VOTE YES. MAIL THE BALLOT.

HOW TO VOTE1. Mark YES next to each name: James Orr, Larry Karp, Manu Sethi, Rachael Tharp.2. Fold the secret ballot and seal it in the secret-ballot envelope.3. Put that sealed envelope inside the return envelope. Put a stamp on it.4. Mail it yourself. Do not leave it at the front desk. It must ARRIVE by noon, Monday, Nov 2.NEVER GOT YOUR BALLOT?Tell us with the contact form at the bottom of this page. Give your unit number and check “I did not receive my official ballot.” Do not send a photo of the ballot.

OWNERS ZOOM · EVERY WEDNESDAY 6:00 PM PacificQuestions about the ballot, the books, or the building. Join the homeowners group.

Not a board meeting. Owners only.

WHAT THIS ISSigned recall petitions were received by the Association on August 25, 2026. That started the clock. The Association mailed the official secret ballots. The letter in the packet is dated October 7, 2026. Owners started receiving them October 9. The Association hired The Ballot Box, an independent election firm, to process the removal election. The packet names The Ballot Box as inspector of election.

HOW THIS VOTE WORKSThis is a recall. A recall is a vote to remove sitting board members. The Association already mailed the official secret ballot. This website cannot print one. One vote per unit, for each name. Mark YES to remove James Orr, Larry Karp, Manu Sethi, and Rachael Tharp. Mark NO to keep that director. Ryan Merkling is not on this ballot. You fill it out. You mail it back in the envelopes that came with it. Put a stamp on the return envelope. Do not leave it at the front desk. Do not give it to the sitting board. Do not give it to us. Mailed ballots must be received by noon, Monday, November 2, 2026. They open and count them Tuesday, November 3, 2026, at 6:00 pm in the social room at 322 Karen Ave. The only in-person window is that night, 6:00 to 6:15. To remove a director, YES has to be at least 35 percent of all voting units and a majority of the votes cast on that name. Both. 35 percent of 318 units is 111.3, so the legal floor is 112 YES. Our target is 113 YES, for one vote of cushion. A unit that does not send it back does not count as a YES. 318 units. Read each pair below. Red is what they left in the building. Green is what a new board does.If the official ballot has not shown up, call (725) 765-4709 or email [email protected] with the unit number. Do not send a photo of the ballot.

THE SOCIAL ROOMRedone while ballots were out.Between Oct 12 and Oct 19, while ballots were out, the social room was redone. A brand-new pool table replaced the ping-pong table, and new leather chairs replaced the dining chairs. Owners have not been shown a meeting, a vote, or a cost. Who approved it? What did it cost? Which account paid? Why couldn't it wait until after Nov 3?

Before, Oct 12, 2026: ping-pong table by the windows.

After, Oct 19, 2026 (still from an owner video): pool table by the windows.

Before, Oct 12, 2026: dining chairs at the marble tables.

After, Oct 19, 2026 (still from an owner video): leather chairs at the marble tables.

TIMELINEAug 25, 2026: Recall petitions delivered.Sept 1: Written records demand.Oct 5, 10, 14 and 19: Written notices to the board.Oct 19: Notice to the manager.State filings: in progress.No full answer yet.

WHERE’S THE 2027 BUDGET?Owners have not received a 2027 budget.When will it be mailed? Will dues go up? How much goes to reserves?

BALLOT MAILING QUESTIONSWhich mailing list was used to send the ballots?Did it include every owner of record?How many ballots came back undeliverable?

WHAT WENT WRONGThe State already came. They stayed.Nevada Real Estate Division (NRED), the 2023 State case. Tony Rector was removed and banned from Nevada HOA boards for 10 years. James Orr, Larry Karp, and Manu Sethi signed the December 2024 settlement. They waived the right to contest. Then they stayed. The complaint was the books. After they signed, the same pattern kept running.

WHAT CHANGESFinish the State case in public.Treat the 2023 State case as unfinished work. Finish the corrections. Put the books where owners can see them. Stop giving buyers and lenders a reason to discount this address.

