, and the...

After: In fairness: the lien section also copies several owner protections from N.C.G.S. 47F-3-116: 15 days' mailed notice before a lien, a $1,200 cap on attorneys' fees when the owner does not contest, judicial foreclosure for debts made up only of fines, and the ne...

Source: Ledger L086

S5-21 Section 5

Two of the four tools were already in 2013; less loaded wording.

Before: Opinion: the pattern is plain. Where 47F gives the Association a tool (email notice, a faster lien, maximum interest, an enforceable sign ban), the proposal writes it in. Where 47F gives owners a shield against the Assoc...

After: Opinion: there is a pattern. Where 47F gives the Association a tool, the proposal keeps it or adds it: notice by N.C.G.S. 47F-3-108(a) methods and 18% interest were already in the 2013 Declaration; the faster lien and the first-page sign notice are new. Where ...

Source: Ledger L087, D092; WP4 T44

S6-01 Section 6

Full cite; the twice-stated limit; the struck owner right; precise statement of the amendments.

Before: Under 47F-2-117, which state law applies to communities like ours unless the declaration opts out, amending a declaration takes 67% of the owners. The draft opts out and keeps the older rule. Article Thirteen, Section 5 ...

After: Under N.C.G.S. 47F-2-117, which state law applies to communities like ours unless the declaration expressly provides to the contrary, amending a declaration takes 67% of the owners. The draft opts out and keeps the older rule. Article Thirteen, Section 5 (page...

Source: Ledger L090, L091; 2013 Pg 784 to 785 (page images)

S6-02 Section 6

Fair account of why a vote is being held.

Before: Opinion: if the Board can amend alone, owners should ask why this vote is needed, and should know that approving this document does not take that power away.

After: Opinion: if the Board can amend alone, owners should ask why this vote is needed. One likely answer: the Board's power covers only changes that do not "materially alter the basic plan of development", and in 2021 the state Business Court, in a case owners brou...

Source: Ledger L092; Adum v. Albemarle Plantation Prop. Owners Ass'n, 2021 NCBC 4

S6-03 Section 6

The Bylaws redline's unmarked changes.

Before: Owners are being asked to approve the Declaration while the rules it depends on can be changed without them.

After: Owners are being asked to approve the Declaration while the rules it depends on can be changed without them. The Bylaws redline has the same flaw as the Declaration redline: it is measured against a 2025 draft, not the Bylaws now in force (recorded Book 410 Pa...

Source: WP1 Section 9; bylaws_findings.md

S6-04 Section 6

Declarant rights made concrete; recorded Declarant; funding detail.

Before: Who the new Declarant is. The proposed Declaration names Albemarle Preserve, LLC as the "Declarant," the developer with special rights under the document. The 2025 audit (Notes 3 and 9) reports that in 2025 the Associati...

After: Who the new Declarant is. The proposed Declaration names Albemarle Preserve, LLC as the "Declarant", the developer with special rights under the document. (The redline shows the name replacing "Pioneer Land Company DBA Preserve Homes, Inc.", but the Declarant ...

Source: Ledger F050; draft pp6, 18, 19; 2013 Pg 754

S6-05 Section 6

Practical fact for voters.

Before: If those are different numbers, owners should know which one will be used.

After: If those are different numbers, owners should know which one will be used. One more thing voters should know: if this vote is taken by ballot without a meeting, N.C.G.S. 55A-7-08(e) says that, unless the articles of incorporation or bylaws provide otherwise, "...

Source: WP3 Section 5.8; N.C.G.S. 55A-7-08(e)

S7-01 Section 7

Source of the error.

Before: (Article Twelve, Section 5, page 42.) A double negative in a rule the Board can fine for.

After: (Article Twelve, Section 5, page 42.) A double negative in a rule the Board can fine for. The 2013 text reads "Political signs shall not be displayed"; the draft adds "No".

Source: 2013 Pg 781

S7-02 Section 7

Fairness.

Before: Committee size conflict. The definitions say the ASC has 3 to 7 members (page 9); Article Eleven, Section 2 says 5 to 7 (page 33).

After: Committee size conflict. The definitions say the ASC has 3 to 7 members (page 9); Article Eleven, Section 2 says 5 to 7 (page 33). In fairness, the recorded text already conflicted: its definition said 3 to 5, and a 2015 amendment changed Article Ten, Section ...

Source: 2013 Pg 753; Fourth Amendment Bk 443 Pg 421

S7-03 Section 7

Fairness.

Before: calls both 2015 amendments (Book 443 Page 113 and Book 443 Page 420) a "First Amendment."

After: calls both 2015 amendments (Book 443 Page 113 and Book 443 Page 420) a "First Amendment." In fairness, both 2015 instruments call themselves the "First Amendment" in their own text.

Source: Third and Fourth Amendments, p1

S7-04 Section 7

Lower-case "the" in the source.

Before: Priority clause. "The Articles shall take precedence over the APPI Bylaws" (page 44).

After: Priority clause. "the Articles shall take precedence over the APPI Bylaws" (page 44).

Source: draft p44

S7-05 Section 7

The full string appears once; zoomed renders confirm the letter l.

Before: Statute citation misprinted several times as "N.C.G.S. lA-1, Rule 4(j)(l)" with the letter l for the number 1 (pages 29 to 30), a sign the text was built from a scanned copy.

After: Statute citation misprinted: "N.C.G.S. 1A-1" appears four times as "lA-1", with the letter l for the number 1, and once as "Rule 4(j)(l)" (pages 29 to 30), which suggests the text was built from a scanned copy.

Source: WP1 Section 8

S7-06 Section 7

New errors found.

Before: APPOA Bylaws, Article 13, Section 2: with changes accepted it reads "the provisions of the shall control."

After: APPOA Bylaws, Article 13, Section 2: with changes accepted it reads "the provisions of the shall control." A clause printed twice in Article Four, Section 3(d) (page 14): "to add to or delete part of the Common Areas and to dedicate easements and rights-of-way...

Source: WP1 Section 8

S8-01 Section 8

Balance; consistency with Section 5.

Before: The required first-page notice for political sign rules (N.C.G.S. 47F-3-121), which the 2013 Declaration lacked.

After: The required first-page notice for political sign rules (N.C.G.S. 47F-3-121), which the 2013 Declaration lacked. It tells buyers about the sign rule; the statute also requires it before a sign ban can be enforced. A 75% member vote for any sale or transfer of ...

