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DAILY BLOG by Mark (Feb 2026 – current)
HOA Reserve Study
Mark vs HOA Lawsuit
Mark vs City of Maryland Heights
Mark vs Smiths Lawsuit

15 Condos for sale - we saw this coming years ago... and the Board allowed it to happen, their negligence and poor decisions have caused this situation.

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Nearly 60% monthly dues increases 2025, 2026

2026_Dues
dues

March 28, 2026
Expect More of the Same...

For those of you who joined me at the Candidates Forum three years ago, I explained why I was running for the Board. I warned that things in Autumn Lakes would get worse before they got better. This is what I meant: our HOA reserves are depleted, our roofs have reached the end of their useful lives, and our sports courts are a mess. Our lakes and shores are dying, we have lost the use of our deck grills and wood-burning fireplaces, and we spend more on lawn care and snow removal than on building repairs. Meanwhile, our dues have doubled in just two years. This is the direct result of the Board’s leadership over the last many years. If you want a different result, you cannot keep casting the same vote. Same Board, same behavior, same results. The next election is May 20 at 7pm.

March 16, 2026

Dear Autumn Lakes Residents,

I am writing to provide you with an important update regarding the ongoing lawsuit filed against me by Charlotte and John Smith. As a former member of the Board of Trustees and a whistleblower, I believe it is essential for our community to understand the nature of these legal proceedings and how they may affect all of us.

Summary of the Case The lawsuit filed by the Smiths stems entirely from my participation in HOA governance. The claims against me involve statements I made regarding the administration of our association, financial transparency, and community management.

I have filed two primary legal responses to these claims:

  1. * Motion to Dismiss: I have asked the court to dismiss the case because the claims lack the specific factual evidence required by law to support a case for defamation.

  2. * Special Motion to Dismiss (Anti-SLAPP): I have filed a motion under Missouri’s "Anti-SLAPP" law. This law is designed to protect citizens from being sued for speaking out on matters of public concern—such as the management of a homeowners association. This motion asserts that my communications were protected speech regarding the governance of our community.

New Motion to Join Autumn Lakes Association Because the matters in this lawsuit pertain strictly to HOA business and my actions as a Trustee and concerned member, I have filed a motion to join the Autumn Lakes Association into the case. As a former Trustee, the association has a legal obligation to represent and defend me for actions related to community service.

It is also important to clarify that, legally, the Plaintiffs cannot broker realty transactions within Autumn Lakes (refer to our Indentures, Covenants, Bylaws), and therefore any communications regarding those specific matters are considered legally invalid in this context.

Why You Should Attend Tonight’s Meeting There is an HOA Board Meeting tonight. I encourage all residents to attend, especially those who currently have condos for sale. My motion to join the HOA into my legal defense is a necessary step to ensure our community’s governing documents are upheld. However, please be aware that active litigation involving the Association can sometimes impact a buyer's ability to obtain financing for condo purchases.

If you have concerns about how this litigation or the Association's involvement might affect your property or the community at large, tonight’s meeting is the appropriate venue to seek answers.

Sincerely,

Mark Gavan

Condo Owner

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Autumn Lakes Spring Newsletter
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AL Lawsuit
fukfarkas

February 22, 2026
Anonymous Message

I just drove through Autumn Lakes to see my house from the back side. I saw the banners on the suv near the front and snapped a photo to come take a look.I am one of the residences that just had the long-standing (often not-standing) privacy fence removed from our backyard. When I enquired about repairing their fence, they said they had no plans to repair the fence. Then out of the blue on a Friday morning they chopped it all down. Not a warning or explanation. Now our back yard is fully exposed. Its not the house we bought. Its not the neighborly friendly heads up or simple communication that seams like a reasonable courtesy.They sent a letter generally saying \"we have no legal obligation or plans to repair the fence. If you have people walking through your back yard call the police.\"After Googling a possible legal precedent for the situation in Maryland Heights, I got the exact ChatGPT response as was in the Autumn Lakes letter. Nearly copied and pasted.My uncle lived in a condo for many years there. He had full inside of how the operation was run; Poorly. When he passed away, his kids had to handle the legal hurdles just to sell the condo. It took them months just to cut through the BS.As I understand it, there have been 2 firms managing Autumn Lakes in the 9 years I\'ve lived adjoining it, and the 2nd one just blames the 1st for any lingering crap.I don\'t know who this reaches, or if I will even be taken into account on your wonderful, and quite confirming of my feelings, page here... but these people don\'t give a shit about my position. I could only imagine being under their \'management\' in a condo or home. I mostly want to know if this fence is being replaced, or did they just leave us with our back yard pants pulled down. To whom it may concern, thank you for any reply.

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February 22, 2026

Sec. 25-15.4. - Prohibited signs.

The following signs and advertising devices are hereby prohibited:

I. Signs placed or affixed to vehicles and/or trailers which are parked on a public right-of-way, public property, or private property so as to be visible from a public right-of-way where the primary purpose is to advertise a product/service or direct people to a business or activity.

ord
20260222_082100

February 20, 2026

------ Original Message ------

From "Mark Gavan"

To "Ziltz, Victoria" <Victoria.Ziltz@libertymutual.com>; "Zimmer, Thomas" <Thomas.zimmer@libertymutual.com>; "Vince Taormina" <vince@thetaorminafirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Alexis F. Rose" <afr@carmodymacdonald.com>; "Kerri A. Mitchell" <kam@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "Janet Lynch" <janet@cpmgateway.com>; "Emery Ransom" <eransom@marylandheights.com>; "Joann Cova" <Jcova@marylandheights.com>; "Tracey Anderson" <TAnderson@marylandheights.com>; "Greg Dohrman" <greg@municipalfirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "mmoeller@marylandheights.com" <mmoeller@marylandheights.com>; sborgmann@marylandheights.com; nrhea@marylandheights.com; recordroom@marylandheights.com; mhlife@marylandheights.com; mhdispatch@marylandheights.com; "Ross Davis" <rdavispa@marylandheights.com>

Date 2/20/2026 4:12:07 PM

Subject Violation of 1st Amendment Rights and further 1983/Monell violations


Dear All,
Forwarding a sampling of filings for my criminal trial next week, for your review.  

The Charges:  Mr. Gavan flipped-off his HOA Board President and her husband's selling of condos in our community in violation of HOA Indentures. 

The Defense:  Flipping-off an HOA Board President by an HOA Whistle Blower is a 1st Amendment constitutional right, especially when violating their HOA Indentures.

Can this matter be simpler?  The City is violating my 1st Amendment Rights and if they don't get off my back will soon be facing me again in court with further 1983/Monell violations.


Regards,

Mark



------ Forwarded Message ------

From "Ross Davis" <RDavispa@MarylandHeights.com>

To "markautumnlakes@gmail.com" <markautumnlakes@gmail.com>

Date 2/20/2026 3:01:09 PM

Subject Endorsement of Witnesses and Code Sections 1-13 and 14-102


Attached please find the City's Endorsement of Witnesses which was filed today.  I have additionally attached certified copies of Sections 1-13 and 14-102 of the Maryland Heights' Municipal Code.


 

 

Ross Davis

Prosecuting Attorney

City of Maryland Heights

 

(t) 314.738.2285

(f) 314.738.2288

rdavispa@marylandheights.com

11911 Dorsett Road

Maryland Heights, MO 63043 


This electronic mail message contains CONFIDENTIAL information which is (a) ATTORNEY - CLIENT PRIVILEGED COMMUNICATION, WORK PRODUCT, PROPRIETARY IN NATURE, OR OTHERWISE PROTECTED BY LAW FROM DISCLOSURE, and (b) intended only for the use of the Addressee(s) named herein. If you are not an Addressee, or the person responsible for delivering this to an Addressee, you are hereby notified that reading, copying, or distributing this message is prohibited. If you have received this electronic mail message in error, please reply to the sender and take the steps necessary to delete the message completely from your computer system.


