Courtyard by Marriott, OKC Bricktown · 2 W Reno Ave, Oklahoma City
- Come in person if you can. Bring the invitation the HOA mailed you and a photo ID. Your in-person vote overrides any proxy.
- Can't make it? On the proxy form the HOA sent, check option (b) and write in a neighbor you trust, sign it (every owner on the deed), and date it. Careful with option (a): it hands your vote to the current paid manager. Whichever proxy you sign last is the one that counts.
- No quorum is needed to elect directors (Bylaws Art. II §3), so every vote cast decides this.
Ian Rupert is the sole board member and president of our HOA, and he doesn't own a home here in his own name; he sold his property in 2017. He pays himself through his own company with our dues ($6,775 in just the first half of 2026, up from $2,800 in all of 2025), approved a $27,516 fence with no recorded vote and no competitive bids on record, and the HOA has produced no meeting minutes for the past two years and no budget in recent history.
Everything below comes from the HOA's own records and public Cleveland County property records, and each claim links to its source.
The goal: annual meetings, a published budget, and dues that go back into our neighborhood.
Sign Your ProxyAlready have the paper form? Return it to 508 SW 121st Pl.
What We Found
A homeowner in this subdivision requested the HOA's financial records, which every dues-paying member is entitled to. Here is what those records revealed.
Self-dealing contract
The sole HOA board president, Ian Rupert, created a consulting company called Ian's Enterprise LLC and then hired that company, his own company, to work for the HOA at $100 an hour with a vague, open-ended scope of work and no end date. Our bylaws limit all contracts to one year, terminable on 30 or 90 days notice.
He signed both sides of the contract himself: once as the owner of his company, and once on behalf of the HOA. The DocuSign certificate confirms both signatures came from the same IP address, 40 seconds apart. The HOA's income statements then show “Independent Consultant Compensation” of $2,800 in 2025 and $6,775 in just the first six months of 2026, paid under that contract with his company.
Not a homeowner
Cleveland County property records show Ian Rupert sold his home here (12013 Garden Dr) on June 1, 2017; two owners have bought and sold it since. County records show no lot in the subdivision held in Ian Rupert's own name, and none under his known companies, Ian's Enterprise LLC or Esty's Rentals. He is not the individual owner of record of any home here.
$27,516 fence, no vote or bids on record
Two days after his consulting contract was signed, the HOA's $27,516 fence work order was dated Sept 6, 2024; Ian signed it Sept 17. The contact person on that project uses his company's email address. That one fence cost more than the HOA collected in all of 2025 ($13,518 total income). The work order shows no competitive bids and no record of a homeowner vote or board approval.
An up-to-$18,000 confidentiality clause
In March 2026, Ian added an addendum to his own contract providing that a party who breaches the contract's confidentiality provision can owe the other side's reasonable attorney's fees, up to $18,000. He signed both sides again from the same IP address.
Dues spent on lawyers and court costs
The HOA's own 2026 records show $1,000 in attorney fees and $1,787 in court costs and server expenses in the first six months of 2026 alone, plus $6,522 collected in fees and past-due interest, all from a one-man board with no minutes for the past two years and no budget in recent history, spending dues on lawyers and court costs (including a small-claims collection suit against a homeowner). Its bank balance rose to about $43,000: its 2025 year-end balance of $32,655 plus the $10,702 it netted in the first half of 2026.
No minutes, no budget, a one-man board
In response to a formal records request (#03361197), the HOA's management answered in writing on July 8, 2026:
Asked for board meeting minutes for the past two years: “No meeting minutes exist.”
Asked for the current approved budget: “No budget exists in recent history…”
Asked for the current board roster: “Ian Rupert, president.”
The HOA's official written response, July 8, 2026 (tap to enlarge).
The HOA's response and its own financial records confirm:
- No meeting minutes exist for the past two years (the period requested)
- No budget exists “in recent history” (the HOA's own words)
- Ian Rupert is the sole board member, the only name on the roster the HOA provided
- The HOA lost $9,125 in 2025
- Approximately $32,000 remained in the bank at the end of 2025
Records request cost: $100
When the homeowner requested these records, the HOA charged $75 at $100/hour, the same rate as the consulting contract. A follow-up request for an omitted item cost another $25. Requesting your own HOA's financial records should not be expensive or difficult.
Records & Source Documents
These are the source documents behind this page: the HOA's own records from its Buildium portal and public county and state records. Every figure and claim above traces back to one of these. We're not asking you to take our word for it.
Common Questions
Is signing the proxy legal?
Yes. Oklahoma law (18 O.S. §1060) explicitly allows members of a nonprofit corporation to vote by proxy. This is a standard legal instrument used in HOA meetings across the country.
What if I change my mind after signing?
You can revoke your proxy at any time by notifying Greg in writing. A text message is enough. And if you show up to the meeting in person, your in-person vote automatically takes priority over any proxy.
Can the board president retaliate against me?
Under our bylaws (Art. V §2), the board can raise dues by at most 10% per year on its own; anything beyond that requires a member vote. And Oklahoma nonprofit law protects members' right to vote and participate in how the Association is run. Exercising that right is exactly what you're entitled to do.
