Villa Grande Homeowner's Association · 2026 Board election
Open meetings. Posted minutes. One set of rules for every home.
I'm Dan Pasker, a Brittia Lane homeowner since 2023, and I'm asking for your vote for the Board of Directors.
The dates in the record come from my written request, the Board's emails, and the public court file.
Sample ballot line
99 daysfrom an owner's written request on July 1, 2026 until the minutes of this year's Board meetings were visible to owners on the portal.
What I will do
Seven commitments, each tied to a rule we already have
None of this needs a new covenant. It is in our Bylaws, our Declaration, and North Carolina law today.
Minutes on the portal within 14 days of every Board meeting
Owners should be able to read what the Board decided while it still matters.
Bylaws 9.2 · N.C. Gen. Stat. 47F-3-118
Notice of every Board meeting, with time for owners to speak
The Bylaws call for regular Board meetings at least quarterly and a chance for owners to attend and address the Board. I will ask that every meeting be announced to all owners in advance.
Bylaws 4.6(a) · N.C. Gen. Stat. 47F-3-108(b)
Decisions made at a meeting or by signed consent, and written down
If the Board decides something between meetings, every director signs it and it goes in the record.
Bylaws 4.7
The same rules applied the same way to every home
A short written enforcement policy that owners can read: what gets a courtesy letter, what gets a hearing, and how long each step takes.
Declaration Article XI · N.C. Gen. Stat. 47F-3-107.1
A clear architectural review process
A complete application, a recorded committee vote, and a written answer with reasons, for every request.
Declaration 9.1 · Bylaws 7.3
Covenant changes only with the full text in your hands 30 days ahead
Each proposed amendment sent to every owner in final form, and voted on separately.
Declaration 11.4 · Bylaws 3.4
Money you can follow
Monthly financial statements visible to owners as they are produced, and the budget explained in plain terms before the ratification vote.
N.C. Gen. Stat. 47F-3-103(c) and 47F-3-118
The record
Why I am running
In July I asked the Association in writing for its Board minutes and financial records. The dates below come from my written request, the Board's emails, and the public court file, Pitt County Superior Court No. 26CV006542-730.
- I sent a written request for Board minutes, financial statements, and other records, asking the Association to produce each record or say in writing that it does not exist.
- The Board replied that the records were on the portal:
This includes budgets, financial statements, current board meeting minutes, and association documents.
- The Board wrote again:
Meeting minutes for the current elected board are maintained by the managing agent and are reasonably available to all owners in the CAMS portal.
On July 30 and July 31 the portal held no minutes of any 2026 Board meeting. - I filed an application asking the court to order the records produced. I represented myself.
- A lawyer for the Board sent me an officer's affidavit stating that the website contained links to
Board meeting minutes from January 2026 to present,
asked me to dismiss the case, and said the Association would otherwise seek sanctions and attorney's fees. - The minutes of the Board's meetings from February through August were made visible to owners. That was 99 days after my request and 66 days after I filed.
- The court denied the Association's motion to dismiss the case.
- The Association's Answer admitted that the 2026 Board minutes were not visible to owners on the portal on July 30 and July 31.
- A director stated under oath that the Board met seven times in 2026 through October 12, that it has no other 2026 minutes, and that the current Board has not received or located minutes of any Board meeting from May 2023 through December 2025. Of the August affidavit, he swore:
the Board was under the impression that the 2026 Board minutes were available to owners on the portal.
- With most of the records and sworn answers in hand, I filed a notice dismissing the case.
One more thing the court file shows
- The Board held a telephone meeting the evening before the owners' meeting. Its minutes say the directors discussed the President's resignation and how to fill her position, and that each director
voted yes
to a replacement,contingent on
his agreeing to accept. - The Board held the owners' meeting by Zoom. The Board's minutes of that meeting do not mention a resignation, a vacancy, or a new director.
- Owners were first notified that the President had resigned and that a replacement had been appointed.
- The September 29 minutes were not in the 2026 Meeting Minutes folder on the owner portal. They became public on November 12 as an exhibit in the court file.
Every item above can be checked against the court file, which is public. I will post corrections here if anyone shows me a date or quote that is wrong.
About me
A neighbor who reads the documents
Home
My wife, Jamie, and I bought our home on Brittia Lane in 2023. We live here with our two dogs and plan to stay.
In the neighborhood
I have served on the Architectural Review Committee since it was formed in February 2026, and I ran for the Board in the first owner election in 2025.
At work
I am the chief operating officer of an aviation asset trading company. My days are contracts, compliance, vendors, and records, which is most of what a Board does.
Fair questions
What neighbors have asked
Why did you take the Association to court?
I asked for the records in writing for a month first. I was told they were on the portal, and they were not. A court application is the tool the statute gives an owner when that happens. The minutes were posted after I filed.
Did the case cost owners money?
At the September 30 owners' meeting, the Association's lawyer told owners that the insurance company had retained counsel and that there was no current risk of a homeowner assessment for attorney's fees.
I paid my own filing and service costs and asked for no damages. I do not know what the Association has spent. That is a fair question to ask the Board.
Are you running against the volunteers on the Board?
No. The directors are unpaid neighbors who took over an association that the developer ran for years with very few records. I am running because I think the fix is simple and I am willing to do the work: hold noticed meetings, write down decisions, and post them.
What about decisions that involve your own street?
Since August 2026 I have stepped aside from any committee vote that involves a home next to mine, and I will do the same on the Board.
What would you do in the first 90 days?
Propose a meeting calendar for the year, a 14-day rule for posting minutes, and a one-page enforcement policy, and put all three to a Board vote at a meeting owners can attend.
How to vote
Watch for your ballot from CAMS
The Association's managing agent will send the ballot and the annual meeting notice. I will post the meeting date here as soon as it is announced. If you have a question before you vote, write to me and I will answer it.
- Watch for the ballot and the annual meeting notice from CAMS.
- Questions first? Write to me and I will answer.