  

February 20, 2026

------ Original Message ------

From "Mark Gavan - Autumn Lakes HOA" <markautumnlakes@gmail.com>

To "Ross Davis" <rdavispa@marylandheights.com>

Cc "Ziltz, Victoria" <Victoria.Ziltz@libertymutual.com>; "Zimmer, Thomas" <Thomas.zimmer@libertymutual.com>; "Vince Taormina" <vince@thetaorminafirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Alexis F. Rose" <afr@carmodymacdonald.com>; "Kerri A. Mitchell" <kam@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "Janet Lynch" <janet@cpmgateway.com>; "Emery Ransom" <eransom@marylandheights.com>; "Joann Cova" <Jcova@marylandheights.com>; "Tracey Anderson" <TAnderson@marylandheights.com>; "Greg Dohrman" <greg@municipalfirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "mmoeller@marylandheights.com" <mmoeller@marylandheights.com>; sborgmann@marylandheights.com; nrhea@marylandheights.com; recordroom@marylandheights.com; mhlife@marylandheights.com; mhdispatch@marylandheights.com

Date 2/20/2026 12:47:44 PM

Subject PREPARATIONS: 24SL-MU00444 - CITY OF MARYLAND HEIGHTS V MARK E GAVAN


Prosecutor Davis,

I am writing to confirm our readiness for our next week 2-day criminal trial:  Case.net: 24SL-MU00444

Please be advised that my team and I are fully prepared to proceed. To ensure a smooth commencement, I would like to note the following:

  • Outstanding Filings: All relevant motions and requests have been formally filed with the court and served to your office. We are currently awaiting a response or ruling on these pending items.

  • Witness Readiness: All witnesses have been briefed and are currently on standby, ready to testify according to the trial schedule.

  • Case Status: From our perspective, all procedural requirements have been met to move forward without delay.

In the interest of efficiency and professional courtesy, please provide your assurance by the end of the day that you are also prepared and "good-to-go" for the scheduled start.

I look forward to your prompt response.

Best regards,

Mark Gavan

February 20, 2026

------ Original Message ------

From "Mark Gavan - Autumn Lakes HOA" <markautumnlakes@gmail.com>

To "Ross Davis" <rdavispa@marylandheights.com>

Cc "Ziltz, Victoria" <Victoria.Ziltz@libertymutual.com>; "Zimmer, Thomas" <Thomas.zimmer@libertymutual.com>; "Vince Taormina" <vince@thetaorminafirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Alexis F. Rose" <afr@carmodymacdonald.com>; "Kerri A. Mitchell" <kam@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "Janet Lynch" <janet@cpmgateway.com>; "Emery Ransom" <eransom@marylandheights.com>; "Joann Cova" <Jcova@marylandheights.com>; "Tracey Anderson" <TAnderson@marylandheights.com>; "Greg Dohrman" <greg@municipalfirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "mmoeller@marylandheights.com" <mmoeller@marylandheights.com>; sborgmann@marylandheights.com; nrhea@marylandheights.com; recordroom@marylandheights.com; mhlife@marylandheights.com; mhdispatch@marylandheights.com

Date 2/20/2026 3:41:07 PM

Subject Re: PREPARATIONS: 24SL-MU00444 - CITY OF MARYLAND HEIGHTS V MARK E GAVAN


Prosecutor Davis,

Your recent submission fails to satisfy the court’s requirements regarding the citation. Please review the standing court orders mandating that you provide specific, foundational evidence. To avoid further wasting the court's time, you are required to clarify the following:

  • Specifics of the Allegation: Precisely what bodily gestures were made, by which individual, on what specific dates, and at what exact locations?

  • Context of the Parties: Clarify for the record whether you recognize these gestures were made by an HOA Whistleblower to an HOA President who was allegedly circumventing HOA Indentures by facilitating home sales in violation of established covenants.

Furthermore, let the record reflect that you have offered a 1-year SIS (Probation) with 10 hours of community service for this matter. Proceeding with this litigation despite such a minor offer is an inefficient use of the State Circuit Court’s judicial resources.

The City's continued pursuit of this matter in State court under these circumstances is a poor reflection of your office's priorities. I expect a response that addresses these evidentiary gaps immediately. Again, immediately.

Regards,

Mark Gavan




------ Original Message ------

From "Ross Davis" <RDavispa@MarylandHeights.com>

To "markautumnlakes@gmail.com" <markautumnlakes@gmail.com>

Date 2/20/2026 3:01:09 PM

Subject Endorsement of Witnesses and Code Sections 1-13 and 14-102


Attached please find the City's Endorsement of Witnesses which was filed today.  I have additionally attached certified copies of Sections 1-13 and 14-102 of the Maryland Heights' Municipal Code.


  

  

Ross Davis

Prosecuting Attorney

City of Maryland Heights

  

(t) 314.738.2285

(f) 314.738.2288

rdavispa@marylandheights.com

11911 Dorsett Road

Maryland Heights, MO 63043

  

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SmartSelect_20260219-150701_Facebook
city signage ordinance

February 19, 2026

------ Original Message ------

From "Mark Gavan" <Mark@AutumnLakesUncensored.com>

To "autumnlakesboard@gmail.com" <autumnlakesboard@gmail.com>

Cc "Janet Lynch" <janet@cpmgateway.com>

Date 2/19/2026 11:54:44 AM

Subject adhoc committees, etc.


Board,

Impressive that you’ve suddenly discovered the idea of ad‑hoc committees. Too bad you shot it down three years ago when I proposed it. Maybe dust off the materials I presented at that meeting—refer to attachment. Also unfortunate that you hosted the Communication Strategy Forum and then did absolutely nothing with it. You left the fruit on the ground. Pathetic.

Do you understand that your constant reactive behavior—never proactive—is exactly why this HOA is in the condition it’s in? We need forward‑thinkers. The old habits have failed repeatedly. So do the responsible thing: resign, and bring in one professional manager to replace all five Board seats. Shared with other communities, this person would cost a fraction of what you waste. Snow removal alone cost $287,000 in 2025 — 200% over budget, and that level of mismanagement is routine for this Board. You overspend every year, which is why our Reserves are depleted and the HOA is broke.

A competent manager—someone trained in best practices, contract negotiation, and vendor bidding—would have secured better pricing, better vendors, and better materials. Even you admitted at last night’s meeting that our Reserves Study is already busted because the Board purchased low‑grade shingles with a shorter lifespan, guaranteeing premature full replacement. A professional manager would have prevented that.


A proactive manager also would never have allowed us to forget to file roofing claims at the time of the storm, nor would they have allowed the HOA to submit fraudulent insurance claims later for subsequent storms. These failures are the direct result of a Board that is overwhelmed, inexperienced, and incapable of managing the responsibilities you insist on keeping.


Please admit that you have bitten off more than you can chew, and that you are unable to deliver the professionalism, expertise, impartiality, and basic competence that this HOA requires. A professional manager would eliminate the bias and discrimination that continue to infect Board decisions. And yes—we would still have an HOA Oversight Committee to supervise that manager.

