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Association accounting records identify payments to ▒▒▒▒▒▒, ▒▒▒▒▒▒, or both jointly. The current record does not contain all invoices, receipts, reimbursement forms, conflict disclosures, disinterested approvals, proof of work, or cleared checks needed to determine the legal character and propriety of each transaction.
Record status
Primary ledger records located; supporting authorization and disclosure records not yet produced.
Read this first. Each step gives a fact the records support, the exact source excerpt, the limitation (what it does not prove), and the record still needed. The detailed tables and analysis below are the technical view.
Association accounting records show payments to a sitting director, her spouse, or both jointly — but the invoices, approvals, and disclosures that would show whether each payment was proper are not in the record.
The Association's own accounting system records payments to ▒▒▒▒▒▒, ▒▒▒▒▒▒, or both jointly.
Disbursement lines record payees, amounts, dates, and memo/description fields. The ledger identifies the accounting system’s record of each payment.
LimitA ledger line proves a payment was recorded — not that it was theft, compensation, a kickback, or improper.
Still neededThe invoices, receipts, and cleared checks behind each line.
Open source dossierA July 7, 2025 payment tied to pet-waste stations is dated one day before minutes that say the pet-waste proposal was 'presented and tabled' for 2026.
“A proposal regarding pet-waste stations was presented and tabled for consideration in the 2026 budget.”
LimitThe one-day gap is a timing question to reconcile; it does not by itself prove the payment was unauthorized.
Still neededAny authorization that predates the July 7 payment.
Open source dossierA Montgomery County certificate registers the assumed name 'MDZ Construction' to ▒▒▒▒▒▒
Assumed name: MDZ Construction — DBA #202200841 — ▒▒▒▒▒▒, an individual — filed and recorded 03/16/2022 12:34 p.m. — Pinehurst, Texas (street/residential address redacted).
LimitThis is a business-name registration only. It does not list ▒▒▒▒▒▒, and it does not establish joint ownership or any unlawful conduct.
Still neededWhether the HOA's payee is this registration — which requires the invoices.
Open source dossierWhat the records establish
What remains unproven
Association records establish payments involving a sitting director, her spouse, and both spouses jointly. Together with ▒▒▒▒▒▒'s registration of MDZ Construction, those records create a credible direct-or-indirect financial-interest concern requiring examination of disclosure, authorization, procurement fairness, work performed, and compliance with the Association's governing procedures. A separate homeowner allegation claims that competing bid information was shared with ▒▒▒▒▒▒ so that MDZ could underbid vendors, but that allegation remains uncorroborated and must not be presented as fact.
Because ▒▒▒▒▒▒ and ▒▒▒▒▒▒ are reported to be married, money paid to ▒▒▒▒▒▒ or MDZ Construction during the marriage may have economically benefited their marital household. Payments made directly to ▒▒▒▒▒▒, or jointly to ▒▒▒▒▒▒ and ▒▒▒▒▒▒, present an even more apparent financial interest.
Texas community-property principles do not automatically make ▒▒▒▒▒▒ the named owner, registrant, or manager of ▒▒▒▒▒▒'s business; separate-property characterization, marital agreements, tracing, and each spouse's management rights may affect ownership and control. Accordingly, it is not stated that every payment to ▒▒▒▒▒▒ was conclusively a payment to ▒▒▒▒▒▒. The accurate conclusion: ▒▒▒▒▒▒ may have possessed a direct or indirect financial interest in Association transactions involving herself, her spouse, or MDZ Construction, and those transactions may have produced an economic benefit for their marital household.
These circumstances raise a credible related-party / interested-transaction concern under Texas Business Organizations Code §22.230. They do not automatically prove illegality, corruption, or an invalid transaction. Texas law does not make an interested transaction automatically void; the analysis includes disclosure of the interest, informed authorization by disinterested decision-makers, and whether the transaction was fair to the Association. Directors also owe duties of good faith, ordinary care, and acting in what they reasonably believe to be the Association's best interest.
