Laguna Audubon II Master Association

9 flags identified. Top 3 shown below. Get the full list.

• High

  Critical financial disclosures missing from packet

  No pro forma operating budget, no reserve study, no reserve funding percentage, no current monthly dues amount, no insurance summary, and no pending litigation disclosure is in this packet. The buyer cannot evaluate dues amount, reserve health, or special-assessment risk from what was provided. Approximately 8 of 10 required Civil Code §4525 disclosure categories are absent.

  Civil Code §4525 categories not present in submitted documents.

• High

  Documented storm-water flooding on King Eider and Chickadee - HOA disclaims liability

  The Association's own Storm Water Run-Off policy describes severe drainage damage during the December 2010 storms along the east-side uphill slope, specifically homes on King Eider and Chickadee. Undersized 3" PVC drains, silt-blocked inlets, and overwhelmed v-ditches caused flooding. The HOA disclaims responsibility under California's natural flow doctrine and explicitly recommends owners purchase separate flood insurance or Back-up of Sewers and Drains coverage. Standard homeowners insurance excludes flood perils.

  Storm Water Run-Off policy (post-December 2010).

• High

  Stale Civil Code cross-references throughout CC&Rs

  The 2010 CC&Rs cite Civil Code sections that were renumbered when the Davis-Stirling Act was reorganized effective January 1, 2014 (e.g., §1365 became the §§5300/5500 series; §1366 became §§5650/5725). The 2020 Collection Policy correctly uses current numbering, but the CC&Rs and Bylaws have not been conformed. The current statute controls, but buyers should expect interpretive friction when the CC&Rs and applicable law cite different section numbers.

  CC&Rs Art. VI §17; Art. XVII; Art. XX §4 (all referencing pre-2014 Civil Code numbering).

• "This community has 10 sub-neighborhoods, and 5 of them are condo projects with their own separate HOAs on top of the master association. If we're looking at a condo, you'll be paying two sets of dues plus a third charge to the Aliso Viejo Community Association, so we need to get all three budgets before you commit."
• "The HOA's own flood policy - written after the 2010 storms - says homeowners on King Eider and Chickadee need to buy separate flood insurance because standard homeowners insurance doesn't cover this. If the property is near those streets, I want to pull any prior water claims before we close."

Full brief includes 5 verbatim talking points, each sourced to a specific document and page number.

The standard packet contains only governing documents. Request the following before removing contingencies:

• Current pro forma operating budget and reserve study for Laguna Audubon II (§5300; §5570)
• Reserve funded percentage - no reserve study is present; special assessment risk is unknown
• Insurance certificates: master policy, D&O, fidelity, and flood coverage status (§5300(b)(9))
• Aliso Viejo Community Association governing documents, budget, and reserve study
• Sub-association governing documents, budget, and reserve study if the property is in one of the 5 condo projects
• Pending or threatened litigation disclosure (§5300(b)(8))
• Most recent 12 months of Board meeting minutes (§4950)
• Current regular assessment dollar amount and any pending special assessments
• Architectural compliance file for the specific lot (proof of approval for any non-original exterior feature)
• Confirmation of current managing agent (three different firms named across documents)