Source: draft p1, p27; revised Bylaws Art. 4 Sec. 5

S9-01 Section 9

Accurate list of sources.

Before: Every entry below is quoted from APPOA Board minutes or official Association posts.

After: Each entry below comes from APPOA or APPI Board minutes, Finance and Budget Committee minutes, Friday Forum notes, Association posts (including the review committee's posted letter), or, for one entry, a member's email exchange with the Board President. Words ...

Source: Ledger M032

S9-02 Section 9

Roll call lists him as President; minimal naming.

Before: (A month earlier, [name omitted], then a Board member, discussed a resident's email "concerning the Master Declaration" with the Board.)

After: (A month earlier, also in executive session, the Board President discussed a resident's email "concerning the Master Declaration" with the Board.)

Source: Ledger M034

S9-03 Section 9

The minutes do not say the Board named the chair.

Before: The Board commissions a Governing Document Review Committee. The Board names a chair, who picks the members from 14 applicants.

After: The Board forms a Governing Document Review Committee. A chair "has agreed to Chair the Committee" and, "Of the 14 candidates", has selected six members.

Source: Ledger M040

S9-04 Section 9

Fairness: include the positive entries.

Before: "Progress slow." The committee meets with the Board on "extension of deadline." "Progressed to Section 8."

After: "Has met twice" and "Progress slow" (June and July). The committee meets with the Board on "the Committee's expected final output"; "Discussion included form of output and extension of deadline for completed work" (August). "Progressed to Section 8" (September...

Source: Ledger M042

S9-05 Section 9

Exact quote; fuller context.

Before: "The edits will be sent out to the community for a comment segment expected to last four to six weeks, after which a vote will be scheduled."

After: "After that, and per previous planning, the edits will be sent out to the community for a comment segment expected to last four to six weeks, after which a vote will be scheduled". The same entry adds: "If significant changes are proposed during the comment se...

Source: Ledger M043

S9-06 Section 9

Full quote.

Before: In March and April 2026: "Underway with the BoD meeting twice a month."

After: In March and April 2026: "Underway with the BoD meeting twice a month to complete as soon as possible".

Source: Ledger M (Mar 26, 2026 minutes, p1)

S9-07 Section 9

Fairness: origin of the six-month lease rule.

Before: Dec 18, 2025

After: Oct to Dec 2025On short-term rentals, the Association's lawyer "recommended a potential change to Master Declaration"; the Board tabled the rental policy "until draft of change to Master Declaration (as recommended by our lawyer) can be drafted".Board minutes,...

Source: Ledger M107

S9-08 Section 9

Fairness.

Before: No written answers had been received as of October 18.

After: No written answers to the new questions had been received as of October 18. (The President had answered seven earlier questions from the same member in writing on August 31.)

Source: Ledger M059, M094

S9-09 Section 9

Name the dates; "more than 29" holds only from April 2024.

Before: By the calendar: about 42 months from the first recorded discussion to the vote, and more than 29 months of committee, Board and legal review.

After: By the calendar: about 42 months from the first recorded discussion of a need for updates (April 27, 2023) to the vote, and about 29 months of committee, Board and legal review (April 2024 to October 2026).

Source: Ledger M061, M062

S9-10 Section 9

Fairness: the Board's stated posting practice.

Before: The only Board minutes posted after July 23, 2026 are those of August 27; minutes of the September 10 work session and September 24 meeting, when the final package and vote schedule would have been set, had not been post...

After: The only Board minutes posted after July 23, 2026 are those of August 27. No work-session minutes appear among the posted minutes, and the minutes of the September 24 Board meeting had not been posted as of October 18, 2026. The Board has said its minutes are ...

Source: Ledger M072, M103

S10-01 Section 10

Count.

Before: 34 substantive changes carry no redline markup when the draft is compared with the recorded 2013 Declaration and its four amendments,

After: 50 substantive changes carry no redline markup when the draft is compared with the recorded 2013 Declaration and its four amendments,

Source: WP1

S10-02 Section 10

Exact quote; precise verdict.

Before: "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...

After: "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)...

Source: Ledger M078, M080

S10-03 Section 10

Fairness.

Before: The Board minutes that would show when the final package was approved (September 2026) are not posted.

After: 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.

Source: Ledger M082

S10-04 Section 10

CONTRADICTED ledger sentence removed; exact audit quote.

Before: "Effective August 8, 2025, the Association ended the practice of charging the initial special assessment." (2025 audit, Note 12)The APPI Board minutes of August 28, 2025 record "Decision Deferred until more information c...

After: "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 informatio...

Source: Ledger F053, F054, F055

S10-05 Section 10

Fairness.

Before: and the revised Bylaws let the Board suspend a member's vote (Sections 4 and 6).

After: and the Bylaws, in force and revised, let the Board suspend a member's vote (Sections 4 and 6).

Source: Ledger D (Section 10 row 6)

S10-06 Section 10

Fairness.

Before: The September Board minutes, which would show whether it was discussed, are not posted.

After: 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...

Source: Ledger M093, M094

S10-07 Section 10

Precision and fairness.

Before: Board minutes confirm review by a member committee, the Board, the Architectural Standards Committee and counsel between 2024 and 2026 (Section 9).Accurate. Owners were the one group not given a review period.

After: 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, ...

Source: Ledger M096, M097

S11-01 Section 11

Full cite.

Before: Protect records access in writing: keep the 47F-3-118 right to examine records,

After: Protect records access in writing: keep the N.C.G.S. 47F-3-118 right to examine records,

Source: Ledger L100

S11-02 Section 11

Exact verb.

Before: Keep the Board's own plan: the four-to-six-week member comment period announced in February 2025, before a vote is scheduled,

After: Keep the Board's own plan: the four-to-six-week member comment period recorded in the February 2025 minutes, before a vote is scheduled,

Source: Ledger M099

S11-03 Section 11

Follows from new findings.

Before: Put the bylaws on the same footing: if the Declaration depends on them, owners should see and approve them together.

After: Put the bylaws on the same footing: if the Declaration depends on them, owners should see and approve them together, with a redline measured against the Bylaws now in force. Keep owners' own right to amend the Declaration by majority vote (2013 Article Eleven,...

Source: WP1 Sections 7 and 9

S12-01 Section 12

Updated limits.