Material unresolved questions: Was the ▒▒▒▒▒▒/▒▒▒▒▒▒/MDZ relationship and ▒▒▒▒▒▒'s possible interest disclosed to the board? Did the remaining directors know all material facts before approving? Were the transactions authorized by genuinely disinterested decision-makers? Did ▒▒▒▒▒▒ participate in discussions, recommendations, selections, approvals, ratifications, or votes? Did the governing documents or a conflict policy require recusal? Were competing proposals obtained? Were prices and terms fair? What work was requested and performed, and by whom? Do invoices, contracts, receipts, work orders, permits, photographs, warranties, and proof of completion exist?
A homeowner alleged that ▒▒▒▒▒▒ had access to competing vendor bids and shared or allowed her husband to see those bids so that he or MDZ Construction could submit a lower price. This is an attributed homeowner statement and remains uncorroborated hearsay. Available records reviewed to date do not independently establish that confidential bid information was disclosed, that ▒▒▒▒▒▒ or MDZ Construction used such information, or that any contract was awarded because of that information.
If substantiated, the alleged conduct would present a serious conflict-of-interest and procurement-integrity concern. Even if corroborated, it must be described according to precisely what it proves, and must not be characterized as criminal, fraudulent, corrupt, or illegal without adequate evidence and a sound legal basis. A lower price alone does not prove bid disclosure or improper undercutting — the timing of any MDZ proposal relative to when competing prices became available, and the communications, are essential.
The supplied board/annual minutes and the analytical workbook surface documentary items flagged for records review — questions, not proof of wrongdoing: (1) a December 2025 vs January 2026 audit-approval chronology that appears to report the same audit approval twice; (2) substantially repeated February and March 2026 between-meeting decision narratives (do not double-count invoices without matching invoice numbers); (3) an invalid “September 31” date in the October 14, 2025 minutes (likely a drafting error); (4) MDZ Construction items appearing in the May, June, and July 2026 board records ($450.99 decking/fence; $186 common-area fence; $150 sign); (5) missing original decision dates and written consents for decisions announced between meetings.
Coverage gaps remain: the June 30, 2026 income statement was not supplied, and there is no full transaction-level general ledger after July 7, 2025 through July 31, 2026. Monthly statements alone cannot identify every vendor, payee, or approval — the full GL and the underlying invoices/consents are requested.
Each row is documented by the accounting system. Clicking a transaction opens the ledger record and its linked meeting-minute context. Descriptions drawn from the GL rather than a meeting packet are labeled as such.
| Date | Payee shown by record | Amount | Description / context | Public interpretation |
|---|---|---|---|---|
| Dec. 4, 2024 | ▒▒▒▒▒▒ | $844.74 | AP/payment record; underlying purpose must be confirmed from voucher[GL] | Payment is documented; character and approval unresolved |
| May 19, 2025 | ▒▒▒▒▒▒ & ▒▒▒▒▒▒ | $423.77 | Baby-changing station[GL] | Requires invoice, receipt, approval, and reimbursement classification |
| May 20, 2025 | ▒▒▒▒▒▒ | $171.40 | Clubhouse light[GL] | Requires invoice, receipt, approval, and reimbursement classification |
Work / licensing analysis — unresolved pending source records
| ||||
| May 20, 2025 | ▒▒▒▒▒▒ & ▒▒▒▒▒▒ | $1,158.69 | Landscape lighting[GL] | Requires scope, invoice, approval, proof of work, and conflict records |
| June 10, 2025 | ▒▒▒▒▒▒ | $752.84 | Pool maintenance/repair (invoice 06082025, GL p.39)[GL] | Requires scope, invoice, approval, and proof of work |
Work / licensing analysis — unresolved pending source records
| ||||
| July 7, 2025 | ▒▒▒▒▒▒ & ▒▒▒▒▒▒ | $808.20 | Pet-waste stations[GL] | Payment date precedes July 8 tabled proposal; timing requires reconciliation |
| July 2025 | ▒▒▒▒▒▒ & ▒▒▒▒▒▒ | $594.78 | Separate check shown voided[GL] | Do not count as a completed payment |
Descriptions labeled [GL] come from the general ledger rather than a meeting packet. Open the linked ledger record for context.
