HI NEIGHBORS!

At the Annual Homeowners Meeting held at the Community Center on April 29, 2025, several homeowners expressed concerns regarding the amount of the monthly assessment and inquired about the financial condition of the HOA. We are pleased to report that the financial position of the HOA is STRONG.

Unaudited financial statements as of December 31, 2024, are now available on the official North Shore website: northshoreatlakeharthoa.com.

Operating Fund

The Operating Fund accounts for the majority of your annual assessment (approximately 78%) and is used to cover the day-to-day operations of the HOA. These operating expenses include:

• Landscaping and maintenance of common areas (e.g., mowing, trimming, irrigation, and plant replacement)
• Upkeep of all community amenities: the community center, gates, tennis and basketball courts, softball field, green spaces, playground, dog park, Lake Hart walkout and observation deck, sidewalks, and swimming pool
• Maintenance of HOA-owned retention ponds
• Payroll for on-site management staff
• Utilities for all amenities and more than 400 streetlights across the eight neighborhoods
• Insurance coverage (including property and liability)
• Legal expenses for contract review, collections, foreclosures, and other legal matters

The Operating Fund is healthy. As of December 31, 2024, the fund reported retained earnings of approximately $1,442,000. Of this amount:

• $450,000 has been designated by the Board (despite dissenting votes from Directors Kurt Kuhl and Greg Mathison) for self-insurance coverage of the Lake Hart walkout and observation deck, the playground canopy and the gazebo roof, for which property damage insurance is no longer available. This allocation also provides for hurricane and other emergency-related damage not covered by insurance.
• $30,000 has been designated by previous boards for amenity improvement planning.
• $25,000 is earmarked for swale remediation and maintenance.
• $100,000 remains from an eminent domain settlement with Orange County and is available for asset acquisition.
• $388,000, equivalent to two months of assessments, is maintained as working capital to manage uneven expense timing and delinquent payments.

After these allocations, approximately $450,000 remains available in retained earnings for unexpected expenses or future asset purchases.

Importantly, the HOA carries NO DEBT.

Reserve Fund

The remaining 22% of your annual assessment is directed to the Reserve Fund, which is used for the long-term refurbishment and replacement of HOA-owned assets, including community amenities.

This fund ensures that:

Major projects—such as repaving more than seven miles of HOA-owned streets—can be completed without requiring special assessments.
– Amenity replacements and upgrades (e.g., pool renovation, playground equipment) are fully funded.
– Infrastructure replacements (e.g., gates, bridges, decks) are planned and funded as needed.

In recent years:
– The playground is being refurbished in 2025, excluding only the swing set frame.
– In 2020–2021, the pedestrian bridge and Lake Hart observation deck were completely rebuilt at a cost of approximately $250,000—funded entirely by the Reserve Fund.
– Future replacements of mechanical and electronic gate components will be fully funded.

As of December 31, 2024, the Reserve Fund held over $3,000,000.

Earlier boards prioritized keeping assessments low, sometimes at the expense of proper reserve funding. Since 2017, the Board made up of several different volunteers over the years, under the leadership of Dave Gordon, has made sure that all prior Reserve Fund shortages have been corrected and has ensured that updated Reserve Studies are conducted regularly and that all Reserve Fund needs are maintained exactly according to Reserve Study recommendations.

The Reserve Fund is HEALTHY.

Our community typically holds board director elections annually during the HOA’s annual meeting. Each director serves a three-year term, with terms staggered so that no more than two seats are up for election each year. This system ensures continuity on the Board.

However, this year’s election has been delayed due to a pending court decision that may significantly affect how we proceed. Depending on the outcome, we may hold an election for the usual two seats or possibly for all five seats.

How Did We Get Here?

Here’s a summary of the events leading to the current situation:

• 2020 DBPR Protest by Lynn Sanford and Others:
  In 2020, homeowner Lynn Sanford and four others filed a protest with the Florida Department of Business and Professional Regulation (DBPR), claiming that the 2019 election should have included all five board seats. Although an arbitrator disagreed with their argument, he still ordered a five-seat election. When the HOA did not comply, the same homeowners filed a lawsuit to enforce the arbitrator’s ruling. The Board believed the ruling was legally flawed and chose to challenge it in court. That case was recently settled.
• 2023 DBPR Protest by Miriam Burtoff:
  In 2023, homeowner Miriam Burtoff filed another protest with the DBPR, also seeking a five-seat election. She had been disqualified from running due to a conflict of interest since her husband, attorney Bruce Burtoff, has filed multiple lawsuits against the HOA. Serving on the Board would have required her to make decisions on those legal matters. The arbitrator referenced the previous 2020 ruling and again ordered a five-seat election, even though at the time of the ruling the earlier case was still unresolved in court. Miriam Burtoff then filed a lawsuit to compel the HOA to follow the arbitrator’s order. A judge ruled in her favor, stating he would not “second-guess” the DBPR’s authority. The HOA has filed an Appeal of the judge’s decision, arguing that the court should evaluate the case based on its legal merits, which it didn’t do when it simply relied on what we believe is a flawed DBPR decision.