Before: The 474 differences were sorted by pattern and spot-checked; every item in Sections 4, 5 and 7 was checked against the redline page itself.

After: In a second check for this version, every difference was sorted, every substantive one was read against the redline page, and every quote from the recorded Declaration was checked against the scanned page. The revised APPI Bylaws were not available for the sec...

Source: Ledger D (Section 12); WP3 Section 6

F-01 Author note

CONTRADICTED by the roll calls; the author confirmed 2021 and 2022 on October 19.

Before: About the author. Craig Lawrance owns [address omitted] and served on the APPOA Board more than two years ago, when this rewrite was already underway.

After: About the author. Craig Lawrance owns [address omitted] and served on the APPOA Board in 2021 and 2022, before the Board's minutes first record this rewrite in 2023.

Source: Ledger M100

F-02 Author note

Sources the text now cites.

Before: and the Board's October 2026 letter to owners.

After: and the Board's October 2026 letter to owners. APPOA Bylaws, recorded Book 410 Page 798, and their 2021 amendment, Book 525 Page 655; APPOA Articles of Incorporation, Book 130 Pages 635 to 640.

Source: WP1 Section 9; WP3 Section 5.11

F-03 Author note

Sources the text now cites.

Before: APPOA Compliance Policy (effective September 30, 2020),

After: APPOA Compliance Policy and Compliance Procedures, GEN 1.1 and GEN 2.1, Members Good Standing Qualifications, GEN 3.2, and Real Estate Rental Property policy, GEN 1.1 (all effective September 30, 2020),

Source: Ledger L084

F-04 Author note

Sources the text cites but v2.7 did not list.

Before: GEN 1.1, Document Request Policy, effective September 25, 2026.

After: GEN 1.1, Document Request Policy, effective September 25, 2026 (as posted September 25 and edited September 29). Promissory Note and Deed of Trust Securing Future Advances, April 16, 2026 (produced in Lawrance v. APPOA, 26CV000142-710). Email correspondence be...

Source: Ledger F058, M101, L099

F-05 Author note

Every statute the text cites.

Before: N.C.G.S. 47F-1-102, 47F-3-107.1, 47F-3-108, 47F-3-115, 47F-3-116, 47F-3-118, 47F-3-121; N.C.G.S. 55A-7-08, 55A-16-02, 55A-16-03.

After: N.C.G.S. 47F-1-102; N.C.G.S. 47F-1-104; N.C.G.S. 47F-2-103; N.C.G.S. 47F-2-117; N.C.G.S. 47F-3-102; N.C.G.S. 47F-3-103; N.C.G.S. 47F-3-104; N.C.G.S. 47F-3-107; N.C.G.S. 47F-3-107.1; N.C.G.S. 47F-3-108; N.C.G.S. 47F-3-112; N.C.G.S. 47F-3-115; N.C.G.S. 47F-3-116...

Source: Ledger L099

P-01 Section 1

The Association reuses policy numbers across categories (several policies are GEN 1.1 or GEN 2.1); name the policy.

Before: Board procedures (GEN 2.1) provide both today, but the Board can rewrite them.

After: The Board's Compliance Procedures (GEN 2.1) provide both today, but the Board can rewrite them.

Source: Master Dump policy files

P-02 Section 1 (records)

Name the policy.

Before: (Board policy GEN 1.1, effective September 25, 2026)

After: (Board policy GEN 1.1, Document Request Policy, effective September 25, 2026)

P-03 Section 5

The quoted sentence continues; period was not in the source.

Before: "shall not apply to APPOA except as expressly incorporated herein." The Board's revised Bylaws

After: "shall not apply to APPOA except as expressly incorporated herein by reference". The Board's revised Bylaws

Source: draft p8 ("...herein by reference, either in whole or in part")

P-04 Section 5

The quoted sentence continues.

Before: lets APPOA "suspend Membership, levy a fine and/or bring legal action."

After: lets APPOA "suspend Membership, levy a fine and/or bring legal action at law or in equity".

Source: draft Article Thirteen enforcement section

P-05 Section 5

Complete the clause; logical punctuation.

Before: for producing for inspection or copying any records," and "[t]he charge

After: for producing for inspection or copying any records provided to the member", and "[t]he charge

Source: N.C.G.S. 55A-16-03(c)

P-06 Section 5

Name the policy; the policy promises an estimate first.

Before: Under GEN 1.1 you state your purpose

After: Under the Document Request Policy you state your purpose, receive a cost estimate

Source: GEN 1.1 ("Members will receive an estimate of cost prior to retrieval"); WP4 T43

P-07 Section 12

The report now cites a 2021 Bylaws amendment, so say what was not searched.

Before: The Register of Deeds index has not yet been searched past 2015. If an amendment was recorded after that, some items above could trace to it.

After: The Register of Deeds index has not yet been searched for amendments to the Declaration recorded after 2015. If one was recorded after that, some items above could trace to it.

P-08 Section 4

As written it read as the Board's final answer; the record is a committee recommendation (fairness: the Board raised the idea).

Before: The Board asked whether owners should get a say above some dollar amount; the answer that came back was no.

After: That was a committee recommendation; the posted minutes do not show what the Board then decided. In fairness, the idea of a resident-approval threshold came from the Board.

Source: Ledger M016; FNC minutes August 25, 2026 (portal record)

P-09 Section 9

The only record on disk gives the question without "and vote before they become permanent"; paraphrase only what it supports.

Before: Asked whether residents may review the committee's 2025 changes and vote before they become permanent, the Board answers:

After: Asked whether the Board will allow residents to review the changes the review committee suggested in 2025, the Board answers:

Source: Ledger M057; portal search record p8 (Friday Forum August 28, 2026)

P-10 Section 10

Same as P-09.

Before: Asked whether residents could review the committee's 2025 changes and vote before they became permanent: "Yes

After: Asked whether the Board will allow residents to review the changes the review committee suggested in 2025: "Yes

Source: Ledger M084

R-01 Opening summary

Fairness: the likeliest cause is a wrong baseline, not concealment.

Before: Read without the recorded 2013 text beside it, each one looks like language owners already live under.

After: Read without the recorded 2013 text beside it, each one looks like language owners already live under. The likeliest explanation is that the redline was measured against an earlier working draft instead of the recorded text. Whatever the cause, owners cannot s...

Source: WP4_Red_Team.md T2, C1; WP1 Section 4

R-02 Opening summary

Fairness: quote the audit's commitment.

