Board's new figures
On September 24, the Board President stated that multiple insurance agents had provided bare-walls figures of $34M and $38.8M.
Simi Valley, California · Independent Owner Investigation
FOLLOW THE DOCUMENTS.
Nearly $2 million is on the ballot. Owners deserve the full record before they decide.
CantriceCourt.org puts the Association's own documents, financial records, Board communications, and owner responses in one place so you can see what was proposed, what changed, what the numbers show, and what still needs an answer.
Read the Board's documents. Read the opposition. Check the numbers. Decide for yourself.
UPDATED TODAY · SEPTEMBER 24, 2026
New insurance records materially change the valuation question.
The Board President has now put new numbers into the record: insurance agents reportedly supplied $34 million and $38.8 million bare-walls replacement-cost figures, while the Association's current signed SOV is $32,708,416 and its earthquake disclosure lists a $42,216,921 limit. The immediate issue is no longer an outside estimate — it is how the Association reconciles its own valuation record.
Current signed SOV
The August 28, 2026 SOV submitted for the current fire/casualty program totals $32.708M, including residential buildings valued at $164/sf.
Policy arithmetic disputed
The Board President also presented $39.204M as combined coverage. The underlying State Farm and Helix policy terms need to be read before treating every extension as freely additive replacement-cost capacity.
Historical Association record
The Association's 2026 insurance disclosure lists a $42.217M earthquake limit, and the 2024 earthquake policy ties coverage to a September 5, 2024 Statement of Values/application.
What is not yet established: these figures may reflect different scopes, property definitions, policy structures, or assumptions. The site does not treat any one of them as the proven 100% replacement-cost figure. The unresolved question is what professional valuation supports each number and why the current program was built on the $32.708M SOV.
SIX LIVE ISSUES
Start with the issue. Go straight to the record.
Each page gives the short version first and puts the supporting documents directly underneath.
OWNER VOTE
$2M Assessment
Owners are being asked to authorize a $1,999,999.60 special assessment while Board materials describe expected roof costs of about $1.6 million.
Review the Assessment →PUBLIC COURT RECORD
Small Claims
A pending records case concerns Association records, meeting materials, insurance information, and assessment-related documents.
Review the Court Record →OCTOBER 19, 2026
ADR Mediation
The parties are scheduled for mediation concerning multiple Association disputes; this page organizes the public source record behind them.
Review the ADR Record →2026 BOARD ELECTION
Director Disqualification
A candidate elected by acclamation in 2025 was disqualified from the 2026 ballot; the election rules, notices, and insurance materials are collected here.
Review the Election Record →MEETING ACCOUNTABILITY
Missing Meeting Records
The available record now shows 12 confirmed overdue open-meeting gaps across 2025 and 2026: six confirmed 2025 meetings and six confirmed 2026 meetings with no minutes, draft minutes, or summary in the records currently available to this site. The July 24, 2025 emergency meeting was an executive session and is excluded from the open-meeting count.
Review the Meeting Record →PROPERTY INSURANCE · SEPTEMBER 24 RECORD
Insurance: the Association’s own numbers now require reconciliation
The signed current SOV is $32.708M at $164/sf. The Board President now cites agent-derived bare-walls figures of $34M and $38.8M, while the Association insurance disclosure lists a $42.217M earthquake limit. The issue is now the reconciliation of the Association's own valuation record.
Review the Insurance Record →PROPERTY INSURANCE · BROKER RECORD + $164/SF
The insurance question has moved from an outside benchmark dispute to an internal Association valuation conflict.
The current signed SOV totals $32,708,416 and uses $164/sf for residential buildings. On September 24, the Board President stated that insurance agents had supplied bare-walls figures of $34 million and $38.8 million and presented a $39.204 million combined coverage calculation. The Association's own insurance disclosure lists a $42,216,921 earthquake limit. These numbers may have different scopes, but they now require a written professional reconciliation.
Cantrice insurance value$164/sf
Published L.A. low benchmark$185/sf
Published L.A. high benchmark$388/sf
September 24 update: The strongest question is now internal: what valuation assumptions produced $32.708M, $34M, $38.8M, $42.217M, and the approximately $44M Reich figure cited in the correspondence? The Board should produce the underlying professional valuations and explain the policy arithmetic. Read the reconciliation analysis →
Formal demand sent September 23: The Board President, management, and Association counsel were asked to obtain a current professional replacement-cost analysis, show what supports the $164/sf figure, reconcile the signed insurance value schedule, and address any material shortfall. Read the complete 24-page demand + Exhibits A-H →
Read the evidence, not a summary: the July broker emails, July 21 agenda, signed $164/sf value schedule, State Farm and Helix policies, and September 23 formal demand are all posted on the Insurance page.
SEPTEMBER 24 INSURANCE UPDATE · HELIX POLICY MECHANICS
The $9.8 million Helix layer is excess of $22.9 million — and it also carries a 110% building-level Margin Clause.