Regards,
Mark Gavan


------ Forwarded Message ------
From "Mark Gavan" <markautumnlakes@gmail.com>
To "Shah Smith" <shahsmithautumnlakestrustee@gmail.com>; "Madonna Esposito" <madonnaesposito@gmail.com>; "Laura Farkas" <lfarkas@sbcglobal.net>; "Retta Morcom" <rettastl1@gmail.com>
Date 6/1/2023 9:00:13 AM
Subject Re[2]: Proposed Executive Session this Thursday

Board,
Please find attached an outline of what I plan to propose this evening.

Have a nice day,
Mark



------ Original Message ------
To "Madonna Esposito" <madonnaesposito@gmail.com>; "Laura Farkas" <LFarkas@sbcglobal.net>; "Retta Morcom" <rettaSTL1@gmail.com>; "Mark Gavan" <markautumnlakes@gmail.com>
Date 5/30/2023 6:00:50 PM
Subject Re: Proposed Executive Session this Thursday

Okay, everyone can make it, so, my house at 6 pm. 

Agenda
Request for an Exploratory Committee - Mark's proposal

Request for a communications strategy-Mark'a proposal


On Tue, May 30, 2023 at 4:36 PM Shah Smith <shahsmithautumnlakestrustee@gmail.com> wrote:
In order to accommodate Mark's  request to discuss an exploratory committee and communication strategies, can we meet Thursday at 6 pm. at my house. 

These will be the only items on the Agenda and we should be able to keep it to one hour, an hour and a half at the most if there is productive discussion going on.
Please respond as soon as possible.
Thanks,
Shah
1
2

February 19, 2026

------ Original Message ------

From Mark Gavan

To "Ziltz, Victoria" <Victoria.Ziltz@LibertyMutual.com>; "Zimmer, Thomas" <Thomas.Zimmer@libertymutual.com>; "Vince Taormina" <vince@thetaorminafirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Alexis F. Rose" <afr@carmodymacdonald.com>; "Kerri A. Mitchell" <kam@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "Janet Lynch" <janet@cpmgateway.com>; "Emery Ransom" <eransom@marylandheights.com>; "Joann Cova" <Jcova@marylandheights.com>; "Tracey Anderson" <TAnderson@marylandheights.com>; "Greg Dohrman" <greg@municipalfirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "mmoeller@marylandheights.com" <mmoeller@marylandheights.com>; sborgmann@marylandheights.com; nrhea@marylandheights.com; recordroom@marylandheights.com; mhlife@marylandheights.com; mhdispatch@marylandheights.com

Date 2/19/2026 10:38:33 AM

Subject FOLLOW-UP: Evidence of Non-Discriminatory Conduct, Selective Enforcement, and Statutory Violations


Dear Autumn Lakes Board of Trustees, City of Maryland Heights, CPM, attorneys of record, etc.

This correspondence serves as a formal follow-up to my previous email regarding the governance of expressive conduct and the disparate treatment of signage within the Autumn Lakes community and the City of Maryland Heights.

Since my last communication, the following facts have been established and require your immediate attention to mitigate further legal exposure:

1. Police Verification of Protected Expressive Conduct

On February 18, 2026, I met with Maryland Heights Police Officer Joe Stocker (DSN341). Officer Stocker and his colleague personally inspected my picketing protocol and vehicle protest signage. Officer Stocker, who noted his extensive experience in First Amendment protections, explicitly conveyed that my activity and signage are fully compliant with Maryland Heights ordinances.

2. Compliance with Size and Safety Standards

My protest flags fall strictly within the dimensions mandated by HOA rules and are consistent with the size of a standard U.S. flag. Regarding safety, any concern of "obstructed views" is legally moot: the vehicle is never driven with the flags affixed. Therefore, there is no colorable safety or traffic hazard argument to justify a restriction on this protected speech.

3. Continued Violations by John and Charlotte "Shah" Smith (3134 Autumn Trace Dr.)

While my protected speech is being scrutinized, the Board and City continue to ignore the ongoing commercial violations at 3134 Autumn Trace Drive. The Smiths continue to operate a home business in direct violation of the Autumn Lakes Indentures and Bylaws. See realty advertisement/exhibits below. This includes the display of commercial signage on parked vehicles visible from the road, which violates:

  • Autumn Lakes Governing Documents (Prohibition of commercial business/signage) -- see exhibits below

  • Maryland Heights Ordinances (Prohibition of vehicle-based commercial advertising).

4. Demand for Immediate Enforcement and Cessation of Selective Enforcement

Once again, I hereby demand that the Autumn Lakes Board of Trustees immediately enforce the Indentures/Bylaws against the Smiths, including the imposition of daily fines for their ongoing violations. Failure to do so while continuing to question my lawful protest activity constitutes selective enforcement and viewpoint discrimination.

5. Failure of the City of Maryland Heights to Act

I have reported the Smiths' vehicle signage violations to the Maryland Heights Police via the official Tip Page on multiple occasions with no response. I expect the City to enforce its own ordinances regarding commercial signage with the same vigor it applies to other code enforcements.

6. Violations of Missouri Sunshine Law and Subpoena Compliance

The City of Maryland Heights is currently in violation of the Missouri Sunshine Law (§ 610.010 et seq., RSMo) and the public policy of openness established in § 610.011, RSMo. Furthermore, the City has failed to fully respond to my subpoena regarding this signage matter.

These failures, combined with the aforementioned selective enforcement, directly support my legal claims regarding 42 U.S.C. § 1983 and Monell liability. I strongly advise the City to enforce the Smiths' violations immediately to avoid further compounding the evidence of a "custom or policy" of discriminatory enforcement. This legal matter continues to be under consideration.

Conclusion

I demand that the HOA Board of Trustees align its actions with the City of Maryland Heights to ensure that the laws and rules of this residency are applied equitably. Consistency, transparency, and the rule of law are the bedrock of a civil society. I expect a formal confirmation that the Smiths' violations are being processed and that my protected expressive conduct will no longer be subject to disparate scrutiny.

Respectfully,
Mark Gavan
3131 Autumn Trace Dr.
markautumnlakes@gmail.com
https://www.autumnlakesuncensored.com


Download email from:

https://drive.google.com/file/d/18CJXTRet9pog1nwEn67ZdXZWn4E5H4My/view?usp=sharing

HOA Indentures & Bylaws
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doing business from home
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February 18, 2026
Transparency, Cronyism, and the Reality of Our "Showcase Community"


A sincere "thank you" to our owners: your 50% dues increase over the last two years is hard at work—specifically on Treasurer Laura Farkas’ property and that of her inner circle.

The double standards are undeniable. Recently, a unit across from the clubhouse owned by a friend of the Treasurer (Stacy D.) received full landscape brick repairs allegedly funded by the HOA in preparation for its sale. Yet, when other owners (i.e. me) submit Work Orders for crumbling landscape walls, they are denied and told "landscape bricks are owner responsibility." 

This is the definition of cronyism and favoritism, bias and discrimination--unethical and illegal behavior. Under Treasurer Laura Farkas’ 20+ year of "leadership," our community has declined while a select few enjoy HOA-funded improvements. While the Board prioritizes friends, the rest of the neighborhood is left with denials and decaying infrastructure. So much for living in a "Showcase Community". Have you received your requested repairs, or are those funds reserved only for the Board’s favorites?


