Iván M. Bou for the
Bocar Board of Directors

New President Takes Over — Changes Begin Immediately

Kevin Johnson assumes the presidency and makes himself sole signer of checks — violating all proper financial controls. Existing property management terminated. Independent legal counsel replaced. Johnson takes on three simultaneous paid roles: Board President, Property Manager (through his unlicensed company Access Point), and Insurance Broker. Employees of his company are placed on the association payroll. Other board members are driven out through a pattern of impassively talking over concerns, ignoring objections, and misrepresenting facts. A property management contract (~$150K/yr) is executed without evidence of competing bids, board approval, or required LCAM licensure.

DBPR Complaint Filed — Objections Raised

DBPR complaint filed in April 📎 source citing licensure, conflicts of interest, and lack of documentation. Budget adopted at $1,863,079 (3.3% increase over 2024) — but actual spending would reach $2,064,970 (10.8% over budget) by year-end. Written objections raised by owners regarding governance procedures.

Reserve Contributions Stop, Financial Reporting Gaps

Reserve fund contributions stopped after April ($37,170 of $111,510 funded — only 33%). Financial statements published sporadically. Accounts payable climb to ~$116K. Labor costs escalate from ~$9K/mo to $25K/mo after management transition. Despite this, Iván M. Bou continued volunteering — fixing EV chargers, researching cost-saving technologies, providing landscaping guidance, and sharing financial analysis. Texts show Johnson thanking him: "You are a good man" and "Thank you for everything."

Financial Reporting Ceases — Last Reliable Statement Was April

The last reliable financial statement was produced in April 2025. An August 2025 statement was issued but was full of errors and inaccuracies. From this point forward, no financial statements are distributed to the board or owners. Undocumented expenses begin accumulating at ~$39,038/month. Cash is being spent without documentation, transparency, or board oversight.

Vendor Payments Stop — Obligations Accumulate at $71K/Month

Vendor payments are stopped. Only essential costs continue (utilities, labor, loan auto-drafts). Landscaping, pest control, repairs, fire/security monitoring, and insurance premiums go unpaid. $70,904/month in obligations begin accumulating. Formal records request served by legal counsel via certified mail on November 3, 2025 under Florida Statute 718.111(12). The statutory deadline to respond was November 18 — the association did not respond until December 1 (13 days late), and then rejected the request entirely in violation of the statute. The bank balance appears stable — but only because vendors aren't being paid.

Unauthorized Contract & Cancelled Election

Blue Stream cable contract amended without board vote — increasing costs ~$50K annually (exceeds the $5K threshold requiring board approval under Florida statute). Scheduled board election cancelled due to procedural defects, denying owners their right to vote. These actions occurred immediately before the state's referral for legal action.

DBPR Refers Case to General Counsel for Legal Action

The Florida Department of Business and Professional Regulation (DBPR) refers Case No. 2025004495 to its General Counsel 📎 source for potential legal action against the association. Kevin Johnson resigns as president. New interim board members step in to manage the transition.

Estimated $306,356 Net Gap — Special Assessment Likely Required

No reliable financial statement since April 2025. Based on our analysis: an estimated $273,263 in undocumented expenses 📎 source. Estimated unpaid vendors: $354,520 (5 months). Unfunded reserves: $120,805 (11 months). Operating cash estimated at $168,969 against $475,325 in obligations. The 2025 budget itself ended in an estimated ($167,625) deficit 📎 source. Based on these estimates, the deficit will likely require a special assessment in the range of $1,563 to $3,574 per unit depending on the scenario.

Entirely Unelected Board — No Transparency — No Accountability

Board member Deborah Schwartz resigns. Rather than scheduling the long-overdue election, the board appoints Andrew Green — an associate attorney at John Pierce Law, P.C., a firm whose lead attorney John Pierce is nationally known for representing more January 6 Capitol riot defendants than any other lawyer, including members of the Proud Boys and Oath Keepers. Pierce previously represented Kyle Rittenhouse before being fired over financial disputes, mysteriously disappeared from multiple court hearings leaving clients without counsel, and his unlicensed substitute was facing felony charges in Pennsylvania. This is the professional association of the individual the board chose to appoint — without a vote from the community.

