Transparency Portal

Governing Documents

These summaries explain, in everyday language, the documents that govern our neighborhood. Each one is a summary written to help you understand — it is not the legal text and it is not legal advice. Where a summary and an original document ever disagree, the original document is what counts. Each summary links to the full original document so you can read it yourself.

1. Articles of Incorporation — what the Association legally is

   Filed with the Texas Secretary of State, August 2007 (File No. 800854218).

   This is the document that created the Association as a Texas non-profit corporation. What it means for you:

   • The Association exists to maintain the neighborhood, enforce the deed restrictions, and handle assessments — nothing more.
   • It's run by a board of directors (originally three; the number can be increased by changing the Bylaws).
   • Every homeowner is a voting member. The developer once held extra votes (“Class B”), but that control ended years ago — today every lot is one equal vote.
   • Changing the Articles takes the agreement of two-thirds of the entire membership. (This is different from changing the deed restrictions — see the Declaration below.)

   Read the Articles of Incorporation (PDF)

2. Bylaws — how the Association runs day to day

   Adopted August 2007.

   The Bylaws are the operating manual: meetings, the board, officers, and money. The parts most worth knowing:

   • Meetings & quorum. The annual meeting happens on the Association's anniversary date. The quorum to do business is one-tenth (10%) of the votes — a low bar, which means a small group present can act, and also means showing up matters.
   • The board works for the members. Members can remove a director, with or without cause, by a majority vote. Directors aren't paid.
   • Officers. A President and Vice-President (both directors), a Secretary, and a Treasurer. The Treasurer is responsible for the budget and an annual income-and-expense statement.
   • Your records are open. The Articles, Bylaws, and deed restrictions, and the Association's books and records, are open to member inspection during reasonable business hours.
   • Late assessments. Unpaid assessments more than 30 days late carry 10% annual interest, and the Association can sue or foreclose, adding interest, costs, and attorney's fees.
   • Changing the Bylaws takes a majority of a quorum of members.

   Read the Bylaws (PDF)

3. Declaration of Covenants, Conditions & Restrictions (the “deed restrictions”) — the rules we all live under

   Recorded in Harris County, March 2008.

   This is the big one — the rules that run with the land and bind every lot. It covers two things: what you can and can't do with your property, and how the Association is funded.

   The use rules (21 of them), in brief: single-family homes only; the Architectural Control Committee must approve exterior construction or changes before you start; minimum home size 1,200 sq ft; setback, fence (no chain-link; 6-ft wood privacy fencing), sign, antenna, roofing, and vehicle-storage rules; keep your lot maintained (if you don't, after written notice the Association can remedy it and bill you). The full list and exact wording are in the recorded document.

   The money rules:

   • Every lot owes an annual assessment, which is a lien on the lot and a personal debt of the owner.
   • The assessment started at a maximum of $225/lot and can rise up to 10% per year without a vote; a larger increase needs two-thirds of the members.
   • Unpaid more than 30 days: 10% annual interest, and the Association can sue or foreclose, adding interest, costs, and attorney's fees.

   The part that matters most for our future: the deed restrictions can be amended by the owners of at least 75% of the lots (until the covenants' first long-term renewal). In other words — the homeowners themselves, not the board, hold the power to rewrite these rules. (Texas law may set a different threshold in some cases; that's a question for the Association's attorney.)

   Read the recorded Declaration (PDF)

4. Recorded Resolutions — four board policies

   Recorded in Harris County, January 2012.

   The board formally recorded four standing policies:

   • Collection (delinquency) policy. A step-by-step process for unpaid assessments — reminder, delinquency notice, lien notice, lien, final notice, then transfer to the attorney — with fees added at each step. This is the process behind the collection costs you'll see explained in the finances section.
   • Records production policy. How a homeowner can request Association records (certified-mail request to the management address), the timelines, and a cost schedule ($0.10/page; labor and overhead only apply to requests over 50 pages). Personal information about other owners is withheld.
   • Records retention policy. How long records are kept: the founding documents — permanently; financial books and records — 7 years; current owners' account records — 5 years; meeting minutes — 7 years. (Worth knowing when records are requested: these are the periods the Association is supposed to keep things.)
   • Payment plan policy. Owners may pay off a balance in up to three monthly installments, with a setup fee and per-payment fees.

   Read the recorded Resolutions (PDF)

5. Management Certificate — who manages the Association, and the fees at sale

   Recorded in Harris County, September 2024.

   A short recorded document that names the management company and the fees charged when a home changes hands. What it means for you:

   • The Association is managed by ACMI (Williams ACMI Ventures, LP), at 12603 Louetta Rd., Suite 101, Cypress, TX.
   • Fees when a property transfers: Transfer Fee $250, Resale Certificate $275, Refinance $150, Quote $13 each. (Working Capital Assessment: $0.)

   Read the recorded Management Certificate (PDF)

6. Fee Schedules — what the management company and the attorney charge

   Management fees: ACMI fee amendment, effective Jan 2024 (executed Oct 2023). Attorney fees: O'Neal Law Firm 2025–2026 schedule.