Accounting records show a payment associated with pet-waste stations. This precedes the July 8 minutes and requires reconciliation.
Minutes state the proposal was presented and tabled for the 2026 budget—after the July 7 payment date.
Cards expand to show the excerpt, classification, and the establishes / does-not-establish distinction. Choose “View the record” to open the full permanent dossier.
The 2025 general ledger identifies payees and amounts, including entries associated with ▒▒▒▒▒▒, ▒▒▒▒▒▒, or both jointly.
Location: AP/disbursement pages for named payees
Minutes state a pet-waste-station proposal was presented and tabled for the 2026 budget.
Location: Pet-waste-station agenda item
The downloadable dated assessment compiling the record review. Analysis/inference, not a primary source.
The agenda records an announced $150 MDZ Construction guard-shack repair / sign installation decision among other vendor decisions, plus July 2026 financials, an off-duty-officer contract, 2027 budgeting, and a homeowner forum.
Correspondence in which Rachel Schmutz transmitted the 2025 general ledger. Metadata disclosed; content withheld pending review.
The minutes identify the Lakes of Woodtrace Community Association, the July 29, 2026 meeting, the directors present, a list of vendor invoices, and a unanimous ratification vote. MDZ Construction is identified for a $150 clearance-sign repair.
Location: July 29, 2026 minutes — vendor-invoice ratification
A Montgomery County Clerk assumed-name certificate. Assumed name: MDZ Construction; filing DBA #202200841; filed and recorded March 16, 2022 at 12:34 p.m.; registrant ▒▒▒▒▒▒ (an individual); business office in the county: yes; assumed-name period 10 years; signed March 8, 2022; notarized in Harris County, Texas. ▒▒▒▒▒▒ appears solely as County Clerk (not the registrant or owner).
Location: Montgomery County assumed-name certificate, DBA #202200841
A Montgomery County Clerk Official Records search result page displaying a single 'MDZ CONSTRUCTION' assumed-name entry recorded 03/16/2022 — the properly-scoped search that located DBA #202200841.
A Harris County Clerk assumed-name certificate. Assumed name: MDZ Construction; filing number P122958; filed July 17, 2019; sole proprietorship; listed proprietor ▒▒▒▒▒▒; listed location Pasadena, Texas; stated assumed-name period ten years.
A screenshot of a Montgomery County Clerk Official Records quick search for the exact term 'MDZ Construction' (Jan 1, 1600 – Aug 27, 2026) returning 'No Results Found'. RECLASSIFIED as an incomplete or incorrectly-scoped initial search that was subsequently superseded by locating DBA #202200841.
A homeowner alleged that ▒▒▒▒▒▒ had access to competing vendor bids and shared or allowed her husband to see those bids so that he or MDZ Construction could submit a lower price. This is an attributed homeowner statement and remains uncorroborated hearsay. Available records reviewed to date do not independently establish that confidential bid information was disclosed, that ▒▒▒▒▒▒ or MDZ Construction used such information, or that any contract was awarded because of that information.
Month-end balance sheet for the period ending October 31, 2025. Reports total assets $684,340.54, total cash $390,288.88, reserve assets $221,857.20, assessment receivables $56,283.59, total liabilities $308,728.35, and a reported current-year deficit of $-332,099.58.
Month-end balance sheet for the period ending November 30, 2025. Reports total assets $567,741.11, total cash $255,063.17, reserve assets $245,852.77, assessment receivables $54,697.97, total liabilities $181,464.50, and a reported current-year deficit of $-345,430.73.
Income statement for the period ending November 30, 2025. Reports YTD revenue $1,084,729.07, YTD expenses $1,430,159.80, and a YTD deficit of $-345,430.73.
Month-end balance sheet for the period ending December 31, 2025. Reports total assets $817,291.19, total cash $492,356.85, reserve assets $257,853.68, assessment receivables $51,303.70, total liabilities $374,818.80, and a reported current-year deficit of $-301,235.86.