February 17, 2026

Autumn Lakes Neighbors,

Picketing has been going strong. Plenty of horn honks, thumbs‑up, and supportive waves from Autumn Lakes neighbors. Most folks simply drive by quietly, which I take as understanding the situation even if they don’t feel empowered to intervene. Only one person—Rob Bergtholdt—chose to express dissent using his middle finger. Fine with me though--at least he has an opinion to express, unlike most of you who whine about our high dues and property neglect but don't lift a finger to do anything about it. Hopefully you are our neighbors that have chosen to move elsewhere rather than fight the Beast. I count 8 condos about to be listed for sale, possibly 9.  Shaw & John appeared to be illegally marketing their illegal realty services to the last house at the bottom of ATD, in violation of our Indentures.

The core issue remains unchanged: our Board has driven this community into a financial and structural corner, and the only real path forward is for them to step aside. Once they do, we can bring in a professional property manager who will finally get our spending and budgets under control, reduce our dues, and rebuild our Reserves so we can actually fund future projects instead of lurching from crisis to crisis.

Right now, we will never get ahead while we pour so much money into lawncare and snow removal at the expense of our buildings. Our buildings receive the smallest share of the budget, and it shows—rotting wood, patchwork roofs in mismatched sizes and colors, and repairs that should have been replacements years ago.

And then there are our lakes. They remain polluted because the Board continues to ignore the Indentures’ clear prohibition on applying chemicals to the water. These decisions have long‑term consequences for property values, safety, and the health of our shared environment.

I could go on, but the pattern is obvious. For anyone who wants to review the legal side of this situation, here is the link to the HOA lawsuit that is currently sitting dormant—for now:

https://www.courts.mo.gov/fv/c/FILING.PDF?courtCode=21&di=30931148

Screenshot 2026-02-17 172438

February 17, 2026
Vehicle Signage Law and Rules


------ Original Message ------

From Mark Gavan

To "autumnlakesboard@gmail.com" <autumnlakesboard@gmail.com>

Cc "Ziltz, Victoria" <Victoria.Ziltz@LibertyMutual.com>; "Zimmer, Thomas" <Thomas.Zimmer@libertymutual.com>; "Vince Taormina" <vince@thetaorminafirm.com>; "Stephen G. Davis" <sgd@carmodymacdonald.com>; "Alexis F. Rose" <afr@carmodymacdonald.com>; "Kerri A. Mitchell" <kam@carmodymacdonald.com>; "Melissa L. Hoover" <mls@carmodymacdonald.com>; "Janet Lynch" <janet@cpmgateway.com>; "Emery Ransom" <eransom@marylandheights.com>; "Joann Cova" <Jcova@marylandheights.com>; "Tracey Anderson" <TAnderson@marylandheights.com>; "Greg Dohrman" <Greg@municipalfirm.com>

Date 2/17/2026 5:00:36 PM

Subject Vehicle Signage Clarification of First Amendment Rights and Vehicle Signage Within Autumn Lakes


Dear Members of the Autumn Lakes Board  (cc. City of Maryland Heights, City of Maryland Heights legal counsel, Autumn Lakes legal counsel, Janet @ Community Property Management),


I am writing to clarify the legal framework governing expressive conduct—specifically protest and picketing activity within Autumn Lakes community—and to contrast it with the commercial advertising signage that has been displayed on the vehicles of Charlotte and John Smith. Because these issues directly affect community governance, enforcement consistency, and the Association’s legal exposure, it is important that the Board understand the applicable law.


1. Missouri Law Imposes No Restrictions on Picket Signs or Protest Messages on Vehicles

Missouri has no statute prohibiting the placement of protest signs, picket signs, or expressive messages on a vehicle. The only statewide restrictions relate to safety (e.g., obstructed windows) or impersonation of emergency vehicles. None of these apply to expressive, noncommercial protest flags or signs.


2. Maryland Heights Has No Anti‑Picketing Ordinance and No Ban on Vehicle‑Based Protest Signs

Maryland Heights does not regulate picketing or expressive signage on vehicles. The only relevant ordinance concerns commercial advertising on parked vehicles. It does not apply to political, protest, or governance‑related messages.


3. First Amendment Protection for Vehicle‑Based Protest Signs Is Well‑Established

Courts consistently recognize that signs, flags, and expressive displays on vehicles are protected symbolic speech—particularly when the message concerns governance, public issues, or community matters. This protection applies equally to handheld picket signs and to signs affixed to a vehicle.

My protest flags fall squarely within this category of protected expressive conduct.


4. The Only Permissible Restrictions Are Content‑Neutral Safety Rules

A city or HOA may impose content‑neutral limits only if a sign:

  • - blocks the driver’s view
  • - creates a traffic hazard
  • - violates a general size restriction

My protest flags comply fully with the Autumn Lakes mandated size limits and do not obstruct visibility or create any safety concern. They are therefore lawful under both state and federal standards.


5. Selective Enforcement Against Protected Speech Creates Significant Legal Risk

Because my protest flags are noncommercial, political, and governance‑related, they receive the highest level of First Amendment protection. Any attempt to restrict or penalize this expressive conduct—while ignoring similar or more severe violations by others—constitutes content‑based and viewpoint‑based discrimination, which is prohibited under the First Amendment and exposes the Association to liability under 42 U.S.C. § 1983.

This brings me to the contrast that the Board must acknowledge.


Contrast: Charlotte & John Smith’s Vehicle Advertising Is Not Protected Speech


Charlotte and John Smith have repeatedly displayed commercial real‑estate advertising on their vehicles within Autumn Lakes. This conduct:

  • - is expressly prohibited by the Autumn Lakes Indenture and Declaration
  • - is not protected expressive speech
  • - falls squarely within the Maryland Heights ordinance prohibiting vehicle‑based commercial advertising
  • - constitutes business activity within the subdivision, which the governing documents forbid

In short:

  • * My protest flags = protected political speech, fully legal, within size limits.
  • * Their real‑estate advertising = prohibited commercial signage, expressly banned by both the City and the governing documents.

The Board’s failure to enforce the rules against commercial advertising—while scrutinizing or attempting to restrict my protected expressive conduct—creates a clear pattern of selective enforcement and viewpoint discrimination.


Conclusion

I request that the Board:

  1. - Acknowledge that my protest flags and picketing activity are lawful, protected expressive conduct.
  2. - Apply the governing documents consistently and enforce the prohibition on commercial advertising signage on vehicles and impose fines upon violators, including Charlotte/John Smith.
  3. - Avoid any enforcement action that targets protected speech or treats expressive conduct differently based on viewpoint.

Consistent, lawful enforcement protects the Association, the community, and the integrity of our governing documents.

Respectfully,
Mark Gavan

3131 Autumn Trace Dr.

February 17, 2026
The table below summarizes the current Autumn Lakes condominium listings and their respective prices per square foot, based on units presently on the market. These figures reflect active asking prices and provide a comparative snapshot of market positioning within the community.

image

February 16, 2026

I wonder why all these attorneys are fighting so hard to hide all HOA records involving the Smiths???


IN THE CIRCUIT COURT OF ST. LOUIS COUNTY

STATE OF MISSOURI

 

MARK E. GAVAN                                                     )

                                                                                    )

            Plaintiff                                                           )           Case No.:  25SL-CC01233

                                                                                    )

vs.                                                                               )           Division No.:  17

                                                                                    )

JOHN E. SMITH and                                                 )

CHARLOTTE E. SMITH                                          )

                                                                                    )

            Defendants                                                      )

 

 

PLAINTIFF’S MEMORANDUM IN OPPOSITION TO DEFENDANTS’ MOTION TO QUASH ALL SUBPOENAS

 

COMES NOW Plaintiff, Mark E. Gavan, pro se, and for his Memorandum in Opposition to Defendants’ Motion to Quash, respectfully states as follows:

I. INTRODUCTION

Defendants move to quash all subpoenas issued by Plaintiff. Defendants argue these records are "irrelevant," yet Defendants have filed two sworn Affidavits (Exhibits 7a and 7b) making categorical factual denials and claiming business damages. By doing so, Defendants have placed their professional conduct and financial status at the "Center of this Litigation." Under Missouri Rule 56.01, Plaintiff is entitled to any information reasonably calculated to lead to the discovery of admissible evidence. Furthermore, Plaintiff asserts a direct right to these records to investigate the Abuse of Process alleged in the Amended Petition, specifically: (i) the weaponization of an Order of Protection through the deliberate omission of Plaintiff’s legally protected rights; (ii) the perversion of HOA processes for improper collateral purposes; and (iii) the retaliatory motive behind fabricated "theft" allegations.