Could I be hit with the $18,000 for sharing this?
No, that clause can't reach you. It's a term in the HOA's contract with Ian's own company, providing that a party who breaks the contract's confidentiality provision can owe the other side's attorney's fees, up to $18,000. You never signed that contract, so you're not bound by it. It binds the people who signed it, not individual homeowners. Discussing how your own HOA is run, and sharing public records about it, is your right. Nothing here asks you to sign or agree to anything.
What's to stop the next board from being just as bad?
Accountability is the one thing this HOA has lacked. A new board is elected by the members, not controlled by any single person, so it answers to you: annual meetings and elections are required, a board of three means no single person controls the money or signs contracts with himself, and owners can remove any director by a two-thirds vote. With an open budget and competitive bids, you can see where every dollar goes, and if a director doesn't serve the neighborhood well, you vote them out at the next election. Dues still fund the neighborhood, so a responsible board still collects them fairly, by clear published rules, not as any one person's private revenue.
Where did this information come from?
Everything on this page comes from the HOA's own records (obtained through a formal records request that any dues-paying member is entitled to make), together with public Cleveland County property records. The source documents are linked above under Records & Source Documents.
When will the meeting happen?
A formal written demand has been sent to the current board president requiring him to schedule an annual meeting. If he refuses or ignores it, Oklahoma law (18 O.S. §1060(D)) allows any member to petition the court to order one. Sign up for email updates below to be notified when a date is set.
What if not enough people sign?
Every proxy matters. Under our bylaws, director elections at annual meetings have no quorum requirement, meaning even a small number of participating owners can elect a new board. The more proxies we have, the stronger the mandate, but there is no minimum threshold for the election itself.
What happens to my dues if the board changes?
The new board's first priority is terminating the self-dealing consulting contract and getting competitive bids for any HOA work. The goal is to spend your dues on the neighborhood, not on contracts with the board president's own company. Under Art. V §2, the board can raise dues by up to 10% per year; larger increases require a member vote.
How to Help
Sign the proxy form
A proxy form was included with the letter you received. Signing it means your vote counts at the meeting even if you can't be there in person. This is authorized under Oklahoma law (18 O.S. §1060), which allows members of a nonprofit corporation to vote by proxy. The proxy remains valid until you revoke it in writing.
You are not signing over ownership of anything. You are simply saying: "I want my vote counted at the next HOA meeting, and I authorize Greg Banks to cast it on my behalf." That's it.
Sign it, and get it back to Greg at 508 SW 121st Pl: on the door, in person, by mail, or by text/photo.
Don't have the form?
No problem. You can fill one out on your phone, print a new copy, or text Greg and he'll get you one.
Get in touch
If any of this concerns you, reach out. Every vote matters in a neighborhood this small.
Want to be notified when a meeting is scheduled?
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What's Being Done
What Happens at the Meeting
This isn't just about removing one person. When the annual meeting happens, we elect a new board. That means we need neighbors who are willing to serve.
What does a board member do?
Show up to a meeting a few times a year, review the budget, and vote on neighborhood decisions. No experience required. The goal is a 3-person board so no one person controls everything.
Do I have to be there in person?
No. If you signed a proxy, your vote counts whether you attend or not. But if you want to be there, show up. Your in-person vote takes priority over any proxy.
Interested in serving on the board?
If you'd be willing to help run this neighborhood the right way, fill out the short form below. It takes about a minute. You don't need a background in finance or law. You just need to care enough to show up.
Prefer email? Reach Greg at gregdbanks20053@gmail.com.
What the new board will do differently
The goal is simple: a 3-person board that holds annual meetings, publishes a budget, and doesn't pay itself. No hidden agenda. Just a neighborhood that's run the way the bylaws intended, with full transparency and owner input on how your dues are spent.
Resources
Know Your Bylaws
Every rule, every right, every protection, explained in plain English.
Explore the BylawsAnnouncements
The annual meeting is scheduled. After our certified demand, the HOA has noticed an Annual Owner Meeting and board election for Monday, September 7 (Labor Day), 6:00 PM, at the Courtyard by Marriott in Bricktown (2 W Reno Ave). The agenda includes electing the HOA Board of Directors, the first election any owner has been invited to on record. Details on how to vote in person or by proxy are at the top of this page. If you did not receive the meeting notice by regular mail, please let us know; the bylaws require mailed notice to every owner (Art. III §6).
A formal demand for an annual meeting has been delivered to the HOA by certified mail. We have given the board 30 days to schedule it. Under 18 O.S. §1060(D), when no annual meeting has been held as the bylaws require, any member can ask the district court to summarily order an election, and we are prepared to do that. Letters and proxy forms have now reached every owner-occupied home in the neighborhood. Two things help most: sign your proxy so your vote counts even if you can't attend, and if you'd consider serving on a new board (we need just a few, no experience required), reach out here.
We added a full text version of our bylaws to the site. Every article and section is readable without downloading the PDF. If you click any of the bylaw references on this page, it will take you straight to that section and highlight it so you can read it in context.