Bent Creek HOA
The Wonderful. The Glorious. The Beautiful.
Informed homeowners make better communities. This page presents facts from public Bent Creek HOA records. Every number comes from official Association financial statements, the CC&Rs, or published board meeting minutes.
Section 1
Your Money
Where are your HOA dues going? Here's what the financial statements show.
−28%
Total Reserve Fund Decline
$1,333,728 (2021) → $955,748 (2025)
−66.7%
Unallocated Reserve Decline
$543,728 (2021) → $181,248 (2025)
Major Expenditures vs. Budget
| Item | Year | Budget | Actual | Variance |
|---|
| Tree Removal | 2025 | $7,500 | $56,640 | +655% |
| Landscaping | 2022 | $10,000 | $112,801 | +1,028% |
| Falling Water Entrance | 2024 | — | $159,522 | — |
| One-Time Capital Expenses | 2025 | — | $107,385 | — |
| Pest Control | 2023 | — | $75,580 | — |
| Pool Furniture | 2023 | — | $39,899 | — |
| Combined | $551,827 | |
Operating Expense Overruns by Year
| Year | Amount Over Budget |
|---|
| 2021 | $16,242 |
| 2022 | $105,994 |
| 2023 | $102,209 |
| 2024 | $71,973 |
| 2025 | $19,685 |
| Total (5 Years) | $316,103 |
Reserve Study (November 2023): Reserves are designated for "repair or replace" only. New construction from reserve funds is not authorized by the Reserve Study. The Reserve Study update is now overdue by more than 8 months. When performed, depleted reserves may trigger a special assessment against all homeowners.
No board votes authorizing these expenditures appear in published meeting minutes. For context, total fine revenue over the past 5 years is $25,460—less than 1.3% of annual operating income.
Section 2
Your Rights
Can the HOA fine you? Here's what the governing documents say.
- The CC&Rs (85 pages plus 25 amendments) authorize three enforcement mechanisms: liens for unpaid assessments, injunctive relief, and regular or special assessments.
- The CC&Rs contain no provision granting the Association authority to impose monetary fines on homeowners.
- The Fine Policy (adopted September 2022, revised June 2025) claims authority under TCA § 48-53-102, a general nonprofit corporate powers statute. That statute does not specifically authorize HOA fining.
- The fine schedule ($50 / $100 / $150 escalation, plus $500 for architectural violations) was adopted without a recorded membership vote in the published minutes.
If you have been fined, you may wish to review the CC&Rs independently and consider consulting an attorney about whether the fine has a contractual basis in the governing documents.
Want to understand fining authority gaps, the FDCPA, and your federal rights? Read the full Know Your Rights guide →
Section 3
Your Governance
Is the board operating transparently? Here's what the public record shows.
- Meeting minutes delays: July through November 2024 board meeting minutes were not published until May 2025—a 10-month delay. This period coincides with the development and adoption of the Fine Policy.
- Missing minutes: December 2023 and February 2024 meeting minutes have never been published. November and December 2025 minutes were not published as of February 2026.
- Treasurer departure: The Treasurer stopped signing meeting minutes in October 2024 and departed by March 2025 with no public explanation in the minutes.
- Separation of duties: The Board President simultaneously serves as Architectural Review Committee Chair, Compliance Committee Chair, and sole invoice approver for the Association. One person controls architectural review, enforcement, and financial approval.
- Board member admission: A current board member publicly acknowledged receiving violation letters for minor items such as children's toys in a front yard—the same type of enforcement the board now applies to other homeowners.
- Security spending: The same board member publicly stated that homeowner dues are being used to fund personal security systems and cameras at individual board members' residences.
Section 4
What You Can Do
- Request financial records. Under TCA § 48-58-402, members of a Tennessee nonprofit corporation have the right to inspect the corporation's financial records. Contact Timmons Properties at 1114 17th Ave. South, Suite 101, Nashville, TN 37212.
- Request a copy of the CC&Rs. Read them yourself—especially the sections on enforcement and assessments.
- Attend board meetings. Board meetings are open to all homeowners. Your presence matters.
- Run for the board. Elections occur at the annual meeting. Nominations can be made from the floor.
- Request the updated Reserve Study. The current study is from November 2023. An update is overdue. Ask when it will be completed and what the projected impact on homeowner assessments will be.
Section 5
Questions to Ask at the Annual Meeting
- "Can we see the updated Reserve Study? The last one was completed in November 2023."
- "What board vote authorized the Falling Water entrance expenditure of $159,522? Was it competitively bid?"
- "Why were July through November 2024 meeting minutes not published until May 2025?"
- "What section of the CC&Rs authorizes the Fine Policy? Can anyone point to the specific provision?"
- "Why does one person serve as ARC Chair, Compliance Chair, and sole invoice approver? What oversight exists?"
- "What is the plan to replenish the unallocated reserve, which has declined from $543,728 to $181,248?"
- "Were the $107,385 in one-time capital expenses in 2025 approved by the membership?"
- "Why was there a one-time $75,580 pest control contract in 2023? Who approved it and where is the documentation?"
- "Where exactly did the money for the entrance renovation come from—reserves, special assessment, or operating budget? Why can't homeowners see the breakdown?"
- "Was the $56,640 tree removal in 2025 competitively bid? Who selected the vendor?"
- "Reserves have declined by $378,000 in four years. Where did the money go?"
- "The operating budget has been overspent by $316,000 over five years. What spending controls exist?"
Section 6
Share Your Experience
Have you experienced enforcement actions, fines, or governance concerns from the Bent Creek HOA? You're not alone. Share your story below.