II. ARGUMENT

A. Discovery is Essential to Prove the "Weaponization" of the Order of Protection. Plaintiff’s claim of Abuse of Process is centered on the Defendants’ willful misuse of a legal instrument for a retaliatory purpose.

  1. Judicial Defiance: On multiple occasions, Judge Green informed the Defendants and the Board, on the record, that Plaintiff maintains a First Amendment right to picket and to attend HOA meetings.
  2. Deliberate Omission to Law Enforcement: Despite this judicial guidance, Defendants repeatedly summoned police, citing an Order of Protection while intentionally failing to disclose the First Amendment "carve-outs" established by the Court. This omission led to the repeated false detention and arrest of the Plaintiff.
  3. Motive and Intent: The subpoenaed communications are the only way to prove this was a coordinated effort to weaponize the police against a Whistleblower rather than a legitimate request for protection.

B. The Absolute Right to HOA Transparency and the Legal Impossibility of "Theft." Defendant Charlotte Smith used her Public Persona to accuse Plaintiff "on the record" of the theft and unauthorized distribution of a financial report and membership email list. These subpoenas are required to disprove these claims:

  1. Lack of Access: Plaintiff had no access to the digital or physical repository where the Association’s financials or membership lists resided. Production of access logs, repository records, and communications from Community Property Management is the only way to prove Plaintiff could not have "stole" what he could not access.
  2. Legal Impossibility under Governing Documents: Even if Plaintiff had obtained such records, it would not constitute "theft" or "unauthorized" distribution. Under the Autumn Lakes Governing Documents (Declaration Art. 13.4; Bylaws Art. IX), all members have a contractual right to this information. One cannot "steal" information to which they have an absolute contractual right of access.
  3. Evidence of Fabrication: The production of the financial documents, repair work orders, and all internal communications is necessary to prove the Defendants knew their accusations were baseless and were made solely for the improper collateral purpose of inflicting emotional distress on a whistleblower.

C. Rule 56.01 and the "Legal Fiction" of Third-Party Privacy.

  1. Waiver via Affidavit: In Exhibit 7b, John Smith swears Plaintiff "caused harm to our business." Under Rule 56.01, once a party claims financial damages, those business records (held by Coldwell Banker and MARIS MLS) are discoverable. Plaintiff is entitled to verify if the alleged "harm" was caused by Plaintiff or by the Defendants' own professional misconduct.
  2. Testing the Affidavit: To quash these subpoenas would allow the Defendants to use their Affidavits as a "sword" to make self-serving claims while using the Motion to Quash as a "shield" to suppress the evidence that would prove those claims false.

III. CONCLUSION

The subpoenaed documents are the exclusive source of evidence for the motive, malice, and falsity central to this case. Quashing these subpoenas would grant the Defendants a "discovery vacuum" in which they could testify without accountability. Because these records tie directly to the Amended Petition and the Defendants' own Affidavits, and because Plaintiff has a contractual right to the HOA records, the subpoenas must stand.

WHEREFORE, Plaintiff respectfully requests that this Court DENY Defendants’ Motion to Quash.

February 16, 2026

PICKETING BEGINS TODAY
JOIN ME, or let the decay caused by Autumn Lakes Board continue to rot our buildings and the perceptions of our community. I won't be picketing for long, alone, as has been typical. Join me or let this effort also die on the vine. Realize, you are running out of options--short of moving. I count 8 condos to be on the market this week. And at $625+ monthly dues, expect to see lowball prices being offered. No buyer wants monthly dues that are higher than their mortgage payments.

HOA PICKETING AT OUR McKELVEY ENTRANCE

February 16, 2026

🏡 Estimated Monthly Cost for a $220,000 Condo (63043)

 

Below is a realistic payment breakdown using typical rates for average‑to‑low credit, plus local condo‑specific costs.

1. Mortgage Assumptions

  • Purchase price: $220,000
  • Down payment: 3% (common for low‑income buyers using FHA or similar programs)
  • Loan amount: $213,400
  • Interest rate: ~7.25%–7.75% (typical for average‑to‑low credit borrowers)
  • Term: 30 years

Estimated Principal & Interest

At 7.5% interest:

PI = $1490 monthly

2. Property Taxes (St. Louis County – 63043)

Maryland Heights has moderate taxes.

Typical condo tax range: $2,200–$2,800 per year
Monthly estimate: $185–$235

 

3. Homeowners Insurance

Condos are cheaper to insure because the master policy covers the building.

Typical range: $40–$70 per month

 

4. Mortgage Insurance (FHA or Conventional w/ low down payment)

With low down payment + lower credit:

$150–$220 per month is typical.

 

5. HOA Fees (Based on 63043 condo listings)

Local listings show HOA fees commonly between $250–$400 per month.
Examples from current listings:

  • Autumn Lakes ($600+); Bryce Canyon, Marine Terrace, — all in the $250–$350 range.

Let’s use $300 as a realistic midpoint.

Note:  Autumn Lakes HOA Fees = $600+ so add $300 to your monthly total


🎯 What This Means for a Low‑Income Buyer

Most lenders use the 31%–36% front‑end DTI rule, meaning:

To qualify for a $2,200/mo housing payment, lenders typically want:

Gross Monthly Income approx. $6100-$7100

 

That’s roughly $73,000–$85,000 annual income.

If income is lower, buyers often need:

  • A co‑signer, or
  • A down payment assistance program, or
  • A cheaper condo (many in 63043 list between $150k–$190k)

 

ESTIMATED MONTHLY COST FOR A $220,000 CONDO (ZIP 63043 – MARYLAND HEIGHTS, MO)

 

Assumptions:

- Purchase Price: $220,000

- Down Payment: 3% (common for lowincome buyers using FHA or similar programs)

- Loan Amount: $213,400

- Interest Rate (average-to-low credit): 7.25%–7.75% (using 7.5% for estimate)

- Loan Term: 30 years

 

1. Principal & Interest (7.5% rate)

Estimated Monthly P&I: $1,490

 

2. Property Taxes (St. Louis County – 63043)

Typical Condo Range: $2,200–$2,800 per year

Monthly Estimate: $185–$235

 

3. Homeowners Insurance

Typical Condo Insurance: $40–$70 per month

 

4. Mortgage Insurance (FHA or Conventional w/ low down payment)

Estimated Monthly MI: $150–$220

 

5. HOA Fees (based on current 63043 condo listings)

Typical Range: $250–$400 per month

Midpoint Used: $300

 (add $300 for Autumn Lakes Condos)

TOTAL ESTIMATED MONTHLY PAYMENT

Range: $2,115 – $2,415 per month

 (add $300 for Autumn Lakes Condos)

INCOME REQUIREMENTS (Typical Lender Standards)

Lenders generally require housing costs to be 31%–36% of gross income.