Before: the 2012 amenity assessment, payable when each owner sells. The proposal deletes that promise without showing it.

After: the 2012 amenity assessment, payable when each owner sells, and says the Association "will repay" it. The proposal deletes, without showing it, the section of the recorded Declaration that promises that refund.

Source: 2025 audit Note 12; WP4_Red_Team.md T3

R-03 Section 1

Balance (Section 1 listed only costs); less loaded heading.

Before: Paying more to see less: your right to the records This is where the cost and the lost rights meet.

After: What the proposal adds for owners, including a bar on foreclosure until an assessment is 90 days past due and a 75% vote to sell any amenity, is in Section 8. Records: what they cost now, and what protects you after the vote This is where the Board's recor...

Source: WP4_Red_Team.md T4, T15

R-04 Section 1

Label matches the bylaw's words.

Before: Debt against our amenities.

After: Debt against Association property.

Source: WP4_Red_Team.md T5

R-05 Section 1

Precision; 30 days is the statute's default.

Before: Faster. An unpaid bill becomes a lien after 30 days instead of 90.

After: Faster. An unpaid assessment can become a lien after 30 days instead of 90, the earliest point state law allows.

Source: N.C.G.S. 47F-3-116(a); WP4_Red_Team.md T6, C26

R-06 Section 1

Precision.

Before: Lot owners lose the 80% rate on amenity purchase assessments.

After: Lot owners lose the 80% rate on assessments to buy amenities. (The 80% rate on annual assessments for unimproved lots stays.)

Source: Ledger D015; WP4_Red_Team.md T7

R-07 Section 1

The $200 policy is not part of the vote; say what the proposal itself changes.

Before: Affordable access to records. A new Board policy charges at least $200 to pull one document not on the website, paid in advance, with a stated purpose.

After: Records rights. The proposal opts out of N.C.G.S. 47F-3-118, which gives owners a free annual financial statement and lets a majority of owners voting at a meeting require a review or audit. Separately, a Board policy already in effect charges at least $200 to...

Source: N.C.G.S. 47F-3-118(a); GEN 1.1; WP4_Red_Team.md T9

R-08 Section 1

Fairness: the test exists today in the Bylaws.

Before: A "good standing" test ties membership status to dues, liens and amenity suspensions.

After: A "good standing" test, taken nearly word for word from the Bylaws in force, is written into the Declaration, along with a sentence that "Any questions of ownership or Membership shall be determined by the Board of Directors."

Source: Bylaws in force Art. Two; WP4_Red_Team.md T11, C2

R-09 Section 1

Precision and fairness.

Before: Organizing. Political and Board-election flyers in mailboxes and newspaper boxes are banned; "grass roots efforts to organize" are singled out.

After: Organizing. Political and Board-election flyers in mail slots and newspaper boxes are banned by name, "political activism" is added to the solicitation rules, and "grass roots efforts to organize" are excluded from the newspaper-box exception. (The 2013 text a...

Source: draft pp43 to 44; 2013 Pg 783; WP4_Red_Team.md T12

R-10 Section 1

Fairness (estimate, free posted minutes, fee-shifting) and accuracy.

Before: Example: you want to see the loan documents behind the $1,000,000 note, or the minutes of the meeting where the vote schedule was set. Today that costs at least $200 per document request, paid up front, after you explain...

After: Example: you want to see the loan documents behind the $1,000,000 note. Today you state your purpose, receive a cost estimate, and pay at least $200 up front; most requests are answered within ten business days. Minutes already posted on the website cost nothi...

Source: GEN 1.1; N.C.G.S. 55A-16-04(c); WP4_Red_Team.md T16

R-11 Section 1

Unlabeled opinion; the fee is not part of the package.

Before: The point: the package makes it cheaper and easier for the Association to act, through borrowing, faster liens and Board-set voting rules, and more expensive and harder for owners to check what it did.

After: Opinion: together with the $200 records policy already in effect, the package makes it easier for the Association to act, through borrowing, faster liens and Board-set voting rules, and harder for owners to check what it did.

Source: WP4_Red_Team.md top-10 item 4

R-12 Section 1

Heading renamed (R-27).

Before: is in Section 5 under "Picking and choosing state law."

After: is in Section 5 under "Which parts of state law the draft keeps."

R-13 Section 1

Less loaded heading.

Before: How an HOA can take a house in North Carolina

After: How HOA liens and foreclosure work in North Carolina

Source: WP4_Red_Team.md T17

R-14 Section 4

Heading renamed (R-13).

Before: (see "How an HOA can take a house," above)

After: (see "How HOA liens and foreclosure work," above)

R-15 Section 1

The example went beyond the text; fairness.

Before: Example: you winter away, a mailed bill goes to the wrong address, and you miss a payment. Under the proposal, a lien can be on your title 30 days later, with interest and fees growing, and with "dues" now inside the lie...

After: Example: you winter away and miss a payment. Under the proposal, an assessment unpaid for 30 days can become a lien once the Association has mailed you 15 days' notice; the recorded Declaration says 90 days today. Because the covenant now names "dues", the lie...

Source: draft p28; WP4_Red_Team.md T18

R-16 Section 4

Fairness: what the Board disclosed; what was and was not pledged.

Before: They do not record a member vote. And in August 2026,

After: They do not record a member vote. The Board did show owners the loan's terms ($1,000,000, seven years, 6.40% fixed) at the July 21, 2026 quarterly meeting; the slide did not mention collateral. The marina is not one of the real-property parcels pledged in the ...

Source: Ledger M104, F004, F009; second-quarter presentation p14; WP4_Red_Team.md T20, C13

R-17 Section 4

The example went beyond the text.

Before: If twelve owners happen to attend and seven vote yes, millions more can be borrowed against the golf course.

After: Read literally, if twelve members attend that Board meeting and seven vote yes, the bylaw would allow borrowing above $1,000,000 with no upper limit. Whether a bylaw can do that, when APPOA's Articles of Incorporation require the consent of two-thirds of each ...

Source: Revised Bylaws Art. 2 Sec. 2(m); Articles Art. II(d); WP4_Red_Team.md T23

R-18 Section 4

Unlabeled opinion (no repayment plan in the record).

Before: Who pays: debt is repaid from assessments, dues and, if those fall short, special assessments.