What’s Next?

We are currently awaiting the Appeal Court’s decision. This ruling will determine whether we proceed with a two-seat election or a full five-seat election.

The judge that ruled we should follow the DBPR’s Order to have a five-seat election issued a Stay (meaning don’t do anything until the Appeal Court rules) of his own order. In the stay order he stated that holding an election before the Appeal Court rules could result in “confusion and harm”. Once the Appeal Court’s decision is finalized, we will communicate the next steps to all homeowners.

Thank you for your continued patience as we work through this important matter.

As one of the most frequently used amenities in our community, the playground is getting a fresh new look—and we can’t wait until residents can enjoy it.

Back in April we completed Stage 1, which involved sanding and painting the swing set structure, as well as the posts for the awnings and gazebo. We also added 4 new bucket swings and 2 new toddler swings. These upgrades, by the way, were funded through NSLH’s reserve fund, no special assessments required!

Stage 2 of this project will include the replacement of other pieces of equipment like the slide and other playground components. The ground cover for the area will also be changed. Expect a completely new, fresher look. We are working diligently to have this project completed before the end of the year.

As part of our ongoing commitment to enhancing community amenities, we’re also pleased to announce that one of the existing tennis courts will be converted into a pickleball court, hopefully before the end of the year. Pickleball has become a fast-growing and inclusive sport, and we’re excited to offer this new option for residents of all ages.

Another one of our priorities as it pertains to amenities is to clear the social room to make it available as soon as possible for homeowners’ use. We expect this to happen before the end of the year as well. The room is being temporarily used as storage for dozens of boxes of official documents going back more than a decade that are being sorted and organized to determine what needs to be kept as we are required by law to keep some documents for seven years. As we go through this process, the documents that are not needed are shredded and the ones we need to keep are being moved to a storage unit rented for this purpose. This is our second storage unit, as we had retained another one earlier to keep bulky maintenance equipment, including our utility vehicle. Kudos to HOA manager Laurie Bihailo for her focus and dedication to complete this project and make the social room available again for community gatherings. 

As a reminder, this is an amenities-rich community and we strive to keep every single one of them in pristine conditions for your enjoyment. In addition to the amenities referenced above we are proud to offer:

• A baseball field
• A pool
• A fully equipped fitness center
• A beautiful observation deck overlooking Lake Hart
• Dozens of ponds throughout the neighborhood
• Electronic gates for enhanced safety
• A dog park
• And miles of private roads, sidewalks and paths for safe walking, jogging, and biking

Thank you for your continued support as we work to keep North Shore at Lake Hart not just beautiful, but a place where families and neighbors thrive. 

We’re pleased to share some positive news that points to a turning point for our community. North Shore at Lake Hart HOA has recently successfully settled four lawsuits, some of which have been going on for multiple years.

While the terms of the settlements are confidential, the outcome represents a significant step forward. These legal matters have consumed substantial time, energy, and HOA funds. These are resources that could be better used to maintain and enhance our beautiful neighborhood. Legal fees are not only costly but often divert attention from the real work of building a stronger, more connected community.

By reaching these resolutions, we are moving in the right direction to focus on what truly matters: keeping North Shore a safe, well-maintained, and welcoming place for all residents. This is a victory for the entire community and a testament to the Board’s commitment to acting in the best interests of homeowners.

Thank you to all residents for your patience and understanding throughout this process. We know these legal disputes have, at times, created frustration. While we still have open suits outstanding, this is a big step to moving forward with renewed focus on shared goals and continued improvements.

As always, we encourage respectful dialogue, community engagement and collaboration. Together, we can ensure North Shore remains not just a place to live, but a beautiful, natural and peaceful oasis we call home. 

We’re excited to welcome two new additions to the North Shore HOA team! Under the leadership of HOA Manager Laurie Bihailo, Eve Liberus joins us as Compliance Specialist, and Anthony Romero steps into the role of Porter. Both are eager to serve our community and support every resident.

Eve succeeds Tanner, who recently moved out of state to pursue a new professional opportunity. We wish him all the best in his next chapter.

Please join us in giving Eve and Anthony a warm North Shore welcome! We recently spoke with them to get to know them better. Here is what they shared:

Eve Liberus 

• What do you enjoy most about your job?
  “I enjoy being part of the effort to keep the community looking great and running smoothly. It’s fulfilling to help create an environment where everyone can take pride in their surroundings and enjoy a sense of order and peace.”
• What should residents know about your role?
  “My role is to help uphold the community’s standards by addressing concerns, guiding residents through the process of staying within guidelines, and ensuring that everyone enjoys a well-maintained and respectful environment. It’s about building a strong, beautiful community together, not just enforcing rules.”
• What do you enjoy doing outside of work?
  “I love spending time in nature; it helps me recharge. I also enjoy reading and making memories with my kids. Whether it’s a park day, a fun outing, or a quiet evening with books and laughter, I treasure those moments.”
• What are three things on your bucket list?
  “I’d love to try jet skiing. Overcoming that fear would be a big win! Hang gliding is also on the list; the thought of soaring through the sky is both exciting and freeing. And one day, I hope to go mountain hiking and take some incredible views (hopefully without running into any wildlife surprises!)”