The Helix declarations place $9,806,516 per occurrence above $22,901,900 per occurrence. A separate endorsement says Helix liability for any one building or structure cannot exceed 110% of that property's individually stated value, subject to the rest of the policy.
What this means: the concern is not that Helix adds only 10% of State Farm. The concern is that an understated building value may constrain the excess recovery for that building even though some of the overall Helix limit might otherwise remain available. That makes the accuracy of each SOV value materially important, not merely informational.
Two questions now require written answers: Is the $32.708 million total tower enough, and are the individual building values high enough for the Helix 110% Margin Clause?
CURRENT INVESTIGATION • SPECIAL ASSESSMENT
$2 Million Asked. About $1.6 Million Expected. Explain the Difference.
$20,408.16 per unit
The Board asks owners to authorize a fixed $1,999,999.60 assessment. Its own materials say the expected roof replacement cost is approximately $1.6 million and that unused assessment money would ultimately fund reserves.
That is roughly a $400,000 difference. The Board says the extra amount covers cost growth and contingencies, with unused assessment money ultimately going to reserves. Owners should be able to see the calculation and supporting records before deciding whether to authorize the full amount.
Fixed assessment$1,999,999.60
Per unit$20,408.16
Board-stated roof cost~$1.6M
Gap to document~$400K
PUBLIC COURT RECORD • SEPARATE RECORDS CASE
Court Case: Records & Board Transparency
A separate pending small-claims case concerns Association records, meeting documents, insurance information, and assessment-related records. It is not the main issue on this site—the immediate issue is the nearly $2 million assessment—but the records dispute helps explain why access to source documents matters.
Current status: Before the next hearing, William Mills agreed to include the small-claims records dispute, along with other significant Association disputes, in mediation scheduled for October 19, 2026. The Association has publicly acknowledged in a court filing that the parties are proceeding to mediation.
FOUR DOCUMENTED FACTS TO START WITH
The proposal changed.
Earlier Board materials described a $2.5 million reserve special assessment tied to several major projects. The later ballot asks for $1,999,999.60 focused on roofs.
See the timeline →The assessment and the bank debt are not the same thing.
Owners vote on a fixed assessment. The Board has described financing that is drawn against actual roofing invoices. The amount assessed and the amount ultimately borrowed can differ.
Follow the money →The Board itself identifies unused money.
The ballot package says any assessment money not used for the roof replacement project will be used to fund reserves.
Read the ballot package →The Reserve Study says: get final proposals first.
The 2026 Reserve Study says reserves are weak and major roof work is due, but it also expressly states that final project proposals should be obtained before approving a special assessment or loan.
Read what the study actually says →2026 COST OF GOVERNANCE
2026 Legal Spending: What the Ledger Shows
Owners are being asked to take on a nearly $2 million special assessment. At the same time, the Association's own books show $20,382.40 in attorney/legal-services expense through August 31, 2026.
$20,382.40 in attorney/legal services through August 2026
This is owner money. Legal work may sometimes be necessary. But more than $20,000 in eight months deserves a clear explanation of what work was performed, why it was necessary, and what owners received for the expense.
Through April 30$901.39$898.97 January legal-services invoice + $2.42 interest; prior-year $276 invoice was reclassified out
May$2,854.00
June$5,858.50
July$5,205.27
August$5,563.24
2026 Attorney/Legal Services through Aug. 31$20,382.40$901.39 + $2,854.00 + $5,858.50 + $5,205.27 + $5,563.24
The useful question is straightforward: what work drove more than $20,000 in recorded 2026 legal expense through August, what matters did it address, and what did the Association receive for it?
HOW THIS SITE WORKS
Source first. Summary second.
This site is organized so a material claim can be checked against the underlying Association document, ballot, financial record, contract, communication, or public filing whenever that source is available for publication.
Current Issues
Issue-by-issue breakdowns showing the claim, the documentary record, the unanswered question, and the supporting file.
Review current issues →Meetings & Minutes
Board agendas and minutes organized by date, with missing-record status separated from confirmed documents.
Browse meetings →Board & Management
Current Board offices, terms, the published President contact, and current management information in one place.
View Board & Management →Evidence Library
Board materials, financial records, governing documents, ballots, correspondence, insurance records, and other cleared source files.
Browse evidence →Owner Communications
Independent owner letters and objections, clearly labeled and kept separate from official Association communications.
Read owner communications →Verified Owner Portal
Sensitive Association records that should not be placed on the open internet remain available only to verified owners.
Enter secure portal →Do not take anyone's word for it. Read the documents.
The record should speak for itself: what was proposed, what changed, what was promised, what was documented, and what remains unanswered.
Have a document we are missing?
Owners may submit relevant records, corrections, or information to owner@cantricecourt.org. Material is reviewed before publication. Private owner information and confidential mediation material are not published.