The company that holds the books is still here.Pinnacle ran this building when the State wrote it up. This board kept them. Before that file and after it, a bill can still become a check the old way. Two people sign. The money leaves. Nobody in the building has to say the work is there. Owners have asked whether the on-site staff hold the required community manager licenses. We’ve asked Pinnacle to show them. The financials on BuildingLink, the owners’ portal, came down after August 25, 2026.

• See who still has the books

WHAT WENT WRONG$610 an hour. $20,000 budget. About $208,000 spent.February 12, 2024. James Orr as president. Larry Karp already treasurer. They hired Brownstein Hyatt Farber Schreck at $610 an hour for “general advice” on NRS 116, plus whatever came next. 2024 legal was budgeted at $20,000. Year-end actual was about $208,000. Same firm later appeared on the State case. The invoices have not been produced to owners.

WHAT CHANGESPublish the engagement, the rate, and the invoices.Legal stays on the budget unless owners can see the work.

WHAT WENT WRONGAudits still not done.On April 6, 2026 management wrote that the 2023 and 2024 audits were still “in progress” and on hold until after May 1 for tax season. It is October. Owners still do not have them.

WHAT CHANGESA new board finishes the audits and puts current numbers in every resale packet.

WHAT WENT WRONGThe reserve study is about four years old.Nevada requires a reserve study and updates. This study is about four years old. A stale study plus spending that does not match it is how an Association wakes up short.Starting 2027, Fannie Mae and Freddie Mac require 15% of assessment income into reserves, or a current study the board actually funds. Our study is from 2022.

WHAT CHANGESOrder a current reserve study.Match spending to the study. Stop treating reserve like spare checking.

WHAT WENT WRONGNext year’s budget is being built off the agenda.At the August 2026 meeting, Treasurer Larry Karp said the 2027 budget had not been started. He said it would be done “next month” with Sandra Watkins and an engineer known as KK. No open board work session.

WHAT CHANGESBuild the budget in open session.Licensed management. Line items owners can see before they pay.

WHAT WENT WRONGOwners asked for the books. They still do not have them.September 1, 2026 owners sent a written demand for electronic copies under NRS 116.31175. September 10 management wrote that the request was received and “the information will be provided.” Nevada’s 21-day clock on financials, budgets, and the reserve study started September 1. That package was due around September 22. A folder of monthly packets arrived September 28. It is incomplete. The general ledger, the check register, the bank recs, the payroll file, the minutes, and the final audits still are not in it.

WHAT CHANGESA new board posts current books and answers records requests on time.

WHAT WENT WRONG$506,412.34 to Javier Valentino LLC.$506,412.34 to Javier Valentino LLC, 14 checks, May–Dec 2025. 13 of those checks, $501,912.34, came from the reserve account. Was the work done, and where is the paper? The invoices, bids, checks, and who signed them still have not been produced. The file that shows how this money left the building is still closed.

WHAT CHANGESOpen the file. Get a full accounting.A new board produces every invoice, every check, every bid, and every approval. Get a full accounting. Publish what was paid and who signed it.

WHAT WENT WRONGThey said no assessments. Your bill still went up.The treasurer said there have been no assessments for 30+ months. Dues still increased. Owners now get a separate annual sewer bill that used to sit inside the dues. Different word. Same money out of the unit.

WHAT CHANGESOne honest budget.If a cost moved, say so. If dues go up, show the line.

WHAT WENT WRONGThey kept the seats by acclamation.Three nomination forms came in for three open seats — the incumbents' own. The Oct 22, 2025 board minutes note the candidates were 'duly elected via acclimation.' Nine days later, about 25 homeowners told Sandra Watkins they never received nomination forms.

WHAT CHANGESMail nomination notices and ballots to every owner of record, not just the email list.A new board does not fill seats by acclamation when owners say the forms never arrived.