After: Who pays (opinion): debt is repaid from the Association's income, which comes mainly from assessments and dues, and if those fall short, from special assessments.

Source: WP4_Red_Team.md T24

R-19 Section 4

Unlabeled opinion; today's rule.

Before: Buyers who plan to rent part of the year will look elsewhere, which can affect what your home is worth.

After: Opinion: buyers who plan to rent part of the year may look elsewhere, which could affect what a home is worth. For the record, the Board's 2020 rental policy says an owner "may rent their property to a tenant" and sets no minimum term; only tenants with a leas...

Source: Real Estate Rental Property policy, GEN 1.1 (2020); WP4_Red_Team.md T25

R-20 Section 4

Context in dollars.

Before: can be budgeted to cover it.

After: can be budgeted to cover it. (Home owners already pay APPI social dues of $267.68 a month whether or not they use the club, under the 2026 Fee Schedule; this change would let the assessment itself, which lot owners also pay, cover APPI spending too.)

Source: 2026 Fee Schedule; WP4_Red_Team.md T27

R-21 Section 4

Accuracy.

Before: Most owners know this as the one-time special assessment paid when Albemarle Plantation owners bought the amenities.

After: Most owners know this as the one-time special assessment paid in 2012, when Albemarle Plantation owners bought the amenities; owners who bought later paid an equal amount at closing, which went to refund the seller.

Source: Ledger F036; WP4_Red_Team.md T28

R-22 Section 4

Ran against the audit, which says the Association will repay.

Before: If the promise goes away, that is the money that would stop going out the door to the people who paid it in.

After: If the written promise goes away, owners would be relying on the audit's statement that the Association "will repay" them, not on the Declaration.

Source: 2025 audit Note 12; WP4_Red_Team.md T29

R-23 Section 4

Stale premise (buyers no longer pay in).

Before: If yes, where is that written? If no, who keeps the money buyers pay in?"

After: If yes, will you put that in the Declaration or a recorded resolution? And where will the money come from: initiation fees, assessments or reserves?"

Source: Ledger F045; WP4_Red_Team.md T33

R-24 Section 4

Misleading comparison; unsupported claim.

Before: A group the Board has "recognized as bona fide" can use the same boxes without asking. The one channel left for owners who disagree with the Board is the one the Board controls.

After: A group the Board has "recognized as bona fide" may use newspaper boxes for other messages without approval, but not for "any type of activism or grass roots efforts to organize." For anything else, the exception is "the explicit written approval of APPOA Boar...

Source: draft p44; WP4_Red_Team.md T35

R-25 Section 4 (table)

Inaccurate label: a renumbering, not a dropped limit.

Before: Board amendment clause kept; the "Section 13.06" limit dropped

After: Board amendment clause kept; cross-reference renumbered (2013 Section 13.06 is now Section 14.06, inside Article Four)

Source: WP1 U21; WP4_Red_Team.md T37, C25

R-26a Section 4 (table)

Relabeled Unclear (opinion): the draft keeps the 60% rejection rule; only voting procedures move (row moved, R-26b).

Before: Special assessment voting procedures handed to the Bylaws26Pg 767Worse

Source: draft p26; WP4_Red_Team.md C7

R-26b Section 4 (table)

Row moved from Worse (R-26a).

Before: Signature block: approved by 67% of "Members eligible to vote"47Pg 787Unclear

After: Signature block: approved by 67% of "Members eligible to vote"47Pg 787Unclear Special assessment budget: the 60% rejection rule stays; voting procedures now follow the Bylaws26Pg 767Unclear

Source: WP4_Red_Team.md C7

R-27 Section 5

Less loaded heading.

Before: Picking and choosing state law

After: Which parts of state law the draft keeps

Source: WP4_Red_Team.md T38

R-28 Section 5

State the fact; let the reader judge.

Before: The record shows the Association choosing which parts of 47F to follow.

After: Since 2013 the recorded Declaration has adopted one 47F rule, the notice method, and said no other part of the Act is adopted unless the Association formally adopts it. The proposal goes further.

Source: 2013 Pg 786; WP4_Red_Team.md T38

R-29 Section 5

Heading renamed (R-27).

Before: See "Picking and choosing state law," below.

After: See "Which parts of state law the draft keeps," below.

R-30 Section 6

Fairness.

Before: Yet the proposed Declaration hands voting eligibility and special assessment voting procedures to those bylaws.

After: Yet the proposed Declaration hands voting eligibility and special assessment voting procedures to those bylaws. (The 60% rejection rule for special assessment budgets stays in the Declaration; only the voting procedures move.)

Source: draft p26; WP4_Red_Team.md T48

R-31 Section 7

Fairness: inherited text.

Before: That section was deleted without markup; Article Eleven, Section 3 is now "Permitted Improvements."

After: That section was deleted without markup; Article Eleven, Section 3 is now "Permitted Improvements." (The cross-reference comes from the recorded First Amendment; deleting the program broke it.)

Source: Ledger D108; WP1 U34; WP4_Red_Team.md C20

R-32 Section 7

New error found by the red team.

Before: the legal name is Albemarle Plantation Property Owners Association, Inc.

After: the legal name is Albemarle Plantation Property Owners Association, Inc. Another stale cross-reference. Article Six, Section 6(a) (pages 25 to 26) still refers to owner categories "as set forth in Section 6(c), below"; Section 6(c) is now headed "Future Amenit...

Source: draft pp25 to 26; WP4_Red_Team.md Section 1.2

R-33 Section 9

The committee was drawn from volunteers; less loaded title.

Before: 9. Three and a half years for the Board, three weeks for owners

After: 9. Three and a half years of preparation, three weeks for owners to decide

Source: WP4_Red_Team.md T51

R-34 Section 9

Fairness.

Before: Estimated time: "up to six months ... (i.e., December 2024)."

After: Estimated time: "up to six months ... (i.e., December 2024)." The plan allowed town hall meetings as an alternative ("and/or").

Source: Ledger M041; WP4_Red_Team.md T55

R-35 Section 9

Fairness: owners' suggestions were recorded as incorporated.

Before: Committee letter posted Mar 14, 2025

After: Committee letter posted Mar 14, 2025 Mar 27, 2025The Board records the input session: "Successful community meeting was held and suggestions incorporated into current recommendations".Board minutes

Source: Ledger M069; APPOA Minutes 20250327 p4; WP4_Red_Team.md T56

R-36 Section 9

Fairness: progress reported to owners.

