Annual Meeting - December 29, 2025
The 41st Annual Meeting of the Lakes of Bent Tree Condominiums was held on December 29, 2025, and we’re fortunate to share that for 2026, owners will see a 1.75% reduction in the assessment rate. Reserve funds now total $1.1 million, the 2027 exterior painting project is fully funded, and—barring a major insurable event—there are no special assessments on the horizon.
An 81-minute recording of the meeting presentation is now available (above) for those who were unable to attend or would like to review the details. A written summary updating the 2024 report will be posted by the end of the month once the 2025 financial books are closed.
An online election to fill the board seat vacated by John Dickey will open next week and will remain active for 10 days, giving all owners ample opportunity to participate. Last years online vote had the highest participation to date.
Agenda, Timestamps, Presenters
Overview
0:00:00 | WELCOME (Bauer 1.5 min)
0:01:30 | ACCOMPLISHMENTS/DISAPPOINTMENTS (Bauer 3 min)
Financial Review
0:04:20 | FINANCIAL OVERVIEW (Bauer 18 min)
0:22:21 | INVESTMENT EARNINGS (Johnson 2.5 min)
0:25:02 | AUDITS (Johnson 2 min)
Facilities Management + Capital Improvements
0:27:05 | BUILDING H, 5070-5092 (Githens 5 min)
0:32:05 | BUILDING I, 5148-5170 (Mack 2.5 min)
0:34:45 | BUILDINGS L, M (Githens 4 min)
0:39:00 | BUILDINGS G, H 5058-5092 (Githens 3 min)
0:41:58 | EXTERIOR WEST WALL (Githens 1 min)
0:42:56 | FRONT GATE (Mack 4 min)
0:46:58 | REAR GATE (Mack 4 min)
Operations
0:50:30 | COMMUNICATIONS + TECHNOLOGY (Githens 15 min)
1:05:34 | HOME IMPROVEMENT APPLICATION (Mack 7 min)
Building Community
1:12:57 | COMMUNITY ENGAGEMENT (Johnson 8 min)
1:20:52 | ELECTION AND VOTING (Bauer 1 min)
0:00:00 | WELCOME (Bauer 1.5 min)
0:01:30 | ACCOMPLISHMENTS/DISAPPOINTMENTS (Bauer 3 min)
Financial Review
0:04:20 | FINANCIAL OVERVIEW (Bauer 18 min)
0:22:21 | INVESTMENT EARNINGS (Johnson 2.5 min)
0:25:02 | AUDITS (Johnson 2 min)
Facilities Management + Capital Improvements
0:27:05 | BUILDING H, 5070-5092 (Githens 5 min)
0:32:05 | BUILDING I, 5148-5170 (Mack 2.5 min)
0:34:45 | BUILDINGS L, M (Githens 4 min)
0:39:00 | BUILDINGS G, H 5058-5092 (Githens 3 min)
0:41:58 | EXTERIOR WEST WALL (Githens 1 min)
0:42:56 | FRONT GATE (Mack 4 min)
0:46:58 | REAR GATE (Mack 4 min)
Operations
0:50:30 | COMMUNICATIONS + TECHNOLOGY (Githens 15 min)
1:05:34 | HOME IMPROVEMENT APPLICATION (Mack 7 min)
Building Community
1:12:57 | COMMUNITY ENGAGEMENT (Johnson 8 min)
1:20:52 | ELECTION AND VOTING (Bauer 1 min)
Owner Questions
Please post any questions in the comment section below. Anonymous comments are not permitted.
Due to a recording issue, the audio for the questions asked during the meeting was lost. Those questions and comments have been paraphrased and posted in the comment section below for your reference.
Due to a recording issue, the audio for the questions asked during the meeting was lost. Those questions and comments have been paraphrased and posted in the comment section below for your reference.