Income statement for the period ending December 31, 2025. Reports YTD revenue $1,181,227.05, YTD expenses $1,482,462.91, and a YTD deficit of $-301,235.86.
Month-end balance sheet for the period ending January 31, 2026. Reports total assets $1,520,860.99, total cash $877,901.30, reserve assets $269,869.11, assessment receivables $359,567.47, total liabilities $1,020,268.45, and a reported current-year surplus of $46,104.72.
Income statement for the period ending January 31, 2026. Reports YTD revenue $98,168.37, YTD expenses $52,063.65, and a YTD surplus of $46,104.72.
Month-end balance sheet for the period ending February 28, 2026. Reports total assets $1,474,950.37, total cash $948,769.42, reserve assets $281,884.17, assessment receivables $233,027.52, total liabilities $924,940.65, and a reported current-year surplus of $83,506.84.
Income statement for the period ending February 28, 2026. Reports YTD revenue $189,099.57, YTD expenses $105,592.73, and a YTD surplus of $83,506.84.
Month-end balance sheet for the period ending March 31, 2026. Reports total assets $1,386,027.25, total cash $936,099.92, reserve assets $276,265.27, assessment receivables $164,646.65, total liabilities $838,572.79, and a reported current-year surplus of $86,570.48.
Income statement for the period ending March 31, 2026. Reports YTD revenue $282,251.92, YTD expenses $195,681.44, and a YTD surplus of $86,570.48.
Month-end balance sheet for the period ending April 30, 2026. Reports total assets $1,316,806.17, total cash $903,888.27, reserve assets $289,030.48, assessment receivables $117,125.86, total liabilities $739,259.02, and a reported current-year surplus of $103,897.96.
Income statement for the period ending April 30, 2026. Reports YTD revenue $378,896.01, YTD expenses $274,998.05, and a YTD surplus of $103,897.96.
Month-end balance sheet for the period ending May 31, 2026. Reports total assets $1,240,476.48, total cash $840,456.93, reserve assets $286,871.61, assessment receivables $108,640.23, total liabilities $666,340.55, and a reported current-year surplus of $102,645.61.
Income statement for the period ending May 31, 2026. Reports YTD revenue $475,794.34, YTD expenses $373,148.73, and a YTD surplus of $102,645.61.
Month-end balance sheet for the period ending June 30, 2026. Reports total assets $1,166,614.87, total cash $764,776.24, reserve assets $298,891.00, assessment receivables $100,693.77, total liabilities $576,245.91, and a reported current-year surplus of $106,859.25.
Month-end balance sheet for the period ending July 31, 2026. Reports total assets $1,106,362.22, total cash $710,732.12, reserve assets $311,866.88, assessment receivables $83,763.22, total liabilities $498,176.49, and a reported current-year surplus of $111,700.14.
Income statement for the period ending July 31, 2026. Reports YTD revenue $662,173.89, YTD expenses $550,473.75, and a YTD surplus of $111,700.14.
October 2025 income statement (hash-VERIFIED, SHA-256 BAFDC711…): YTD revenue $993,107.58, YTD expenses $1,325,207.16, YTD deficit $332,099.58, October monthly surplus $18,239.40. The YTD deficit agrees exactly with the October 31 balance sheet's reported current-year deficit of $332,099.58 (internal reconciliation between two association reports).
Financials through March 31, 2025 and the approved 2025 budget were presented; ▒▒▒▒▒▒ and ▒▒▒▒▒▒ were elected to three-year terms.
August financials presented; Crest Management selected between meetings; three entry-lighting proposals reviewed and the RedNova quote approved; AC replacement tabled; preliminary 2026 budget reviewed.
Minutes refer to a “September 31” financial report and state the preliminary budget was reviewed in executive session before an October 28 vote.
The 2026 budget was approved after discussion of revenue, operating expenses, reserves, capital expenditures, overruns, and timing.