WHAT WENT WRONGVotes owners never saw?Owners can ask whether Association business was decided by email, outside an open meeting, and ratified later. On October 7, 2026, the board announced it had appointed a director to fill a seat. The announcement names no meeting, agenda, notice, or minutes. Where are the minutes of that vote?

WHAT CHANGESAgenda first. Owners speak. Then the vote.If it spends owner money or sets Association policy, it goes on a published agenda first. Why are votes taken by email and only written into the minutes afterward?

WHAT WENT WRONGEast paid about $210,000 for a campus kitchen.East still wrote about $210,000 in checks for an outdoor kitchen and BBQ. The Master association, the shared association for both towers, never approved it in an open meeting.West sent a cease-and-desist. The work did not stop.A manager at Prime, the company that used to manage the shared campus, later wrote that the email vote was never ratified. Prime said clean it up or they leave. Then they left.

WHAT CHANGESNo more email votes on owner money.Agenda first. Owners speak. Then the vote. If it is not in the minutes, it did not happen.A new board opens the file — contracts, bids, change orders, what was paid, and which account it hit. East stops writing checks on a campus project with no open Master vote.After the recall, East replaces its two Master directors. Then East owners can see how their Master seats vote.

WHAT WENT WRONGWho is the licensed community manager for this building?Sandra Watkins signs as office manager. Routine decisions get routed through the management company and, too often, to association counsel — at association expense.

WHAT CHANGESLicensed management that answers.Records that go out on time. An election the sitting board and the on-site desk do not handle.

WHAT WENT WRONGNo real owner committees. The work stays in a closed room.This Association has not run standing owner committees for finance, building, security, grounds, communications, or rules.

WHAT CHANGESStand the committees up.Finance and budget first. Building and security next. Publish the charges. Invite owners who know the work.

WHY THE YES VOTE IS THE VALUE VOTEA buyer’s lender pulls the Association packet. Unfinished audits, a four-year-old reserve study, a State case on sitting directors, and a board that votes in private are red flags. Fewer financed buyers is how values get stuck. No one can promise a price. What will a buyer’s lender make of this record?Vote YES to remove James Orr, Larry Karp, Manu Sethi, and Rachael Tharp. Mail the ballot yourself. It has to be received by noon, November 2. Tell another owner on your floor. 113 YES is our target.

CONTACT THE OWNERS GROUP
(725) 765-4709
Wednesday Zoom · 6 PM Pacific · ttehomeownersgroup.org/zoom

Need information, or your official ballot never showed up. We reply. Nothing posts public. Do not mail us the ballot. Mail the official ballot back yourself. It has to be received by noon, Monday, November 2, 2026.

