Block Captains? No way! See my CEASE AND DESIST DEMAND sent 1/8/26

BLOCK CAPTAINS?

Except for the few privileged friends of the board, no one else heard of this until the December 2025 meeting agenda was emailed to homeowners on December 12, 2025.

Apparently, this was of great concern to homeowners, and rightly so, as many owners contacted the property manager, Christina, assuming this would mean these people would “police” their neighbors for violations. During the December board meeting, the board claimed this was not the case. They claimed these people would only “encourage” their neighbors to sign up for electronic voting.

HOWEVER ... The major concern about this is that the board has already begun to unofficially decide who to give this “title” to, as they mentioned one of their supporters/friends, by name, during the meeting, would be assigned as a ‘block captain’. The board hadn't even gone through the process of formally announcing this concept, nor the process of formally asking for volunteers before "assigning" at least one of their friends to this dubious position. History has shown that the board selectively picks only their friends and supporters to be on any committee.

I feel that this maneuver is extremely prejudicial and unfair to any candidate who will run against incumbent board members, as it opens up the possibility and likelihood of these board-friendly appointed “block captains” to solicit votes in favor of board members, as has been the case so far in previous elections, coupled with their underhanded tactics of misinformation, disparaging comments and outright lies they have been known to spread about people who disagree with the board.

If these board appointed “block captains” or similar roles are being used to favor certain candidates, discourage opposition, or intimidate voters, this could raise issues under 720.306 and 720.3065 because those provisions are intended to ensure fair, impartial, and transparent elections. This maneuver is inconsistent with the intent and requirements of Florida Statutes Chapter 720, as it has the potential to be highly prejudicial to candidates challenging incumbent board members. It also creates the opportunity for board-appointed, board-aligned “block captains” to improperly influence elections by soliciting votes for incumbents and disparaging opposing candidates -- practices that undermine fair, impartial, and independent HOA elections.

Furthermore, the board cannot guarantee these board-appointed friends of theirs will remain impartial. The possibility and likelihood remain.

This maneuver by the board has the potential to be an election violation, as it undermines the integrity of a fair election and may establish grounds to contest all future elections. I strongly object to this concept of "block captains," as I feel there are nefarious reasons behind it.

Two things come to mind:

• The board is not as innocent as they try to appear.

• I wasn't born yesterday!
  

I will be consulting with an attorney on this.

UPDATE Jan 8, 2026
As I suspected, the board's actions are improper, illegal, and interfere with the fairness of the election.

The below CEASE AND DESIST DEMAND notice was sent to the board ...

FORMAL DEMAND FOR IMMEDIATE CEASE AND DESIST,
NOTICE OF STATUTORY VIOLATIONS,
NOTICE OF DIRECTOR PERSONAL LIABILITY,
AND NOTICE OF INTENT TO PURSUE ALL AVAILABLE REMEDIES
UNDER FLORIDA STATUTES CHAPTER 720

To the Board of Directors- Coco Wood Lakes Association,
Anita Brown, Jon Gutmacher, Joann Orlando, Kathy Thrasher, Marianne Regan, Bernie Pedowitz, Jess Kaufman,

January 8, 2026

This letter serves as a formal demand, notice of statutory violations, and notice of potential personal liability arising from the Association’s election-related practices, which appear to violate Florida Statutes Chapter 720 and materially compromise the fairness, independence, and integrity of Association elections. In particular, the upcoming Annual Election on February 11, 2026.

The Association’s practice of appointing and utilizing board-aligned “block captains” constitutes an inherently biased and improper election mechanism that advantages incumbent Board members and unfairly prejudices homeowners who seek election in opposition. These board-appointed individuals function as de facto agents of incumbent directors and have, in prior elections, solicited votes on behalf of Board members, influenced voter behavior, and engaged in disparagement and hostility toward opposing candidates and dissenting homeowners.

This conduct is incompatible with lawful HOA governance and exposes both the Association and individual Board members to liability under the following statutes:

Florida Statute §720.306 — Meetings of members; voting and election procedures
Elections must be conducted in a fair, impartial, and neutral manner. The use of Board-appointed representatives to influence votes in favor of incumbents destroys the neutrality required by statute and renders the election process fundamentally tainted.

Florida Statute §720.3065 — Fraudulent voting activities relating to association elections
This statute prohibits the direct or indirect use of intimidation, coercion, deception, or other corrupt means to influence, deter, or interfere with a member’s right to vote. Soliciting votes through board-aligned appointees and targeting or disparaging opposing candidates constitutes improper influence and may rise to the level of fraudulent voting activity.

Florida Statute §720.305 — Obligations of members; remedies at law or in equity
This statute authorizes homeowners to pursue legal and equitable relief when an association or its directors knowingly or willfully fail to comply with Chapter 720.

NOTICE OF DIRECTOR PERSONAL LIABILITY

TAKE FURTHER NOTICE that Florida law does not shield directors from personal liability for acts or omissions that are willful, knowing, reckless, or taken in bad faith, nor for actions outside the scope of lawful authority. Directors who knowingly participate in, authorize, or fail to prevent election interference or statutory violations may be held personally liable, and such conduct may void any claim of indemnification or insurance coverage otherwise available to the Board.

This letter places each director on actual notice of the alleged violations. Any continuation of the conduct described herein after receipt of this correspondence may constitute knowing and willful noncompliance, thereby increasing individual exposure to liability, including injunctive relief, damages, attorney’s fees, and costs.

FORMAL DEMAND AND NOTICE OF INTENT TO PURSUE REMEDIES

Accordingly, DEMAND IS HEREBY MADE that the Association and Board immediately cease and desist from:

1. Appointing or utilizing board-aligned “block captains” or similar agents for any election-related purpose;

2. Permitting any Board-appointed individual to solicit votes, influence voters, or disparage opposing candidates; and

3. Engaging in or allowing any conduct that compromises the neutrality, independence, or legality of Association elections.
   

Unless the Board/Association implements IMMEDIATE corrective measures by:

• Issuing an email to all Coco Wood Lakes homeowners (including myself) that this “block captain” maneuver has been terminated and rescinded by 6PM today, January 8, 2026, and;

• Such email notice clearly states that no further action or advances will be made by the Board on this issue, and;

• Contacts any and all homeowners whom the board has unofficially promised to appoint or has unofficially appointed (Pete Seppanen) to his position, and provides written proof thereof, and;

• Provides separate written confirmation of compliance to myself;

I will pursue all remedies available at law and in equity under §720.305, without further notice. Such remedies may include, but are not limited to, injunctive relief, arbitration or litigation, invalidation of tainted election results, and recovery of attorney’s fees and costs as provided by statute.

FURTHERMORE -- Written confirmation detailing the specific corrective actions taken must be received by me, Jim Young within ten (10) calendar days of receipt of this letter. Failure to timely respond or cure as above will be deemed evidence of willful noncompliance and FORMAL LITIGATION with DBPR for the breach of the Board to follow Florida State Statutes cited above.

This correspondence constitutes a final opportunity to cure these violations without judicial intervention. All rights, claims, and remedies are expressly reserved.

Be guided accordingly,
Jim Young