September 30 financials presented; regular meetings moved to the third Tuesday so statements released on the 15th would be available.
Actions outside the meeting: Keystone Painting clubhouse interior $3,620 approved; Albarado & Fairey audit services $5,500 approved.
Three audit proposals reviewed and Albarado & Fiery approved for the 2025 audit; a landscape-contract pre-bid process authorized.
Between-meeting decisions include Keystone $3,620; IMS $468.75, $216.50, $4,618.22; Strike Electric $422.18; Fann’s $531.25; Nexlar $460.06; Best Plumbing $296.17.
Minutes repeat substantially the same between-meeting decision list as the February minutes and state February 28 financials were presented.
Between-meeting approvals include MDZ decking/fence repair $450.99; iTech $3,458.86 and $14,178.47; McKenna pool tables $7,192; April financials approved.
Between-meeting approvals include TLR work, iTech, pool attendants, Strike Electric, MDZ common-area fence repair $186, McKenna tables, and Verizon gate-camera installation; May financials approved.
Association Reserves report #43707-0, issued 2022 for fiscal 2023, based on a December 2, 2021 site inspection. It reported the reserve as only 4.7% funded (classified “Weak”), a projected start-of-2023 balance of $35,362 against a fully funded balance of $757,345, an average deficit of $793 per unit (910 units), high special-assessment / deferred-maintenance risk, and recommended annual reserve contributions of $120,000. It is a historical baseline, not a current funding opinion.
PreviouslyMDZ Construction was not documented by a primary record on the site.
CorrectedAdded the August 25, 2026 agenda item; documents the job/amount only, not ownership, bidding, or wrongdoing.
View the affected record →PreviouslyProvenance of the 2025 GL and the attributed phone statement were not separated on the site.
CorrectedRecorded her as transmitting custodian of the 2025 GL while keeping the attributed telephone statement separate and attributed, not asserted.
View the affected record →PreviouslyEarlier framing said no Montgomery County MDZ Construction filing was located and that MDZ ownership was entirely unresolved.
CorrectedMontgomery County assumed-name certificate DBA #202200841 (filed March 16, 2022) identifies ▒▒▒▒▒▒ as the individual registrant of MDZ Construction. It does not list ▒▒▒▒▒▒ and does not, by itself, establish joint ownership or unlawful conduct.
View the affected record →PreviouslyAn initial Montgomery County quick search returned no results, supporting an inference that no DBA existed.
CorrectedThat quick search was incorrectly scoped (department=RP, full-text/OCR disabled). It is reclassified as an incomplete initial search superseded by the located DBA #202200841. The original capture is retained for transparency, not deleted.
View the affected record →PreviouslyThe Harris County MDZ Construction (▒▒▒▒▒▒) was treated as the only located MDZ registration.
CorrectedThe Harris County certificate P122958 (2019, ▒▒▒▒▒▒, Pasadena) is preserved as a separate filing — different county, registrant, date, and location — not contradictory to the Montgomery County certificate.
View the affected record →PreviouslyThe site referenced the 2025 GL but not the monthly balance sheets / income statements.
CorrectedAdded 18 hash-verified primary financial statements (10 balance sheets, 8 income statements) as individual dossiers with reported/classified language and the October YTD-deficit reconciliation ($332,099.58). October 2025 income statement and June 2026 income statement are outstanding.
View the affected record →PreviouslyThe October 2025 income statement was owner-reported/pending; there was no reserve-study record and no 2025–2026 board-meeting chronology; the 2025 GL and Aug 25 agenda had no served source file.
CorrectedVerified the Financial Governance Pack (archive + all 35 files hash-matched). Flipped the October 2025 income statement to hash-verified with a served PDF; added the 2023 Reserve Study baseline (4.7% funded) and 11 board/annual-meeting dossiers with a chronology and records-review flags; attached the 2025 GL and Aug 25 agenda PDFs. June 2026 income statement and the full post–July 7 2025 GL remain outstanding.
View the affected record →Last reviewed: August 27, 2026 · Revision 1 (first public release)