 

To qualify for a $2,200/mo payment:

Required Gross Monthly Income: ~$6,100–$7,100

Required Annual Income: ~$73,000–$85,000

 

Notes:

- Lower income buyers often need down payment assistance, a cosigner, or a lowerpriced condo.

- Many condos in 63043 list between $150,000–$190,000, which reduces monthly cost significantly.

Download this analysis here:

https://drive.google.com/file/d/1oKXHvSieVKn0uFIBvenSU-Q5gf_gaIjR/view?usp=sharing

February 15, 2026

Daily picketing begins tomorrow

If you are concerned about your 50% dues increases the past 2 years then this is your opportunity to get off your ass and do something about it. Join me at the picketing protests for the years of Board misconduct. This Board needs to resign and be replaced by 1 professional manager representing our best interests, without bias. Get the spending/budgets under control and reduce our monthly dues by 35% where it belongs. Nobody is going to buy condos here, at these insanely inflated listing prices, with $625 monthly dues and awful-quality amenities. Our condo values are about to fall.

propMgr

February 13, 2026

Strategic Update: Strengthening Our Legal Path Forward

To my friends, neighbors, and followers—I am sharing a brief update regarding my ongoing efforts to ensure accountability and fairness in our community. To provide these matters with the precision they require, I am engaging and aligning new legal counsel to address all outstanding issues.

This strategic alignment will ensure a synchronized approach to resolving several "loose ends" through a cohesive legal lens.

Areas of Focus

  • - HOA Lawsuit: Counsel is being engaged to refine our approach to the Association's disputes, focusing on the fair application of governing documents.

  • - The Smith Claims: We are moving toward a formal review of the multiple causes of action against the Smiths to ensure these claims are handled effectively.

  • - Flagpole Violation (Butch/Melvin): Counsel will address the specific violations involving Butch and Melvin to ensure community standards are upheld without exception.

  • - City of Maryland Heights (1983/Monell): We are preparing to intensify our focus on the Section 1983 and Monell violations, addressing municipal overreach and protecting constitutional rights.

The Goal of This Shift

As these cases grow in complexity, the intent is to bring on a team that shares a proactive, comprehensive perspective. By engaging new counsel, the goal is to ensure that both private disputes and municipal claims are addressed with a single, unified strategy.

  •        - "Accountability requires a shared vision. I am moving to align with the right expertise to ensure these matters are resolved with integrity."

I will continue to share updates as these professional alignments are finalized.
c
SmartSelect_20260213-102744_Facebook

February 13, 2026

🛑 THE TRUTH MATTERS. HERE ARE THE FACTS. 🛑

Some people are saying I don’t know how our HOA works. That’s like saying a doctor doesn’t know how a Band-Aid works. 🩹🙄

I didn’t just "guess" at the rules. I spent YEARS in school and passed the hardest tests in the business to become an expert in money and plans. 🎓⚖️

🎓 MY "REPORT CARD" (THE FACTS):

  • College Degree: Bachelor’s in Accounting 📜

  • Super-College Degree: Master’s in Accounting 📜🏅

  • Passed the CPA Exam: (The hardest test for money experts!) 💸✅

  • Passed the PMP Exam: (The hardest test for project experts!) 📋✅

🕵️‍♂️ WHY I’M ASKING QUESTIONS:

I use my "Pro-Level" brain as an IT Consultant now, but I still know how to spot a mess. When I was on the Board, I saw:

  • 🔒 Locked Doors: They wouldn't let me see the paperwork.

  • Secret Fines: Rules that nobody could explain.

  • 🤐 No Answers: When I asked for the truth, they stayed silent.

💡 THE BOTTOM LINE:

People can say mean things, but they can’t "un-pass" my exams and they can't "un-earn" my degrees. 🧠💪

I want Honesty, Fair Rules, and Clear Math for our neighborhood. Don't let "mean talk" distract you from the TRUTH. 🏘️✨

#FairHOA #TeamTruth #FollowTheMoney #OurNeighborhood

February 13, 2026

OPERATIONAL PROFILE OF “CARMODY MICHAEL” (FIRM‑LEVEL BEHAVIOR ONLY) --

ALLEGATIONS ONLY--RELIANCE ON PUBLIC INFORMATION ONLY

This profile focuses exclusively on the firm-level behavioral pattern associated with “Carmody Michael,” without naming any individual attorneys. It captures the mission, objectives, and purpose behind their recognizable use of delay, deflection, and procedural fog in adversarial matters.


------------------------------------------------------------

1. FIRM MISSION (AS REFLECTED IN THEIR CONDUCT)

------------------------------------------------------------

The firm’s operational mission, as inferred from its behavior, appears centered on:


• Aggressive protection of their client’s interests  

• Minimizing client exposure through procedural maneuvering  

• Controlling the tempo and direction of disputes  

• Avoiding early commitments, admissions, or clarity  

• Forcing the opposing party to carry the full burden of proof and documentation  


Their outward mission is “vigorous defense,” but their operational mission is more accurately described as controlling the battlefield rather than engaging directly on the merits.


------------------------------------------------------------

2. CORE OBJECTIVES BEHIND THEIR TACTICS

------------------------------------------------------------

When the firm employs stalling, ambiguity, or smoke-screening, the underlying objectives typically include:


• Avoiding substantive engagement  

• Shifting the burden of clarity and initiative onto the opposing party  

• Preserving maximum flexibility by not committing to specifics  

• Slowing the process until leverage shifts in their favor  

• Obscuring weaknesses in their client’s factual or procedural position  


These objectives form a coherent defensive strategy rather than isolated behaviors.


------------------------------------------------------------

3. PURPOSE OF STALL TACTICS AND “BLOWING SMOKE”

------------------------------------------------------------

The firm’s delay-oriented and non-responsive behaviors serve predictable strategic purposes:


• Delay as a weapon  

  - Exhausting the opposing party  

  - Increasing their costs  

  - Reducing momentum  

  - Pushing toward settlement under pressure  


• Confusion as a shield  

  - Creating noise instead of clarity  

  - Making simple issues appear complex  

  - Forcing the other side to chase shadows  


• Avoiding accountability  

  - Dodging direct answers  

  - Avoiding document production  

  - Sidestepping procedural violations  

  - Preventing exposure of internal inconsistencies  


• Manufacturing the appearance of activity  

  - Repetitive correspondence  

  - Low-value filings  

  - Procedural posturing  


• Shifting the psychological burden  

  - Making the opposing party feel reactive, overwhelmed, or uncertain  


------------------------------------------------------------

4. WHY THIS PATTERN IS RECOGNIZABLE

------------------------------------------------------------

The firm’s operational style tends to include:


• Non-responsive communication  

• Repeated requests for extensions  

• Procedural nitpicking  

• Avoidance of direct answers  

• Attempts to reframe straightforward issues as complex  

• A preference for process over substance  


These behaviors are consistent enough to form a recognizable modus operandi.


------------------------------------------------------------

5. HOW COURTS TYPICALLY INTERPRET THIS BEHAVIOR

------------------------------------------------------------

Courts generally tolerate some degree of lawyer theater, but when a firm’s pattern becomes obvious, judges may:


• Order compliance  

• Deny extensions  

• Compel production  

• Award fees  

• Sanction obstruction  


Stalling works only until the court decides it doesn’t.


------------------------------------------------------------

6. STRATEGIC IMPLICATION FOR THE OPPOSING PARTY

------------------------------------------------------------

Understanding this pattern provides leverage:


• You can document the non-responsiveness  

• You can frame the pattern clearly for the court  

• You can use their delays against them  

• You can force deadlines and accountability  

• You can highlight the contrast between your clarity and their fog  


This turns their own tactics into a liability.