Before: May 28, 2026

After: Jan 21, 2026The Annual Meeting presentation lists "Began review of updated Declaration and By-Laws" among 2025 accomplishments and "Complete Declaration and By-Laws update" among 2026 goals. Neither slide mentions a comment period.Annual Meeting presentation, ...

Source: Ledger M108; WP4_Red_Team.md C16

R-37 Section 9

The send date of the member's report is not confirmed on disk (a tracker dated August 31 marks it not yet sent).

Before: Aug 31 to Sep 22, 2026

After: Aug to Sep 2026

Source: Ledger M058; WP4_Red_Team.md top-10 item 5

R-38 Section 9

Same as R-37.

Before: Emails, Aug 31 and Sep 22, 2026

After: Emails, August and September 2026

Source: Ledger M058

R-39 Section 10

Precision (earlier questions were answered).

Before: No written answer or comment had reached the member as of October 18, 2026

After: No written answer to these questions had reached the member as of October 18, 2026

Source: Ledger M094; WP4_Red_Team.md top-10 item 5

R-40 Section 10

The committee letter is not on disk; softer verdict.

Before: Not carried out, as far as the posted record shows

After: Depends on what "action" means. The Board finished the text and set the vote before owners saw it; it has not adopted the documents.

Source: Ledger M081, M083; WP4_Red_Team.md top-10 item 9

R-41 Section 10

The question's wording is not confirmed on disk; verdict states only what the record supports.

Before: The committee's recommendations have not been released. The first explanatory session is October 23, the same day voting opens.Did not answer the question asked

After: 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

Source: Ledger M057, M084 to M086; WP4_Red_Team.md top-10 item 9

R-42 Section 10

Less loaded wording.

Before: A pattern of announced steps not carried out, conflicting records and a redline that does not show every change is a reason to slow down.

After: Planned steps not carried out, records that do not line up, and a redline that does not show every change are a reason to slow down.

Source: WP4_Red_Team.md T58

R-43 Section 4 (refund)

The revised APPI Bylaws were not available to check (restore if confirmed).

Before: The word "refund" does not appear anywhere in the proposed Declaration, the revised APPOA Bylaws or the revised APPI Bylaws.

After: The word "refund" does not appear anywhere in the proposed Declaration or the revised APPOA Bylaws.

Source: Ledger D070; WP4_Red_Team.md next-in-line

R-44 Section 9

The February 2025 item is a plan recorded in the minutes, not an announcement.

Before: What owners were told to expect: a "member comment period and/or possible town hall meetings" (June 2024), a "comment segment expected to last four to six weeks" before a vote is scheduled (February 2025), and a chance t...

After: What the record led owners to expect: a "member comment period and/or possible town hall meetings" (Board post, June 2024), a "comment segment expected to last four to six weeks" before a vote is scheduled (Board minutes, February 2025), and a chance to "revie...

Source: Ledger M099; WP4_Red_Team.md Section 1.8

Q-01 Section 4

Referred to a question the text does not ask.

Before: The Board's own minutes answer the first question.

After: The Board's own minutes show what was pledged.

Q-02 Section 5

Commas are not in the source (logical punctuation).

Before: for staff to retrieve any document that is not available on the community website," then "$50.00 per hour or a portion thereof," plus

After: for staff to retrieve any document that is not available on the community website", then "$50.00 per hour or a portion thereof", plus

Source: GEN 1.1

Q-03 Section 9

Consistent with R-44: the February 2025 item is a plan recorded in the minutes.

Before: and what owners were told to expect at the end of it.

After: and what the record led owners to expect at the end of it.

Z-01 Section 5 (47F table)

Re-score against the accepted draft: none of the 13 sections in full, 7 in part, 6 left out; full statute cites; note on N.C.G.S. 47F-3-120.

Before: SectionWhat it doesIn the draft?Who it mainly serves 3-116Liens and collectionYes (cites 3-116(e); copies most of the rest)Both 3-102Association powers: rules, fines, suspensions, feesYes, in substanceAssociation 3-108...

After: SectionWhat it doesIn the draft?Who it mainly serves N.C.G.S. 47F-3-116Liens and collectionPartly: writes in the lien, notice, priority, installment and fines-only rules; leaves out the Board vote on each foreclosure, the notice before attorneys' fees, and m...

Source: WP3_Legal_Crosscheck.md Sections 4.2 and 4.3; owner's decision, October 19, 2026

Z-02 Section 5 (47F callout)

Counts and percentages follow the re-score.

Before: The math: of the 13 sections, the draft includes 2 (15%), includes 4 (31%) only in part, and leaves out 7 (54%). Measured by the draft's own Article One test, which keeps only what is "expressly incorporated herein by r...

After: The math: of the 13 sections, the draft includes none in full. It includes parts of 7 (54%) and leaves out 6 (46%). Measured by the draft's own Article One test, which keeps only what is "expressly incorporated herein by reference," it cites 2 of 13, and only...

Source: WP3_Legal_Crosscheck.md Sections 4.2 and 4.3; owner's decision, October 19, 2026

Z-03 Section 10 (47F row)

Verdict counts follow the re-score; full statute cites.

Before: The draft "incorporates much of NC47F." (Board answer, Friday Forum, August 28, 2026)It copies the 47F tools the Association can use (email notice, the 30-day lien, 18% interest, the political-sign notice) and several li...

After: 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 ...

Source: WP3_Legal_Crosscheck.md Sections 4.2 and 4.3; owner's decision, October 19, 2026

AI-01 Author note

Disclosure matching the website's About page, added at the owner's request.

Before: first record this rewrite in 2023. Corrections are welcome and will be posted with credit at apnc47f.com.

After: first record this rewrite in 2023. This report was written with help from Claude, an AI model made by Anthropic. Corrections are welcome and will be posted with credit at apnc47f.com.

Source: Owner's decision in chat, October 19, 2026

G-01 Byline

Version label.

Before: Published October 20, 2026 - Version 3.0 - apnc47f.com

After: Published October 20, 2026 - Version 3.1 - apnc47f.com

Source: Owner's request

G-02 Callout (stats)

The revised APPI Bylaws (6 pages) were obtained from the Board's shared folder; 14 plus 6 confirms v2.7's 20 pages.

