Ladera Ranch Maintenance Corporation (LARMAC)

California Civil Code §5300(b)(8) requires HOAs to disclose pending litigation in their annual disclosure package. LARMAC's November 4, 2025 disclosure lists six matters:

• High

  Castellina Neighborhood Corp. v. LARMAC - breach of CC&Rs and fiduciary duty

  Filed October 30, 2023. Castellina (a sub-association within Covenant Hills) alleges the Covenant Hills special benefit area assessment is unfair as applied. Claims: breach of CC&Rs, breach of implied covenant of good faith, breach of fiduciary duty, negligence, and declaratory relief. Seeks injunctive and declaratory relief, monetary damages, punitive damages, and attorneys' fees. Trial was set for December 15, 2025.

  OC Superior Court Case No. 30-2023-01360256-CU-BC-NJC. Tendered to insurance carrier.

• Medium

  Quaid v. OCFA et al. (incl. LARMAC) - slip and fall at Fire Station 58

  Filed June 2023; LARMAC added as defendant December 2023. Alleged slip and fall on August 4, 2022 at the grass and sidewalk near Fire Station 58, 58 Station Way, Ladera Ranch. Seeks general damages, medical expenses, costs. Jury trial scheduled February 23, 2026.

  OC Superior Court Case No. 30-2023-01332308-CU-PO-WJC. Tendered to insurance carrier.

• Medium

  LARMAC v. Davis - CC&R enforcement, default judgment entered

  Filed April 17, 2024. LARMAC sued homeowner Nicole Davis for breach of governing documents and sought injunctive relief to compel compliance. Defendant did not respond; default judgment has been entered. LARMAC is continuing to enforce the judgment.

  OC Superior Court Case No. 30-2024-01394175-CU-CO-CJC.

• Medium

  Beseau v. LARMAC - personal injury, shower bench at LARMAC facility

  Filed July 18, 2024. Plaintiffs allege personal injury from a shower bench failure at a LARMAC-maintained facility. LARMAC cross-complained against the bench manufacturer (Bobrick). Jury trial scheduled June 29, 2026.

  OC Superior Court Case No. 30-2024-01412435-CU-PO-CJC. Tendered to insurance carrier.

• Medium

  Polanco v. LARMAC - premises liability, sidewalk fall, filed October 2025

  Filed October 13, 2025. Plaintiff alleges fall on April 9, 2025 near De Leon/Baudin after stepping into hard-packed soil in the grassy strip between curb and sidewalk. Causes of action: premises liability, negligence-failure to warn, and negligent undertaking. As of the disclosure date LARMAC had not yet filed a responsive pleading.

  OC Superior Court Case No. 30-2025-01518624-CU-PO-CJC. Tendered to insurance carrier.

• Medium

  Sachetto v. LARMAC - clubhouse trip and fall, filed October 2025

  Filed October 21, 2025. Plaintiffs allege a minor tripped and fell over a rug at the Flintridge Clubhouse on June 21, 2011. Claims: general negligence and premises liability. Seeks lost wages, medical expenses, damages, and loss of earning capacity. As of the disclosure date LARMAC had not yet filed a responsive pleading.

  OC Superior Court Case No. 30-2025-01520613-CU-PO-CJC. Tendered to insurance carrier.

Top findings from the Community Guidelines and disclosure documents. Get the full list.

• High

  Short-term rental status is unknown - CC&Rs not provided

  The Community Guidelines define a tenant as "anyone in possession of all or part of a Member's residence in exchange for any sort of consideration" but set no minimum lease term and say nothing about Airbnb, VRBO, or short-term rentals. The CC&Rs that may contain rental restrictions are not in this packet. Buyers relying on STR income must obtain and read the full CC&Rs before removing contingencies.

  Community Guidelines, p. 3; CC&Rs Article II Sections 2.4 and 2.5 not provided.

• High

  90-day delinquency can cut off gate access, internet, and facility reservations

  Owners 90+ days delinquent on assessments lose the right to reserve facilities, may have existing reservations cancelled, and - in Covenant Hills - have their gate transponders deactivated. The HOA can also suspend COX internet service and LaderaLife.com access. These consequences kick in before any lien or foreclosure step.

  Community Guidelines, pp. 25, 27, 29, 36.

• High

  LARCS transfer fee charged on every home sale - amount not stated

  LARCS (Ladera Ranch Community Services) is a separate corporation funded by a community enhancement fee charged on every home sale. LARMAC is the sole member of LARCS and governs it through a "Mutual Benefit Agreement." The fee amount is not stated in the Community Guidelines and must be confirmed with your escrow officer before you can evaluate total transaction costs.

  Community Guidelines, p. 1.

• Medium

  Covenant Hills carries materially heavier obligations

  Buyers inside the Covenant Hills gates face: transponder fees for gate access, a requirement to hire and pay for additional gate attendants (4-hour minimum) for any party with more than 20 vehicles, stricter sign rules (Exhibit A specification, no brochure boxes), access-card paperwork for each tenant, and gate transponder deactivation for delinquency. Covenant Hills sub-association governing documents are not in this packet.

  Community Guidelines, pp. 28-34.

• "This is a master association called LARMAC, plus there is a separate community-services entity, LARCS, that charges a transfer fee on every Ladera Ranch home sale. Ask your escrow officer to confirm the current LARCS community enhancement fee before we finalize numbers."
• "If you are looking inside the Covenant Hills gates, you take on extra obligations: gate access paperwork, transponder fees, and a requirement to hire and pay for additional gate attendants if you ever host a party with more than 20 vehicles."
• "The Community Guidelines say nothing about minimum lease terms or short-term rentals. If your plan involves Airbnb or VRBO, we need to read the actual CC&Rs before we waive contingencies."
• "If you fall 90 days behind on assessments, the HOA can suspend your access cards, your gate transponder if you are in Covenant Hills, your COX internet service, and any clubhouse reservations on the books - before any lien or foreclosure step."

Full brief includes 5 verbatim talking points with page citations.

The reviewed packet contained only the Community Guidelines and litigation disclosure. Request the following before removing contingencies:

• Recorded CC&Rs in full, including Article II Sections 2.4 (vehicles) and 2.5 (animals) (§4525(a)(1))
• Bylaws and Articles of Incorporation for both LARMAC and LARCS
• Mutual Benefit Agreement between LARMAC and LARCS
• Current LARCS community enhancement (transfer) fee amount
• Any Supplemental Declaration covering the specific sub-area or village
• Sub-association governing documents if the property is within Covenant Hills or another sub-association
• Current Fee and Fine Schedule (referenced throughout the Guidelines; not provided)
• Current annual operating budget and regular assessment amount (§4525(a)(4))
• Reserve study and reserve funding disclosure (§4525(a)(4); §5570)
• Insurance summary / master policy declarations (§4525(a)(6))
• Most recent 12 months of Board meeting minutes (§4525(a)(11))
• Current collection policy and internal dispute resolution procedure
• Short-term rental policy or any CC&R rental amendment