February 12, 2026

To the Autumn Lakes Board of Trustees and Janet Lynch at CPM,

Please be advised that I am formally seeking the removal of the existing Trustees to be placed as a ballot option for the upcoming May election. This demand is made pursuant to the Autumn Lakes Indentures (Article VI, Section 3) and Missouri Revised Statutes § 448.3-103.

The current Board is in a position of irreconcilable conflict. While homeowners face a 50% dues increase, the Board is utilizing those funds to hire legal counsel to quash subpoenas for records—records that are required to verify the truth or falsity of sworn affidavits filed by John and Charlotte Smith in Case No. 24SL-CC01168.

By fighting the disclosure of work orders and repair logs, the Board is acting as a "shield" for private individuals rather than fulfilling its fiduciary duty to the Association members. Under Missouri law, including § 448.3-102 RSMo, the Board must act in the interest of the community, not in the interest of suppressing transparency.

I hereby demand the following be included on the May ballot:

  1. Removal of Trustees: A vote for the removal of the current Board of Trustees by a 2/3 majority of owners, as authorized by Article VI, Section 3 of the Indentures.

  2. Corporate Successor Appointment: A vote to appoint a professional Trust Company or Bank as a successor Trustee, possessing the requisite $2,000,000.00 capital and surplus as mandated by Article VII, Section 3 of the Indentures.

Attached is a draft Petition for Appointment of a Receiver and Removal of Trustees. This petition will be filed with the St. Louis County Circuit Court if I do not receive your written agreement to include these ballot options by 12:00 PM on February 19, 2026.

Regards,

Mark E. Gavan



PETITION TO THE COURT (Draft)

IN THE CIRCUIT COURT OF THE COUNTY OF ST. LOUIS

STATE OF MISSOURI

MARK E. GAVAN,
Plaintiff,Cause No. 
vs.Division No. 
AUTUMN LAKES ASSOCIATION BOARD, et al.

PETITION FOR APPOINTMENT OF A RECEIVER AND REMOVAL OF TRUSTEES

COMES NOW Plaintiff, Mark E. Gavan, pro se, and for his Petition against the Board of Trustees of Autumn Lakes Association, states as follows:

  1. Authority: This Court has the equitable power to appoint a receiver and remove fiduciaries where there is evidence of mismanagement, waste of assets, or a breach of the duty of loyalty. § 448.3-103 RSMo.

  2. Breach of Fiduciary Duty: The Board has authorized the expenditure of Association funds—derived from a 50% increase in assessments—to obstruct legal discovery in a private defamation matter. Specifically, the Board is attempting to quash subpoenas for HOA repair logs that would impeach the sworn affidavits of John and Charlotte Smith.

  3. Conflict of Interest: Charlotte Smith, a former President, and the current Board share a "unity of interest" in suppressing records that would expose selective enforcement or "steering" within the subdivision.

  4. Waste of Corporate Assets: Association funds are being diverted to high-priced legal counsel (Carmody MacDonald P.C.) to prevent transparency, causing irreparable financial harm to the homeowners.

  5. Requisite Qualifications for Successor: The Autumn Lakes Indentures (Article VII, Sec. 3) explicitly provide for a Corporate Successor Trustee with at least $2,000,000.00 in capital. Plaintiff asserts that only such a neutral, professional entity can restore the Association’s integrity.

WHEREFORE, Plaintiff prays this Court enter an Order:

a. Appointing a neutral Receiver or Corporate Trustee to manage the affairs of Autumn Lakes Association;

b. Enjoining the Board from spending Association funds on the defense of private interests;

c. Mandating an immediate audit of all HOA work orders and financial records; and

d. For such other relief as the Court deems just and proper.

Respectfully submitted,

________________________

Mark E. Gavan, Pro Se



PETITION OF THE OWNERS OF AUTUMN LAKES ASSOCIATION (Draft)

FOR A SPECIAL MEETING OF THE OWNERS

TO: THE BOARD OF TRUSTEES OF AUTUMN LAKES ASSOCIATION

The undersigned, being the record owners of at least twenty percent (20%) of the lots/units in the Autumn Lakes Subdivision, hereby petition the Board of Trustees, pursuant to Article IV and Article VI of the Indentures of Trust, to call a Special Meeting of the Owners for the purpose of voting upon the following matters:

  1. REMOVAL OF TRUSTEES: A vote to remove all current members of the Board of Trustees for cause, specifically for the waste of Association assets and breach of fiduciary duty regarding the use of dues for private legal defenses.

  2. APPOINTMENT OF CORPORATE TRUSTEE: A vote to appoint a professional Trust Company or Bank with trust powers, possessing a capital and surplus of at least $2,000,000.00, as the Successor Trustee to manage the affairs of the Association as authorized by Article VII, Section 3 of the Indentures.

  3. AUDIT OF RECORDS: A vote to mandate an independent audit of all HOA financial records and maintenance logs from 2022 to present.

SIGNATURES OF RECORD OWNERS:

(Note: Per the Indentures, only one vote/signature is allowed per lot/unit.)

DateUnit/Lot AddressPrinted NameSignature
Download the email here:
https://drive.google.com/file/d/1y2Acegb4YfoS0Yk7vqLObgLZWjRCkZq7/view?usp=sharing

February 11, 2026

In Missouri, replacing a Board of Trustees with a professional manager (often called a "Receiver" or "Corporate Trustee") is a significant legal move. Usually, this happens when the Board is unable to function, is accused of financial malfeasance, or has failed to maintain the property according to the Indentures.

 

Here is the breakdown of how this process works and the associated trade-offs.



How to Replace a Board with a Professional Manager

 

There are generally three paths to achieve this:

 

1. Judicial Appointment (Receivership)

If you can prove to a judge that the Board has breached its fiduciary duties, engaged in fraud, or is "hopelessly deadlocked," you can petition the Court to appoint a Receiver.

  • - The Process: You file a lawsuit (or a motion within an existing suit) asking the court to strip the Board of its power and appoint a neutral professional to manage the HOA’s affairs until a proper election can be held or the issues are resolved.

  • - Missouri Context: In St. Louis County, a judge will look for evidence that the Association is being "irreparably harmed" by the current Board’s actions.

 

2. Amendment of Indentures

You can bypass the Board by rallying the community to vote on an amendment to the Autumn Lakes Indentures.

  • - The Process: Most indentures require a high threshold (e.g., 2/3 or 3/4 of all owners) to change the governance structure. You would propose an amendment that vests executive power in a professional trustee/manager rather than an elected board.

 

3. Removal and Appointment

You can follow the existing removal procedures in your Bylaws to oust the current Board members. Once removed, if no owners are willing to serve, the Association can contract with a professional management firm to act as the "Sole Trustee," provided your governing documents allow for a corporate entity to hold that seat.

*************************

Based on the Autumn Lakes Indentures and Bylaws, there are two primary paths for replacing the Board of Trustees with professional management: the removal of current trustees by the membership or the appointment of a corporate successor trustee.

 

1. Removal of Existing Trustees by Owners

To clear the way for professional management, the existing board must first be removed. According to the Indentures:

 

  • - The Power to Remove: Any Trustee may be removed from office by a two-thirds (2/3) vote of the owners of all lots in the subdivision.

  • - The Meeting Requirement: Such a vote must take place at a meeting of the owners, which can be called by a petition signed by the owners of at least 20% of the lots.

  • - Notice: Written notice of the meeting's time, place, and purpose must be sent to all owners at least 10 days prior to the meeting.