THE STATE FILEThe 2023 State case
Nevada Real Estate Division
This is not our opinion. This is what Nevada put in writing.Nevada opened the case. Tony Rector was removed from the board and banned from Nevada HOA boards for 10 years. James Orr, Larry Karp, and Manu Sethi signed the December 2024 settlement. They waived the right to contest the complaint. Then they stayed.Same year Nevada opened the case, legal was budgeted at $20,000. The books show about $208,000 spent. Owners paid it. The invoices have not been produced to owners, so we do not claim every dollar was the State case. The Association also paid the Division $5,707.52 of owner money to close that file. They settled. They paid. They did not clean it up.The same problems are still sitting there through 2026. That leftover mess is still a liability on this Association. That is why the card says NO CLEANUP. STILL CONTINUES.These are the 11 items from the State file.1. Commingling Association funds
The State’s audit and investigation said Association money was mixed across accounts. Operating money and other Association money were not kept clean. The board later told the State they “reversed” it. Reversing a mix after the State shows up is not the same as running clean books.2. Missing and omitted cash and financial records
The Division said cash records were missing or left out. You cannot follow owner money if the paper trail is incomplete. Owners asked for the books again in September 2026. They still do not have them.3. 2020–2021 CPA audits left in draft and not finished on time
Nevada said the 2020 and 2021 audits were still in draft and late. A draft audit is not a finished audit. A draft in a resale packet is a red flag for lenders. Current finished audits are still the problem.4. Petty cash with no real controls
The State said petty cash had no real controls and no real documentation. Cash without paper cannot be checked by owners. They later told the State they killed petty cash and went to Venmo. That does not fix the years it ran loose.5. 50+ checks with only one signature
The Division sampled 2021 and 2022 and found more than 50 Association checks with only one signature. Two signatures exist for a reason. One pen on owner money is how a 318-unit tower gets sloppy.6. Unadjusted and inaccurate budgets
The State’s audit said budgets were unadjusted and inaccurate. If the budget is wrong going in, the year is wrong coming out. That is still how this board builds a year.7. Excessive board expenses and reimbursements
The Division’s file started with board expenses and reimbursements that did not match what was approved. Every reimbursement should match an approval owners can see. The same people who signed the settlement are still writing the rules on spend.8. Missing minutes and vendor bids
The State’s records findings included Association records that were not where they were supposed to be. Minutes and bids are how owners see who got paid and why. If the paper is missing, the spend is missing.9. Funds sitting over FDIC limits
Association cash was sitting over insured limits. That is basic custody of owner money. They later told the State they moved funds into sweep accounts. The point is it was not handled until the State was already in the building.10. Board members delinquent on assessments
The State’s complaint lists delinquent assessments by board members. Which directors were behind, by how much, and are they current now?11. Failure of ordinary care over Association money
Nevada charged a failure of ordinary care under NRS 116.3103. That is the short version of the whole file. They were supposed to watch the money. The State said they did not.They signed. They paid. They stayed. They did not finish the job.Paying the Division $5,707.52 did not wipe the mess and it did not wipe the liability. Because they kept operating the same way through 2026, the Association still has exposure sitting there right now. Cleanup means stop the bleeding. Then fix the books.VOTE YES. MAIL THE BALLOT YOURSELF.

WHAT WENT WRONGA signed check is not a stop.Pinnacle Community Association Management has been paid to run this building for more than a decade. Frankie Stevenson owns that company. She holds the supervising community-manager license. She is not in the building.Pinnacle was the management company when Nevada opened the 2023 State case. That file is already on the charges page. The directors settled. They stayed. They kept Pinnacle.Before the State wrote this board up, and after, a bill can still become a check the old way. An invoice comes in. Two people sign. The money leaves. Nobody has to attach the contract. Nobody has to attach the meeting where owners could speak. Nobody in the building has to say the work is actually there. If any of that is missing, the bill should die. It does not. There is no record of who looked, who said yes, or who was allowed to say no. The State already wrote this board up for the books and the controls. That payment path was never rebuilt. Management did not install a stop. Same company. Owners have asked whether the on-site staff hold the required community manager licenses. We’ve asked Pinnacle to show them. Who on site has the job of refusing a payment that is missing its paperwork?Systems that already do this are in use at other buildings. Strongroom is one. The bill sits in the system. The work has to be confirmed. Two board people approve it on their own login. If the work step is missing, it can still be rejected after those signatures, and the person rejecting has to type why. Every click has a name and a time. This board and this company kept paper and a signature. They are still operating that way.After recall petitions were delivered on August 25, 2026, the financial files owners could open on BuildingLink came down. BuildingLink is the owners’ portal. Packages, valet, front desk, messages. Governing documents stayed up. The financials did not. No memo. No post. No email telling owners where they went or how to get them.

WHAT CHANGESThe check does not exist until the steps are done.Vote. Then the new board makes management fix it, or management goes. A licensed manager in the building confirms the work. The contract and the open meeting are attached. Two board approvals, each on their own login. A last step that can still say no. No payment outside that system. Owners can see who approved it and who rejected it.We do not have to invent the tool. It already exists. The new board turns it on and confirms a licensed manager for the building to use it. Two signatures on a check did not stop the money that already left. That is the Valentino card already on the recall page.