Before: 14pages of APPOA Bylaws owners do not vote on, plus the APPI Bylaws

After: 20pages of bylaws owners do not vote on (14 APPOA, 6 APPI)

Source: Revised APPI Bylaws_2026.pdf (Board's Drive folder, modified October 9, 2026)

G-03 Section 4 (refund)

The revised APPI Bylaws were searched: no "refund".

Before: The word "refund" does not appear anywhere in the proposed Declaration or the revised APPOA Bylaws.

After: The word "refund" does not appear anywhere in the proposed Declaration, the revised APPOA Bylaws or the revised APPI Bylaws.

Source: Revised APPI Bylaws_2026.pdf

G-04 Section 9 (timeline)

Quote exactly: the minutes have a lowercase "lawyers".

Before: "Lawyers reviewing recommendations, BOD to review at next work session."

After: "lawyers reviewing recommendations, BOD to review at next work session."

Source: APPOA Board minutes, July 23, 2026 (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5))

G-05 Section 9 (timeline)

The source writes the range with a dash, which this report does not print; the quote now stops before it and the rest is paraphrased.

Before: "BOD is reviewing with attorney, hoping to share with community in the next 3-4 weeks."

After: "BOD is reviewing with attorney, hoping to share with community" in the next three to four weeks.

Source: APPOA Board minutes, August 27, 2026 (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5))

G-06 Section 9 (timeline)

The notes show the question had two parts; v3.0 had narrowed it to the first because the run's copy lacked the second.

Before: Asked whether the Board will allow residents to review the changes the review committee suggested in 2025, the Board answers: "Yes the board will hold session(s) to explain changes prior to the vote."Friday Forum notes

After: 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, the Board answers: "Yes the board will hold session(s) to explain ch...

Source: Friday Forum notes, August 28, 2026 (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5))

G-07 Section 9 (timeline)

Exact dates from the saved emails (the reply was sent September 21 Eastern time, September 22 UTC).

Before: Aug to Sep 2026

After: Aug 31 to Sep 22, 2026

Source: Email of August 31, 2026 and the President's reply (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5), Gate 3)

G-08 Section 10 (Board statements)

The quote begins mid-sentence with a lowercase "members".

Before: "Members will be able to review final proposed documents prior to the Board taking any action on them." (Committee letter, March 14, 2025)

After: "[M]embers will be able to review final proposed documents prior to the Board taking any action on them." (Committee letter, March 14, 2025)

Source: Committee letter, March 14, 2025 (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5))

G-09 Section 10 (Board statements)

Both parts of the question restored, as in Section 9.

Before: Asked whether the Board will allow residents to review the changes the review committee suggested in 2025: "Yes the board will hold session(s) to explain changes prior to the vote." (Friday Forum, August 28, 2026)

After: 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 ...

Source: Friday Forum notes, August 28, 2026 (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5))

G-10 Section 10 (Board statements)

Quote exactly: capital "The" in the post.

Before: "A Collaborative Process: the proposed revisions have been reviewed

After: "A Collaborative Process: The proposed revisions have been reviewed

Source: Board post, October 8, 2026 (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5))

G-11 Section 12 (limits)

The document is now on hand.

Before: The revised APPI Bylaws were not available for the second check.

After: The revised APPI Bylaws (6 pages) were obtained from the Board's shared folder on October 19, 2026 and searched for the word "refund" (none found); they were not compared line by line with the APPI Bylaws in force.

Source: Revised APPI Bylaws_2026.pdf

R-01 Section 4 (full list)

Withdrawn. A 2021 amendment to the Declaration, recorded but missed by the first check, already set the distance at twenty-five feet. The redline was right to show this text unmarked: it is not a change.

Before: Tree and shrub protection zone widened from 15 to 25 feet37Pg 778Worse

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021); WP1 change U14

R-02 Opening summary

One item withdrawn (R-01).

Before: I found 50 substantive changes that carry no redline markup at all.

After: I found 49 substantive changes that carry no redline markup at all.

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021)

R-03 Opening summary

The withdrawn item was labeled Worse.

Before: By my reading, fifteen of them work against owners.

After: By my reading, fourteen of them work against owners.

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021)

R-04 Callout (stats)

One item withdrawn (R-01).

Before: 50substantive changes with no markup

After: 49substantive changes with no markup

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021)

R-05 Callout (stats)

One item withdrawn (R-01).

Before: 15of those 50 work against owners, by my reading

After: 14of those 49 work against owners, by my reading

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021)

R-06 Opening summary

The tree rule was already in the recorded Declaration as amended in 2021.

Before: Use of your lot: name signs, trees within 25 feet, which dogs you can own.

After: Use of your lot: name signs and which dogs you can own.

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021)

R-07 Section 4 (how the differences sort)

Region B0417 (the tree rule) is explained by the 2021 amendment; the 515 total is unchanged.

Before: 12 are drafting errors or are explained by the markup, 2 show recorded amendment text as if it were new, and 104 are substantive changes that the redline does not show. Those 104, plus one whole section deleted without m...

After: 12 are drafting errors or are explained by the markup, 2 show recorded amendment text as if it were new, 1 matches a 2021 recorded amendment (the tree rule, Book 515 Page 602), and 103 are substantive changes that the redline does not show. Those 103, plus one...

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021); WP1 region B0417

R-08 Section 10 (Board statements)

One item withdrawn (R-01); the 2021 amendment is the fifth recorded amendment.

Before: 50 substantive changes carry no redline markup when the draft is compared with the recorded 2013 Declaration and its four amendments,

After: 49 substantive changes carry no redline markup when the draft is compared with the recorded 2013 Declaration and its five amendments,

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021)

R-09 Section 12 (limits)

The search this limit called for has now been done.

Before: The Register of Deeds index has not yet been searched for amendments to the Declaration recorded after 2015. If one was recorded after that, some items above could trace to it. Until then, read "unmarked" as "not in the ...

After: On October 19, 2026 the Register of Deeds index was searched for documents recorded since 2015 that name the Association. It shows one later amendment to the Declaration, recorded in 2021 (Book 515 Page 602), which set the tree-protection distance at 25 feet; ...

Source: Perquimans County Register of Deeds online index, searched October 19, 2026

R-10 Section 4 (borrowing)

A second Bylaws amendment, recorded in January 2025, was missed; it adds no borrowing power.

Before: The recorded Bylaws (Book 410 Page 798, amended in 2021 only to add committees) say nothing about borrowing.