 

2. Appointment of a Corporate/Professional Successor

If a vacancy occurs or the entire board is removed, the Indentures allow for the transition to a professional entity:

 

  • - Corporate Trustee Appointment: In the event of a vacancy or the inability of individuals to serve, a majority of the remaining Trustees (or the owners if no Trustees remain) may appoint a Trust Company or similar corporate entity to act as a successor Trustee.

  • - Qualifications: A professional successor must be a Trust Company or a Bank with trust powers, having a capital and surplus of at least $2,000,000.00.

  • - Powers of the Professional Manager: Once appointed, a Corporate Trustee possesses all the rights, powers, duties, and authorities originally granted to the Board of Trustees under the Indentures.

 

3. Professional Management via the "Management Agent" Clause

Even without removing the Board, the Board itself has the authority to delegate day-to-day operations to a professional:

 

  • - Delegation of Authority: The Trustees are explicitly authorized to employ a Management Agent at a compensation established by the Board to perform such duties as the Board shall authorize.
  • - Scope of Duties: This can include collecting assessments, hiring maintenance personnel, and managing the financial records of the Association.

    Summary of the Change Process

    • - The Removal: Per the Indentures, any Trustee can be removed by a two-thirds (2/3) vote of the lot owners.
    • - The Appointment: If the Board is removed, a majority of owners (if no Trustees remain) can appoint a Trust Company or Bank with trust powers to act as the successor Trustee.
    • - The Corporate Requirement: Any professional successor must have a capital and surplus of at least $2,000,000.00.

      https://drive.google.com/file/d/1lmfXshDC5xfY9sym6iPViEBWTr96knz6/view?usp=sharing

pros_cons

February 11, 2026

The Autumn Lakes HOA is using homeowner dues—hiked 50% the past 2 years—to fund expensive legal counsel to quash subpoenas for records that would verify or impeach sworn affidavits from John and Shah Smith regarding alleged conflicts of interest and improper governance.

Dear Autumn Lakes Neighbors,

I am writing to bring a matter of significant financial concern to your attention regarding the management of our HOA and the use of our monthly dues.

As many of you know, our HOA assessments have increased by 50% over the last two years. While we are told these increases are for maintenance and community improvements, a significant portion of our funds is currently being spent on high-priced attorneys (Carmody MacDonald P.C.) to block the release of HOA records in court.

The Issue: In my ongoing lawsuit against John and "Shah" Charlotte Smith, I issued subpoenas for HOA records including work orders, repair logs, and communications. These documents are essential to determine the truth regarding allegations of selective enforcement and conflicts of interest during Charlotte Smith’s tenure as Board President.

The Conflict: Instead of practicing the transparency required by our Governing Documents (Article VII), the current HOA Board has engaged legal counsel to file a "Motion to Quash." They are essentially using your dues to:

  • - Protect the Smiths: Blocking evidence that would confirm or deny if the Smiths received preferential treatment for their real estate listings.

  • - Shield the previous Management Company (SMG--Smith Management Group): Preventing the disclosure of repair logs and financial records.

  • - Fight Subpoenas: Spending community money to prevent the truth from coming to light in a private legal dispute.

Why this matters to you: The HOA is not a party to this lawsuit, yet the Board has chosen to interject itself—and our bank accounts—into the middle of it. Every dollar spent on attorneys to "quash" these subpoenas is a dollar taken away from our roofs, our roads, and amenities.

If the Smiths and the Board have acted appropriately, there should be no reason to spend thousands of dollars in legal fees to hide these records. This use of funds appears to be a defensive tactic to protect individuals at the expense of the homeowners.

I encourage you to contact the Board and management to ask why our dues are being used to fight the disclosure of HOA records and why transparency is being met with expensive legal opposition.

Sincerely,

Mark E. Gavan 

3131 Autumn Trace Drive 

My affidavit filed with the courts
-click here.

HOA Attorney Attempt to Quash Subpoena
My Response
VIOLATION
SmartSelect_20260205-120251_Facebook
cccv

February 3, 2026

THE IMPERIAL PRESIDENCY AND THE FULLY-CLOTHED MOON: A TALE OF SUBURBAN ESPIONAGE


I. THE GREAT SPREADSHEET HEIST

The drama began when the HOA President accused Mark of "stealing" HOA financial records. In a stunning display of legal gymnastics, the Board—which had been violating the Indentures by withholding these records—claimed that Mark’s access to the books was an act of espionage. 


"It’s a daring heist," one observer noted. "Mark 'stole' the records by being a member of the association who is legally entitled to own them. It’s like being accused of shoplifting your own groceries after you’ve already paid for them and walked out of the store."


II. THE "REPLY ALL" INSURGENCY

The accusations of high-tech thievery didn't stop at spreadsheets. The Board further alleged that Mark "stole" a secret email distribution list. In reality, the "top-secret" list was hand-delivered to Mark by the Board’s own Treasurer, who accidentally CC’d the entire community on a mundane update about an asphalt project. 


The Board’s position is clear: homeowners talking to each other is a threat to national security. To this HOA, a "Reply All" button is a weapon of mass destruction, and Mark is the digital insurgent who dared to use it to discuss community affairs.


III. THE WIDOW-MAKER DEFENSE

The absurdity reached terminal velocity when the President and her husband filed a civil suit, alleging—among other things—that Mark’s free speech caused a "widow-maker" heart attack. 


While common sense suggests that an 80-year-old man hauling heavy real estate signs through 91-degree Missouri humidity in mid-August might be a factor, the President has a different diagnosis. Apparently, Mark’s insistence on frugal spending and ethical governance created a localized gravity well of stress that bypassed the husband’s clogged arteries and went straight for the heart. "I’ve been told my whistleblowing is effective," Mark said, "but I didn't realize it could physically deposit plaque in a neighbor's cardiovascular system. That’s usually the job of the President’s cooking, not my middle finger."


IV. THE REAL ESTATE TURF WAR

Behind the legal curtain lies a classic conflict of interest. While the Indentures strictly prohibit business activity within the condos, the President has turned the community into her personal real estate "farm." 


The neighborhood has allegedly evolved into a two-tier caste system:

- The Chosen Ones: Real estate clients of the President who enjoy expedited repairs and priority contractor scheduling.

- The Untouchables: Whistleblowers and "non-clients" whose work orders are sent to a special dimension where time has no meaning.


V. THE CONSTITUTIONAL BAIT-AND-SWITCH

The City of Maryland Heights joined the fray by offering a "Jury Trial" in their official court flyers—the municipal equivalent of a "Free Refills" sign. Mark accepted the offer. A judge granted the order. But when the City Prosecutor arrived at the St. Louis County Court, he suddenly developed a case of "Procedural Amnesia" and reneged on the deal.


This "bait-and-switch" has now triggered a §1983/Monell claim against the City. Mark is suing the municipality for the radical idea that a City shouldn't be allowed to lie to its citizens about their constitutional rights just because the Prosecutor finds a jury "inconvenient."


VI. THE FINAL STAND

As Mark awaits a bench trial (having been denied his jury) for the "Crime of the Clothed Moon," the stakes couldn't be lower—and yet, the principles couldn't be higher. 


On one side: A realtor weaponizing the police and the city to protect her "turf" and hide her violations of the ethics agreement. On the other: A man walking his dog, protected by the First Amendment, who simply wanted the Board to follow the rules they signed.


In Maryland Heights, it seems, the only thing more offensive than a middle finger is a homeowner who actually reads the bylaws.

DAILY BLOG (Sept 2025-Jan 2026)