Ian Rupert is the sole, self-appointed president of our HOA. He doesn't live here — he sold his property here in 2017. He pays himself through his own company with our dues — $6,775 in just the first half of 2026, up from $2,800 in all of 2025 — approved a $27,516 fence without a vote, and has never held a meeting, an election, or published a budget.
Everything below comes from the HOA's own records and public Cleveland County property records — each claim links to its source.
The goal: annual meetings, a published budget, and dues that go back into our neighborhood.
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What We Found
A homeowner in this subdivision requested the HOA's financial records, which every dues-paying member is entitled to. Here is what those records revealed.
Self-dealing contract
The sole HOA board president, Ian Rupert, created a consulting company called Ian's Enterprise LLC and then hired that company, his own company, to work for the HOA at $100 an hour with a vague, open-ended scope of work and no end date. Our bylaws limit all contracts to one year, terminable on 30 or 90 days notice.
He signed both sides of the contract himself: once as HOA president, once as the owner of his company. The DocuSign certificate confirms both signatures came from the same IP address, 40 seconds apart. The HOA paid his company $2,800 in 2025 — then $6,775 in just the first six months of 2026.
Not a homeowner
Cleveland County property records confirm that Ian Rupert sold his only lot in this subdivision on June 1, 2017. Two owners have bought and sold that same property since. He does not currently own a home here and has not for nine years.
$27,516 fence, no vote, no bids
Two days after signing his own consulting contract, the HOA opened a $27,516 fence work order, which Ian signed on Sept 17. The contact person on that project uses his company's email address. That fence cost more than double the HOA's entire annual income of $13,518. No homeowners were asked. No one voted. There are no competitive bids on record.
$18,000 penalty clause
In March 2026, Ian went back and added a clause to his own contract that says if anyone discloses the contract's terms, the HOA can be forced to pay up to $18,000 in his attorney's fees. He signed both sides again from the same IP address. The clause appears designed to penalize the HOA — our money — for homeowners finding out about the self-dealing.
Ian Rupert publicly champions transparency in the insurance industry. On his professional social media he applauds the Oklahoma Attorney General's case forcing State Farm to turn over claim records it tried to keep secret, and amplifies reporting that insurers hide behind a "corporate secret."
At the same time, he added an up-to-$18,000 confidentiality penalty to his own HOA contract to prevent homeowners from learning how their dues are being spent.
He is against secrecy when others do it and for secrecy when it protects him.
Dues spent on lawyers — and on suing homeowners
The HOA's own 2026 records show $1,000 in attorney fees and $1,787 in court costs and server expenses in the first six months of 2026 alone, plus $6,522 collected in fees and past-due interest — a self-appointed board with no meetings and no budget, spending dues on lawyers and courts to collect from homeowners. Its bank balance rose to about $43,000 — its 2025 year-end balance of $32,655 plus the $10,702 it netted in the first half of 2026.
No meetings, no budget, no elections
In response to a formal records request (#03361197), the HOA's management answered in writing on July 8, 2026:
Asked for board meeting minutes for the past 24 months: “No meeting minutes exist.”
Asked for the current approved budget: “No budget exists in recent history.”
Asked for the current board roster: “Ian Rupert, president.”
— The HOA's official written response, July 8, 2026 (tap to enlarge).
The HOA's response and its own financial records confirm:
- No meeting minutes exist because no meetings have ever been documented
- No budget exists
- Ian Rupert is the sole board member, and no records show an election has ever been held
- The HOA lost $9,125 in 2025
- Approximately $32,000 remained in the bank at the end of 2025
Records request cost: $100
When the homeowner requested these records, the HOA charged $75 at $100/hour, the same rate as the consulting contract. A follow-up request for an omitted item cost another $25. Requesting your own HOA's financial records should not be expensive or difficult.
Records & Source Documents
These are the source documents behind this page: the HOA's own records from its Buildium portal, the underlying HOA contracts, and public county and state records. Every figure and claim above traces back to one of these — we're not asking you to take our word for it.