   These two schedules set what the Association is billed. Most collection charges are rebilled to the delinquent owner, not paid out of everyone's assessments — but they shape the numbers you'll see in the finances section.

   Management company (ACMI), key items: a monthly base management fee (currently in the $450/month range, plus a per-lot component); per-collection-notice $17.50; lien notice/release $40 each; payment-plan setup $20 plus $5 per payment; attorney referral $15/account; newsletters, special mailings, tax-return preparation, and meeting/court time billed separately.

   Attorney (O'Neal), key items: collection demand letters $200–$225 plus costs; foreclosure lawsuit through judgment $2,500; deed-restriction demand letters $135–$145; deed-restriction lawsuit prep $750; hourly work $250/hour. Collection attorney fees are deferred — not billed until money is actually collected.

   Read the ACMI Management Fee Amendment (PDF)

   Read the Attorney Fee Schedule — O'Neal Law Firm (PDF)

Every summary above is a plain-language explanation for understanding only. The original documents are the operative text. If you believe a summary is inaccurate or unclear, tell us — these summaries are meant to be corrected in the open. Contact the directors.

The Finances

The year-end statements behind these figures — the Association's monthly Balance Sheets and Income Statements — are posted in full so any homeowner can check the summary against the source. They sit behind a homeowner sign-in: the records are the members' own, opened to them, while the wider public stays out. Every statement is machine-checked to contain no individual homeowner's name or address — only community-level totals.

View the financial statements (homeowner sign-in).

Where the Money Goes

This section explains, in everyday language, where the Association's money comes from and where it goes. Every figure here is a community-level total taken from the Association's own year-end financial statements, and reconciles to their printed totals. No individual homeowner's information appears anywhere — by design. This is a summary for understanding, not a substitute for the records themselves; the year-end statements these numbers come from are available to homeowners in the homeowner section, with personal information removed. If you think anything here is wrong, tell us — this is meant to be corrected in the open.

Where the money comes from

Almost all of it is the annual assessment every lot pays — about $25,000 a year. The rest is smaller: collection and legal fees recovered from delinquent owners, a little interest, and the occasional transfer fee when a home changes hands. Total income has run between roughly $28,000 and $38,500 a year.

Where the money goes

About 96 cents of every dollar the Association spends goes to four things:

• Management — the management company (ACMI) that runs the Association day to day.
• Insurance — the Association's liability and directors-and-officers coverage.
• Landscaping — the common-area grounds (vendor: We Groom Grass).
• Legal — mostly collection work (the attorney, O'Neal Law Firm).

All figures are rounded to the nearest dollar. Because each column is rounded on its own, a row's Net may look $1 off from Income minus Expenses — the original statements reconcile to the penny.

The four categories, year by year:

A few things the numbers show

These are facts from the statements, for you to weigh — not conclusions.

• What the Association keeps each year has shrunk. It used to finish the year about $6,000–$11,000 ahead. In 2024 and 2025 it finished about $640 ahead — both years. The change came from the expense side: spending rose while income drifted down.
• Management cost rose as the pie shrank. What the Association pays the management company went from about $15,700 in 2018 to about $18,700 in 2025, while total income fell from about $31,700 to about $28,100 — a larger amount out of a smaller total.
• The savings earn almost nothing. The Association holds roughly $124,000 in cash (as of May 2026), about $76,000 of it in a reserve account paying around 0.26%. Comparable savings rates in 2023–2025 were roughly 4–5%, which works out to an estimated $2,800–$3,600 a year in interest the reserve didn't earn.

Collections — the aggregate picture

Unpaid assessments here are few and small. At any given time, somewhere between 1 and 13 lots out of 129 were behind, and the unpaid dues themselves never exceeded about $1,550 at any single point.

On top of those small unpaid-dues balances sits a much larger layer of collection and legal fees. Over the eight years, about $36,300 in collection and legal charges were billed — roughly $24,100 to the management company and $12,300 to the attorney. In every year, those accumulated fees were the majority — about two-thirds to three-quarters — of each overdue balance. (These fees are charged to and recovered from the delinquent owners, not paid out of everyone's assessments.)

¹ “Genuinely overdue” means balances more than 90 days past due. The Association's newer report format adds the next year's freshly-billed assessment into a headline total, which makes 2024 and 2025 look far larger ($18,986 and $14,791); the over-90 figures above are the real overdue amounts.

Items the records don't fully explain

Putting everything in plain sight means showing the open questions too — not as accusations, simply as things the records don't describe on their face:

• A $595 “Other Admin.” charge in October 2024, with no description.
• A standing $300 “Miscellaneous Charges” credit that has sat on the books since 2024, not tied to any owner and unexplained.
• Transfer (capitalization) fees that ran $700–$1,500 a year through 2023, then read $0 in 2024 and 2025 — unclear whether that reflects no qualifying home sales or a fee that stopped being charged.

Every figure above is drawn from the Association's own year-end financial statements and reconciles to their printed totals. This is a plain-language summary for understanding; the source statements (with personal information removed) are the record. If you believe something here is inaccurate, tell us. Contact the directors.