No member of the current board has been elected by the owners of this community. Every sitting board member was appointed. Despite this, they have refused to schedule an election, denying 196 unit owners any voice in their own governance. The board operates with no mandate from the community it claims to represent.

The DBPR now has five complaints on file against this association since 2024 — two received in legal (Cases 2025004495 and 2026012867), one assigned to an investigator (Case 2026026207 📎 source, filed for records access violations under FL Statute 718.111(12)), and two previously closed for "Lack of Documentation" — itself a symptom of the crisis, since the association withholds the very records needed to support complaints. A formal letter 📎 source has been sent to the General Counsel requesting expedited review and consolidated action. A state senator's office is now actively working to get answers from the DBPR on behalf of the community.

The community's tennis court is now closed after a project to resurface and change its functional use was initiated without required city permits and without sufficient funds in association accounts. The project sits half-finished, and because the change in functional use was done illegally, the city may ultimately require the work to be torn down — wasting association funds the community cannot afford to lose.

Despite having had months to settle in, this entirely unelected board and its new property management company have provided no clarity or resolution on any of the outstanding issues — the financial gap, the unpaid vendors, the unfunded reserves, the tennis court, or the DBPR cases. Owners who ask basic questions are refused meaningful answers. This board has not provided a plan or full answers to any of this. After more than enough time to assess the situation and communicate a plan, the community remains in the dark while the association's credit collapses and vendors send debts to collection agencies.

Experian Confirms Crisis — Score 6/100, Vendors in Collections

An Experian business credit report 📎 source independently confirms the financial crisis. Bocar receives a Business Credit Score of 6 out of 100 — placing it in the bottom 5% of all businesses nationally. The Financial Stability Risk Rating is 5 out of 5 (worst possible), indicating a 35.27% chance of payment default or bankruptcy within 12 months.

The report reveals two active collection accounts totaling $54,129 with Altus Receivables Management — $45,322 filed in April 2026 and $8,807 filed in May 2026. $0 has been collected. Vendors have given up trying to get paid directly and are sending debts to a collection agency. Seven credit inquiries in nine months show additional vendors and creditors are checking the association's credit — a sign they too are concerned about getting paid.

This is no longer based on estimates or analysis of limited data. An independent national credit bureau has independently confirmed that Bocar Condominium Association is in severe financial distress. The state senator's office is now involved, attempting to get answers from the DBPR on the pending complaints.

Board Admits $200K+ in Unpaid Vendors — Has No Records — No Plan

At the board meeting where the election was finally announced for September 16, 2026, the board made several extraordinary admissions. The board confirmed over $200,000 in unpaid vendor obligations — even by their own conservative count. For context, Iván M. Bou's independent analysis from April estimated the actual figure at $354,000. The board's admission of $200K+ confirms the crisis exists; the gap between their number and the analysis raises additional questions about what else may be undisclosed.

Perhaps most alarming: the board admitted it has no financial records — including no records of whether individual owners are current on their assessment payments. The association literally cannot verify its own income. Despite all of this, the board has refused to authorize a special assessment, an investigation, or a forensic audit of the Access Point era, and has presented no plan of any kind to address the financial deficiencies. No reserves have been deposited since April 2025 — now over 15 months. The association's credit is destroyed. Loans cannot be refinanced. And the board's response is to do nothing.

The root cause of this crisis is now clear: Access Point, Kevin Johnson's property management company, was hired by Johnson himself while he served as board president — despite being unlicensed to manage a condominium association — and charged higher-than-market fees. Access Point's mismanagement created the financial chaos the community now faces. The board terminated the Access Point contract earlier this year, but the damage — unpaid vendors, empty reserves, collapsed credit, missing records — was already done.