How a single shed in a Florida backyard triggered a flurry of HOA lawsuits costing local homeowners thousands
It's a lot of money — $1,400 per household.
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'It's insane to ask people to pay that,' resident Ken Christensen told ABC Action News. 'We have lives besides our mortgage payments. I personally have a son in hockey. There are people with kids in college.'
Unlike regular HOA dues, special assessments are meant to be one-time fees designed to cover unexpected expenses.
But this one follows another special assessment that the Stonebriar Improvement Association levied last year to the tune of $35,000, or $595 per household,
The situation has caused anger to erupt in the once-peaceful East Lake community of 59 single-family homes.
'When we all got the letter that showed why this assessment was necessary, people really reacted,' resident Dorothy King said.
What has residents at odds is the rationale. The board is raising the money to pay its legal fees in a long legal battle with one resident: John Siamas.
As with so many battles, it started over something seemingly small.
It all began in 2020 when Siamas installed what he describes as a small "plastic, snap-together shed" in his backyard. The HOA board said the structure violates a rule prohibiting outbuildings in Stonebriar, and is suing Siamas over the matter, demanding he take it down.
'He put up a shed and the covenants indicated no sheds — and the board nicely asked him to remove it. He said no,' resident John Papa said. 'One thing after another, now we've got a lawsuit on our hands.'
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For his part, Siamas says he told the Stonebriar Improvement Association board about his plan to install a shed, and the board never rejected it. Mind you, they didn't agree to it, either.
Now Siamas has escalated an already tense situation with the board by attempting to trademark the HOA's name: Stonebriar Improvement Association, Inc.
'I think it's foolish,' Papa said. 'Why would he do it?'
Many residents counter that the HOA's costly legal battles are foolish.
The trademark case will cost an estimated $425 per hour over 141 hours through to November 2026. Former Stonebriar HOA president Stephen King says the trademark battle is unnecessary as the Stonebriar Improvement Association has served the community well for 33 years without having a trademarked name.
Meanwhile, Siamas has filed federal complaints against HOA president Gayle Zelcs over the board's trademark challenge, saying she and the board are trying to ruin him financially and force him to 'sell his home' and move out of Stonebriar.
For his part, Christensen agrees that the board and its president are causing unnecessary financial hardship in a battle he describes as 'nonsense.' He wants things to return to normal.
'It's a good family neighborhood,' he said. 'It used to be peaceful, no drama.'
Living in an HOA-governed community comes with financial responsibilities that can go well beyond monthly dues.
Special assessments for out-of-budget anomalies like legal fees, structural repairs or emergencies can cost homeowners thousands of dollars, often with little warning.
Unlike traditional emergency expenses (like a car repair or medical bill), HOA assessments may be non-negotiable and time-sensitive, with tight payment deadlines and legal consequences for nonpayment.
While you can't avoid them altogether, there are things you can do to ensure you're prepared:
Budget for the unexpected. Plan for financial risks by building a designated HOA emergency reserve in addition to your general emergency fund. Many HOAs set aside 25 to 40% of their monthly dues for reserves to avoid sudden assessments.
For individual homeowners planning, that translates to $2,000 to $5,000, ideally.
To estimate what you'll need, review your HOA's budget, reserve studies (which outline anticipated expenditures) and minutes to understand upcoming projects and potential liabilities.
If you see any red flags — lawsuits, aging buildings, vague expense reports — increase your reserve savings accordingly.
Review governing documents early. If you're in the market for a condominium, understand the rules for special assessments before buying. For example, Florida law requires at least 14 days' notice before forming a special assessment meeting.
Push for transparency. Attend meetings, demand clear breakdowns of fees and question exorbitant or unusual costs — like $82,000 in trademark legal expenses.
Build community alliances. Get to know your neighbors and understand their concerns and questions. When you're in a unified front, it's easier to vote in new board members, renegotiate payment terms or challenge unfair assessments.
Know your rights. Condominium boards can't always apply unlimited assessments without owner approval. HOAs may face similar constraints depending on the state law and bylaws they're subject to. If board actions seem suspect, seek legal counsel.
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This article provides information only and should not be construed as advice. It is provided without warranty of any kind.
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