After: The recorded Bylaws (Book 410 Page 798, amended in 2021 to add committees and in December 2024 to change meeting notice, the list of officers, and how Directors are removed and replaced, Book 567 Page 159) say nothing about borrowing.

Source: Perquimans County Register of Deeds, Book 567 Page 159 (Second Amendment to the Bylaws, Board vote December 19, 2024, recorded January 3, 2025)

R-11 Proposal (what was compared)

The 2024 amendment is part of the Bylaws in force.

Before: compared with the Bylaws now in force (recorded Book 410 Page 798; amended in 2021, Book 525 Page 655)

After: compared with the Bylaws now in force (recorded Book 410 Page 798; amended in 2021, Book 525 Page 655, and in 2024, Book 567 Page 159)

Source: Perquimans County Register of Deeds, Book 567 Page 159 (Second Amendment to the Bylaws, Board vote December 19, 2024, recorded January 3, 2025)

R-12 Section 4 (borrowing)

Cite the recorded deed of trust instead of the copy produced in litigation, and say what it pledges and secures.

Before: The loan documents produced in Lawrance v. APPOA include a "Deed of Trust Securing Future Advances." The Board's own minutes show what was pledged.

After: The deed of trust is a public record (Book 587 Page 627, recorded April 16, 2026). It pledges the golf course, driving range, pro shop and clubhouse, and the swimming pool and pool house. It secures up to $1,000,000 of principal "at any one time", including ne...

Source: Perquimans County Register of Deeds, Book 587 Page 627 (deed of trust, recorded April 16, 2026), pages 1 to 3 and Exhibit A

R-13 Section 7 (Declarant)

The recorded transfer of the Declarant rights, and a gap in the chain that counsel should look at.

Before: consenting to any change to Section 14 (Section 14.06). The 2025 audit (Notes 3 and 9) reports

After: consenting to any change to Section 14 (Section 14.06). In March 2025, Albemarle Plantation Holdings II, LLC, saying it "is the sole Declarant", assigned "all of its rights, powers, and responsibilities as Declarant" to Albemarle Preserve, LLC, a company forme...

Source: Perquimans County Register of Deeds, Book 569 Page 508 (Assignment of Declarant Rights, March 12, 2025); NC Secretary of State records for Albemarle Plantation Holdings LLC (SOSID 1104166), Albemarle Plantation Holdings II LLC (SOSID 1128554) and Albemarle Preserve, LLC (SOSID 2852184), checked October 19, 2026

R-17 Section 5 (amendment power)

The 2021 amendment, found October 19, 2026, was also made under the Board's clause (Article 11, Section 5), and its notary certificate uses the same words.

Before: The four recorded amendments of 2013 and 2015 each recite that they were made under the Board's clause, signed by an officer "by authority duly given by the Board of Directors"; none recites a member vote.

After: The four recorded amendments of 2013 and 2015, and the 2021 amendment (Book 515 Page 602), each recite that they were made under the Board's clause, signed by an officer "by authority duly given by the Board of Directors"; none recites a member vote.

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021), pages 1 and 2

R-18 What was compared

The comparison used these four; the 2021 amendment, found October 19, 2026, is named here so the list of recorded amendments is complete.

Before: plus the four amendments recorded since: Book 419 Page 808 (2013), Book 422 Page 236 (2013), Book 443 Page 113 (2015), and Book 443 Page 420 (2015).

After: plus the four amendments recorded since: Book 419 Page 808 (2013), Book 422 Page 236 (2013), Book 443 Page 113 (2015), and Book 443 Page 420 (2015). A fifth, recorded in 2021 (Book 515 Page 602), was found later; it changes only the tree rule (Section 12).

Source: Perquimans County Register of Deeds, Book 515 Page 602 (amendment made February 25, 2021, recorded April 9, 2021)

R-19 Section 9 (opening)

Quote exactly: the post prints these words as a capitalized heading, as Section 10 already quotes them (G-10). Found when the claims were checked again against the saved post.

Before: The Board's notice calls this "a collaborative process" reviewed "by multiple committees and groups, as well as legal counsel."

After: The Board's notice calls this "A Collaborative Process" reviewed "by multiple committees and groups, as well as legal counsel."

Source: Board post, October 8, 2026 (Owner's portal documents and emails gathered October 19, 2026 (claude.ai session record, Gate 5))

R-14 Sources list

Sources for R-01 to R-13.

Before: Book 443 Page 113; Book 443 Page 420. APPOA and Subsidiaries

After: Book 443 Page 113; Book 443 Page 420; Book 515 Page 602 (2021 amendment); Book 569 Page 508 (assignment of Declarant rights, 2025); Book 587 Page 627 (deed of trust, 2026). APPOA and Subsidiaries

Source: Perquimans County Register of Deeds

R-15 Sources list

Source for R-10 and R-11.

Before: APPOA Bylaws, recorded Book 410 Page 798, and their 2021 amendment, Book 525 Page 655;

After: APPOA Bylaws, recorded Book 410 Page 798, and their amendments of 2021, Book 525 Page 655, and 2024, Book 567 Page 159;

Source: Perquimans County Register of Deeds, Book 567 Page 159 (Second Amendment to the Bylaws, Board vote December 19, 2024, recorded January 3, 2025)

R-16 Sources list

The deed of trust is now cited to the public record (R-14); the Secretary of State records support S4-05 and R-13.

Before: Promissory Note and Deed of Trust Securing Future Advances, April 16, 2026 (produced in Lawrance v. APPOA, 26CV000142-710).

After: Promissory Note, April 16, 2026 (produced in Lawrance v. APPOA, 26CV000142-710). NC Secretary of State business records for APPOA, Albemarle Plantation Holdings, LLC, Albemarle Plantation Holdings II, LLC and Albemarle Preserve, LLC, checked October 19, 2026.

Source: NC Secretary of State online records

AI-02 Author note

Attribution made generic at the owner's request; he uses LLMs from more than one developer. Replaces the wording added as AI-01.

Before: first record this rewrite in 2023. This report was written with help from Claude, an AI model made by Anthropic. Corrections are welcome and will be posted with credit at apnc47f.com.

After: first record this rewrite in 2023. This report was written with help from agentic systems built on large language models (LLMs) from more than one developer. The author is responsible for its content. Corrections are welcome and will be posted with credit at apnc47f.com.

Source: Owner's decision in chat, October 19, 2026