Anthony Romero, Maintenance Porter

• What do you enjoy most about your job?
  “What I enjoy most about my job is having the chance to make a difference in the community and being a part of an amazing team.”
• What should the residents know about your role?
  “My role as a maintenance porter is removing debris, reporting hazards, maintaining lighting and cleanliness. I help make sure walkways and common areas are safe for everyone. If I notice any damage, safety concerns, or maintenance needs beyond my scope, I report them quickly so they can be promptly addressed.”

• What do you enjoy doing outside of work?
  “I enjoy spending time with my family and friends. I also enjoy working on cars and watching movies.”

• What are three things on your bucket list?
  “That’s easy! I want to get my skydiving license, rebuild a 1970 dodge charger and live my life with no regrets.”

Living in an HOA community means we all agree to follow a shared set of standards to keep our neighborhood looking beautiful, safe, and enjoyable for everyone. A violation occurs when a homeowner, resident, or guest does not follow the community’s Covenants, Conditions, and Restrictions (CC&Rs), or other HOA rules, regulations, or policies.

These guidelines aren’t meant to be strict or punitive. They exist to promote harmony, protect property values, and help maintain a clean, well-cared-for environment of which we all can be proud.

Common Examples of Violations

• Trash bins left out after collection day
• Overgrown grass or neglected landscaping (e.g., weeds in turf or flowerbeds)
• Exterior changes (like painting) made without HOA approval
• Parking in prohibited areas
• Items stored in plain view (e.g., tools, toys, bulk trash)
• Holiday decorations left up too long
• Mechanical equipment (e.g., AC units, pool pumps) not properly concealed
• Dirty or stained exterior surfaces, sidewalks, or driveways
• Low-hanging or dead tree limbs or branches

Understanding the Violation Process

Violations generally fall into two categories: maintenance violations and nuisance violations.

Maintenance Violations

These are issues that may take time or effort to correct, such as maintenance or aesthetic improvements.

Examples:

• Unmaintained landscaping
• Weeds in turf or flowerbeds
• Faded or peeling paint on houses
• Dirty or stained driveways and sidewalks
• Missing concealment panels or dead shrubs
• Minor exterior repairs or touch-ups

Process:

• Violation Notice: Is issued with a 14-day compliance window.
• Hearing Notice: If you have not corrected the violation prior to the hearing, a fine may be imposed. Issuance of the hearing notice will result in a $35 administrative fee charged to your account. 

Nuisance Violations

These are typically minor issues that can be corrected the same day or within a couple of days at the most, helping maintain curb appeal and community order.

Examples:

• Overgrown lawns in need of immediate mowing
• Trash cans left in view after pickup
• Garden hoses left out in front of the garage or on the lawn
• Toys, bikes, or sports equipment stored in front of the home
• Yard tools or bulk items left out
• Temporary signs or banners displayed without approval

Process:

You will receive a hearing notice indicating a potential fine in response to the violation. If you have not corrected the violation prior to the hearing, a fine may be imposed. Issuance of the hearing notice will result in a $35 administrative fee charged to your account.

Need Help?

We understand that life can get busy. Our goal is always to resolve violations quickly and fairly—while keeping our neighborhood looking its best.

If you receive a notice and have questions, need clarification, or would like help understanding the rules, please contact the HOA office. We’re here to support you—and to help keep our community a great place to call home.

By Laurie Bihailo, Community Manager

Homeowners Association (HOA) board meetings are essential to the health and functioning of our community. While these gatherings are primarily for Board members to conduct HOA business, they also give residents the opportunity to raise concerns, share ideas, and help shape the future of the neighborhood. While it’s natural for discussions to get passionate, especially when opinions differ, it’s vital that we maintain a standard of decorum and mutual respect.

Unfortunately, recent meetings have included instances of yelling, personal attacks, and threatening body language. These behaviors have not only disrupted the meetings but have also caused some residents to feel unsafe. No one should ever feel intimidated while participating in community matters.

Let’s be clear: we are legally required to hold these meetings, and we encourage open, honest dialogue. However, that dialogue must happen in a civil and respectful manner. Comments and questions are restricted by Florida statutes to items on the agenda, so please adhere to it. Disagreements are part of any community, but how we handle them reflects who we are and the kind of neighborhood we want to live in. 

Our shared goal is to keep our community beautiful, safe, and welcoming. That starts with respectful communication. Everyone deserves to be heard and to be able to speak without fear of being shouted down or confronted aggressively.

If disruptive behavior continues, we may be forced to take steps we would rather avoid, including removing unruly individuals from meetings and curtailing some community privileges. This is not about silencing voices; it’s about ensuring a productive and safe environment for all.

Let’s work together to make our meetings places where ideas can be exchanged freely, where everyone feels heard, and where our shared commitment to this community is reflected in our actions and words.

Thank you for helping make our neighborhood the kind of place we’re all proud to call home.