Common Questions
Is signing the proxy legal?
Yes. Oklahoma law (18 O.S. §1060) explicitly allows members of a nonprofit corporation to vote by proxy. This is a standard legal instrument used in HOA meetings across the country.
What if I change my mind after signing?
You can revoke your proxy at any time by notifying Greg in writing — a text message is enough. And if you show up to the meeting in person, your in-person vote automatically takes priority over any proxy.
Can the board president retaliate against me?
Your dues are set by the governing documents, not by the board president. He cannot raise your dues, fine you, or take action against you for exercising your rights as a homeowner. Oklahoma nonprofit law protects members' right to vote and participate in governance.
What's to stop the next board from being just as bad?
Accountability — the one thing this HOA has never had. A new board is elected, not self-appointed, so it answers to you: annual meetings and elections are required, a board of three means no single person controls the money or signs contracts with himself, and owners can remove any director by a two-thirds vote. With an open budget and competitive bids, you can see where every dollar goes — and if a director doesn't serve the neighborhood well, you vote them out at the next election. Dues still fund the neighborhood, so a responsible board still collects them — fairly, by clear published rules, not as any one person's private revenue.
Where did this information come from?
Everything on this page comes from the HOA's own records — obtained through a formal records request that any dues-paying member is entitled to make — together with public Cleveland County property records. The source documents are linked above under Records & Source Documents.
When will the meeting happen?
A formal written demand has been sent to the current board president requiring him to schedule an annual meeting. If he refuses or ignores it, Oklahoma law (18 O.S. §1060(D)) allows any member to petition the court to order one. Sign up for email updates below to be notified when a date is set.
What if not enough people sign?
Every proxy matters. Under our bylaws, director elections at annual meetings have no quorum requirement — meaning even a small number of participating owners can elect a new board. The more proxies we have, the stronger the mandate, but there is no minimum threshold for the election itself.
What happens to my dues if the board changes?
The new board's first priority is terminating the self-dealing consulting contract and getting competitive bids for any HOA work. The goal is to spend your dues on the neighborhood — not on contracts with the board president's own company. Dues are set by the governing documents and require a member vote to change.
How to Help
Sign the proxy form
A proxy form was included with the letter you received. Signing it means your vote counts at the meeting even if you can't be there in person. This is authorized under Oklahoma law (18 O.S. §1060), which allows members of a nonprofit corporation to vote by proxy. The proxy remains valid until you revoke it in writing.
You are not signing over ownership of anything. You are simply saying: "I want my vote counted at the next HOA meeting, and I authorize Greg Banks to cast it on my behalf." That's it.
Sign it, and get it back to Greg at 508 SW 121st Pl: on the door, in person, by mail, or by text/photo.
Don't have the form?
No problem. You can fill one out on your phone, print a new copy, or text Greg and he'll get you one.
Get in touch
If any of this concerns you, reach out. Every vote matters in a neighborhood this small.
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Proxy Vote Progress
What's Being Done
What Happens at the Meeting
This isn't just about removing one person. When the annual meeting happens, we elect a new board. That means we need neighbors who are willing to serve.
What does a board member do?
Show up to a meeting a few times a year, review the budget, and vote on neighborhood decisions. No experience required. The goal is a 3-person board so no one person controls everything.
Do I have to be there in person?
No. If you signed a proxy, your vote counts whether you attend or not. But if you want to be there, show up. Your in-person vote takes priority over any proxy.
Interested in serving on the board?
If you'd be willing to help run this neighborhood the right way, reach out to Greg. You don't need a background in finance or law. You just need to care enough to show up.
What the new board will do differently
The goal is simple: a 3-person board that holds annual meetings, publishes a budget, and doesn't pay itself. No hidden agenda. Just a neighborhood that's run the way the bylaws intended, with full transparency and owner input on how your dues are spent.
Resources
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We added a full text version of our bylaws to the site. Every article and section is readable without downloading the PDF. If you click any of the bylaw references on this page, it will take you straight to that section and highlight it so you can read it in context.