San Clemente condo owners face $26,000 HOA emergency roof assessment

Residents of the Vilamoura condominium complex in San Clemente, California, are facing sudden financial pressure after their homeowners association issued a mandatory emergency assessment of more than $26,000 per unit to pay for complete roof replacements. The unexpected charge affects all 198 units in the South Orange County complex and has led to strong opposition from homeowners, especially retirees living on fixed incomes. By declaring the roof work an emergency, the homeowners association board avoided the normal community voting process required for major capital projects. Beverly Albright, an 81-year-old resident who has lived at the complex for years, said she was deeply upset by the sudden bill in an interview with local television station ABC7 Eyewitness News. "I will have to move. And this was my... I've worked very hard to make it so that I could be here," Albright told the broadcast station. According to ABC7 Eyewitness News and regional news site Patch, the homeowners association gave residents three ways to pay. They can pay the full $26,000 upfront, make two large payments, or use an instalment plan requiring more than $2,000 per month for six months, followed by $400 each month.

Residents challenge emergency status and board authority

Homeowners who oppose the charge say the roof replacement does not qualify as a real emergency. Some residents claim the board allowed the roofs to deteriorate for years and is now calling the long-delayed maintenance an emergency to avoid getting approval from the community. Under California law, homeowners association boards can impose special assessments without a vote only in limited emergency situations. These can include immediate threats to a building’s structure or repairs ordered by a court. Vilamoura residents argue that the roofs do not show active failure or an immediate risk of collapse that would justify skipping the normal voting process. Residents are also questioning whether the board received enough competitive bids from roofing contractors to make sure the project is fairly priced. An attorney who handles homeowners association matters told ABC7 Eyewitness News that state law generally requires homeowners to pay disputed assessments while legal challenges continue. Failure to pay could lead to property liens or even foreclosure proceedings by the board. The Vilamoura homeowners association board declined to comment publicly on the assessment. It cited ongoing legal consultations and privacy concerns related to property management.

Legal action and recall efforts gain momentum

In response to the large assessment, affected homeowners have organised a campaign to challenge the decision through legal and administrative channels. According to Patch and local community updates, residents have started a formal recall effort to remove current members of the homeowners association board. They are also seeking an immediate injunction to stop collection of the assessment while an independent review of the association’s reserve funds and the condition of the roofs is carried out. To help neighbours facing serious financial pressure or the possibility of losing their homes, community members have also created a GoFundMe campaign. The fundraiser aims to pay for legal representation and provide emergency financial help to elderly residents such as Albright.

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