Annual Community Addresses

Date: December 1, 2025From: Ryan S. Kearns, HOA PresidentTo: Homeowners of Carrollton LakesRe: 2025 State of the Community

Dear Neighbors,

Last year, I wrote to you for the first time as your HOA President. At that time, many of us were frustrated. Communication was inconsistent, maintenance was falling behind, and there wasn’t much clarity about what was happening in our own community. My commitment then was simple: show up, rebuild trust, and help bring our neighborhood back to a place we could all feel proud of.

One year later, I want to share where we started, what we’ve made progress on, where we stand today, and what the road ahead looks like.

Where We Started

When this board stepped in last year, we faced several challenges:

• Deferred maintenance
• Rising costs without assessments keeping pace
• Infrastructure that was showing years of wear
• Limited communication and low transparency
• Rules that were not being applied consistently

It was clear that the community needed structure, consistency, and attention — not just for a few months, but for the long term.

The Progress We’ve Made Together

Instead of listing every project, I want to focus on what matters most: Carrollton Lakes is moving in the right direction.

1. Communication has improved across the board

We now have monthly newsletters, virtual board meetings, an updated website, social media for reminders, and easier ways for homeowners to reach us. People are more connected and informed, and that matters.

2. The board is working steadily and transparently

We meet monthly, stay on top of projects, and follow through. Our governance is more organized and accessible than it has been in years.

3. Maintenance is no longer being pushed aside

This year, we uncovered just how much had been delayed. Instead of temporary fixes, we focused on long-term solutions, especially with water systems that affect everything from landscaping to the park.

4. The irrigation system underwent major repair and rebuilding

This was one of the most critical projects of the year. Before improving landscaping or entrances, we needed reliable irrigation. Over the past year, we:

• Restored the park irrigation system and replaced a pump damaged during the 2024 hurricane
• Repaired irrigation at the front of the park, entrances, and along the wall
• Replaced more than 60 broken components in one section alone

Now that these systems are working properly, we can begin planning upgrades that will actually last.

5. Fountain and lake issues remain challenges, but progress is being made

Our fountain was repaired under warranty last year, and although it failed again, we are using the warranty process again rather than paying out thousands in new equipment. Warranty claims take time, but they save the community significant cost. As soon as the repaired unit is returned, our aquatics vendor will reinstall it.

The lakes are also healthier than they were a year ago. With more consistent treatment and cooperation among neighboring communities around Lake Heather, we are seeing steady improvement.

6. We restored fairness and consistency in enforcement

Over time, enforcement in our community had become inconsistent, which can happen when boards change and procedures shift. One of our goals this year was to bring everything back into alignment so the rules are applied fairly to everyone.

To do that, we worked with our HOA attorney early in the year to review our governing documents and ensure our processes were correct and up to date. This required some initial legal guidance and notices so that everyone started from the same place again.

The good news is that after resetting these procedures, enforcement has become much more straightforward and consistent. We’ve also needed far less legal involvement in the second half of the year, which helps keep costs down while maintaining fairness.

7. The community is engaged and recognized again

For the first time, Carrollton Lakes received recognition from Hillsborough County for community engagement. We also held our most successful community yard sale in years. These signs show that neighbors are more connected and that the positive changes are being noticed.

Where We Stand Today

We’re in a better place than we were a year ago. Communication is stronger, maintenance is being addressed, and the board is functioning with stability and purpose. Still, we have work to do.

Some of our systems were neglected for decades, and the cost of everything our community depends on has increased significantly. One year of progress can’t undo years of underfunding, but it does put us on a stronger path.

This year was about rebuilding the foundation.

Next year is about building on it.

The Part No One Loves: Assessments

I want to be clear and respectful.

Yes, assessments are increasing again. This is not because of new projects or poor decisions. It is the result of many years when assessments stayed almost the same while costs went up every year.

This increase allows us to:

• Keep up with rising operating costs
• Maintain our common areas responsibly
• Build reserves for future repairs
• Avoid falling behind again and facing large special assessments

I know increases are frustrating. They affect every one of us. But bringing assessments in line with today’s costs is necessary to preserve the health and long-term value of our community.

Where We’re Going Next

In the coming year, our focus will be on:

• Continuing to rebuild reserves
• Improving landscaping now that irrigation is working
• Addressing speeding and safety
• Strengthening communication
• Enhancing common areas
• Staying proactive and avoiding crisis-driven decisions

Progress doesn’t happen all at once, but it does happen with consistent effort, and that is exactly what we intend to continue.

Thank You

I want to thank every resident who has reached out, asked questions, attended meetings, or simply noticed the improvements around the neighborhood. This community means a lot to me and my family. I’m grateful for your trust, your patience, and the chance to serve our neighborhood.

Warmly,

Ryan S. KearnsPresident, Carrollton Lakes HOAPresident@carrolltonlakeshoa.com

Date: December 3, 2024From: Ryan S. Kearns, President, Carrollton Lakes HOATo: Residents of Carrollton LakesRe: State of the Community

Dear Residents of Carrollton Lakes,

I hope this message finds you well. Since stepping into the role of your HOA President just a few short months ago, I have embraced the challenges and opportunities that come with serving our neighborhood.

Public archive copy: Two personal-bio sentences omitted for privacy.

We love this community for its quiet charm, the stunning views of the lake at sunset, its convenient location in a great area of Tampa, and the feeling of it being our little slice of paradise. I deeply value the sense of peace and belonging that Carrollton Lakes provides. It has been an honor to work alongside a dedicated board, passionate volunteers, and engaged residents to make Carrollton Lakes a place we are all proud to call home.

