W14 – Landscaping Fraud & Airbnb Conversion

Key Fact: Despite the lease explicitly stating HOA and landscape were landlord’s responsibility (see Lease Section 9), no gardener was ever provided. This violation, along with unauthorized short-term rental conversion, supports a pattern of breach and concealment.

In July 2022, tenant reported being told to mow the yard themselves by HOA rep “James,” after owner failed to address a one-year HOA delinquency in dues and never replaced the gardner who sprayed roundup on lawn killing the new seeds I planted. Drone sightings over the property were interpreted as listing preparation for sale. Owner denied selling, yet continued to ghost HOA and tenants. Witness James confirms owner refused all calls from HOA and emails.d to ghost HOA and tenants. Witness James confirms owner refused all calls from HOA and emails.

Images: Documenting Lack of Landscaping, Tenant Mowing, Tree Damage, and False Ocean View

Push mower and dying lawn — End of second year trees removed Main street in view.

Tenant mowing with push mower — Tenant forced to maintain lawn due to owner abandonment.

Dead palm fronds on pathway — Over grown palms limbs were lifting shingles on next home, HOA violation.

Overgrown tree blocking light — Front trees overgrown, further evidence no gardener was used.

Traffic lights visible from bedroom — Street lighting entering second-floor windows — no ocean view.

Before tree trimming – real view obstruction — 2022 Anna Ly contract landscaping included

Zillow removal screenshot — Listing removed May 21, 2025, after over 200 days on Airbnb.

View from patio shows major traffic — Front-facing patio reveals traffic, not ocean — deceptive listing.

Witness Testimony

James (HOA rep): "Owner won’t return my calls. Told me he was not selling but owed HOA a year of back dues. I was asked to call you [tenant] if drone flew over. Said he'd find a gardener but never did."

Conclusion

This sequence of events confirms landlord misrepresentation, violation of landscape responsibility, and use of false visuals to prep the unit for Airbnb during an active lease. Exhibit W14 is part of the formal damages package and will be submitted as part of the landlord fraud timeline.