In this letter, I want to share highlights of what we’ve achieved together, address challenges we’ve faced, provide important updates, and outline plans for an exciting future. I’m confident that with your continued support, the best is yet to come for Carrollton Lakes.

Our Achievements

We’ve made tremendous progress by focusing on meaningful improvements that enhance daily life in our community. Here are some of the milestones we’ve achieved in just the last few months:

• Restarted the "Yard of the Month" program, celebrating community pride and beautification.
• Resumed monthly newsletters to keep everyone informed and engaged.
• Hired a new property management company, tailored to better meet our needs, for the first time in 15 years.
• Transitioned to monthly virtual board meetings, increasing transparency and accessibility for all residents.
• Improved communication through the use of technology tools such as professionally branded email addresses, a modernized homeowner portal, social media channels, etc.
• Enhanced safety and convenience by repairing park lights, installing a dog waste station, as well as a commercial grade garbage receptacle inside the park.
• Restructured HOA tools and governance, reducing overall reliance on property management.
• Renegotiated costs and services with vendors lowering our expenses and improving operational efficiencies.
• Developed a balanced budget to support sustainable growth (more on that below).
• Governing documents converted to a legible and readable format and shared on the homeowner portal.
• Filled Board vacancies in accordance with our Bylaws.

These efforts reflect our commitment to fostering a thriving, connected, and well-maintained community.

Projects in Process

Our work is far from over. We’re actively pursuing projects that further enhance our neighborhood:

• Repairing the Lake Gemma fountain. (Currently in for repair / 4 to 5 weeks out as of the date of this letter; an additional 2-3 weeks estimated to complete re-installation. We also found the equipment is under warranty which will save the community over $2000.)
• Christmas lights to be hung by the HOA Board saving the community $2000 annually.
• Launching a new HOA-owned website at minimal cost.
• Addressing lake treatment issues with county and state resources.
• Repairing the irrigation system to ensure efficient water distribution and healthy landscaping.
• Enforcing collections to strengthen financial health.
• Upgrading the landscaping at the park and entrances.
• Street light repairs via TECO. (8 tickets have been submitted so far.)

Each of these initiatives is a step toward a better future for Carrollton Lakes.

Overcoming Challenges

We’ve faced hurdles such as deferred maintenance, limited communication, and inadequate financial planning. To address these, we’ve taken significant steps, including:

• Regular Maintenance Inspection Schedules: Implemented thorough, scheduled inspections to identify and address maintenance needs proactively, ensuring amenities are well-maintained and issues are resolved before escalating into larger problems.
• Improved Financial Planning and Transparency: Developed a detailed budgeting process that prioritizes essential repairs, builds reserves for the future, and ensures that financial decisions are transparent to all residents through regular reporting and open meetings.
• Enhanced Communication: Adopted multiple communication platforms, including newsletters, a homeowner portal, social media channels, and consistent use of the park bulletin board, to keep residents informed and engaged. This ensures that all voices are heard and that important updates are shared promptly.

These measures are helping to build a stronger, more reliable foundation for Carrollton Lakes, setting the stage for continued progress and community growth.

Upcoming Assessment Increase

For the first time since our community’s formation in the 1990s, we will be adjusting annual assessments in order to meet the growing needs of Carrollton Lakes. This modest increase will help start the process of rebuilding reserves and investing in long-term improvements, while avoiding large, unexpected expenses.

Costs have risen globally over just the last five years let alone the last thirty years. Small increases in assessments over time to keep up with rising costs and inflation along with proper budgeting would have likely prevented the special assessment from this past summer. I hope that our community never has to incur that again, and I will do whatever I can within my power to make sure of that. However, it will require that annual assessments get in line with today’s marketplace.

Currently, our semi-annual dues are $320. This will increase to $365 semi-annually – a total increase of $90 per year per unit. Broken down further, this equates to a nominal increase of $7.50 per month. By addressing this now, we help avoid the need for reactive measures like special assessments, which can place undue burdens on residents. This proactive approach ensures our community remains financially healthy and able to maintain the high standards we all value.

The question on everyone’s mind: Will annual assessments increase again in the future? I would be lying to you if I said I knew that answer. However, as costs increase, naturally we need to keep pace, and we have some catching up to do (gradually over time). With that said, eventually the need for increases subsides as our goals are achieved, the budget balances, and our reserves build up.

Goals for the Future

Looking ahead, we’re committed to making Carrollton Lakes an even better place to live. Some of our goals include:

• Providing detailed financial reports and frequent updates to enhance transparency.
• Enforcing fair policies consistently to strengthen accountability.
• Hosting more community events to foster engagement and connection.
• Expanding and upgrading amenities to help boost property values and quality of life.
• Building a robust reserve fund to prepare for unexpected expenses.

These initiatives align with our vision of creating a vibrant, welcoming community.

How You Can Stay Involved

Your participation is key to our success. Here are ways you can help:

• Attend HOA meetings to stay informed and share your ideas. They are now monthly and virtual.
• Volunteer for initiatives like community events or maintenance projects.
• Provide feedback and suggestions via email to hello@carrolltonlakeshoa.com. We will respond.

Together, we can ensure Carrollton Lakes continues to thrive. Thank you for your trust and support. I’m inspired by all we’ve accomplished in this short timeframe, and I am excited about the path ahead!

Warm regards,

Ryan S. KearnsPresident, Carrollton Lakes HOAPresident@carrolltonlakeshoa.com