Presenters
Robert Bauer, President (23.5 mins)
Craig Lengyel, Executive Director/Property Manager
Doug Githens, Vice President (28 mins)
Sarah Johnson, Treasurer (12.5 mins)
DJ Mack, Secretary (17.5 mins)
Craig Lengyel, Executive Director/Property Manager
Doug Githens, Vice President (28 mins)
Sarah Johnson, Treasurer (12.5 mins)
DJ Mack, Secretary (17.5 mins)
Access to Meeting
The meeting administrators did not anticipate 3 owners attempting to register website accounts or log in after the meeting had already begun and were unable to accommodate those requests in real time. Late entry attempts had not occurred during prior online open board meetings. We apologize, as this was surely frustrating. Going forward, sign-up and log-in expectations will be communicated more clearly in advance, and options for managing late entrants in future meetings will be explored.
IRRIGATION: Does LoBT abide by the City of Dallas watering restrictions? There appears to be too much water in the street.
ReplyDelete(Raised during the meeting and paraphrased here.)
LoBT does comply with City of Dallas watering requirements. One factor to be aware of is that LoBT was originally platted with a surface-drainage design. As a result, stormwater and irrigation runoff are intentionally directed toward the streets through the grading of the land and subsurface basins. There are only two discharge points from the street—at Central Park and at the south wall—both of which drain through culverts and flumes into White Rock Creek feeders.
DeleteLoBT has a variance from the City’s summer watering restrictions due to the design and scale of the irrigation system. (There are no winter watering restrictions.)
Over the years, the Association has consulted multiple times with Texas A&M and follows a watering plan specifically designed and tested by the University for North Texas conditions. In simple terms, rather than watering for a continuous 20 minutes, it is more effective to water in two 10-minute cycles with at least an hour between cycles. This allows water to soak in rather than run off. The goal is to achieve adequate moisture at approximately 3 inches below the surface, which is periodically verified using handheld moisture meters.
The irrigation system had been turned off for several weeks and was restarted mid-December when temperatures rose. It is currently operating at approximately 12% of peak summer watering levels.
IRRIGATION: Does LoBT use rain sensors?
Delete(Raised during the meeting and paraphrased here.)
LoBT has tried rain sensors multiple times in the past. However, it is widely recognized that standard rain sensors are unreliable in densely wooded environments like ours. Tree sap and debris frequently cause the sensors to jam in the “off” position, which often goes unnoticed until significant—and costly—landscape damage occurs. All new sensor were installed in 2019 and all had failed by 2021. On a 10-acre, heavily wooded lot, they have not proven to be a practical or reliable solution and costs have outweighed the savings.
DeleteLoBT has evaluated systems that automatically adjust or shut off watering based on internet weather data. While effective, the upfront and ongoing subscription and maintained costs are substantial and significantly exceed the limited water usage that occurs during spring rains, when the irrigation system is already largely inactive.
IRRIGATION: There is a wet area in the dog park. Can this be resolved?
Delete(Raised during the meeting and paraphrased here.)
This concern is best addressed through a service order so it can be evaluated.
DeleteThe irrigation system was designed in 1982 and consists of very large zones, some of which span up to an area of 16 condos. Watering needs are not uniform across such large areas, nor does the difference remain consistent throughout the year. While localized adjustments can be made, it is not possible to fine-tune irrigation around individual areas or units in the same way that could be done with 80–90 independent systems (which would be prohibitively expensive.)
Submitting a service request allows the area to be reviewed and adjusted to the extent possible within the system’s design.
GATES: Can larger signs be installed on the grounds or at the gates to reduce delivery vehicle collisions?
ReplyDelete(Raised during the meeting and paraphrased here.)
Following the most recent gate collision, the Board has concluded that these incidents are not random but appear to be part of a broader trend involving delivery subcontractors. Many of these drivers operate under very tight margins and delivery quotas, which can lead to unsafe driving behaviors.
DeleteThe Board agrees that additional mitigation measures are needed and will be evaluating both physical and electronic solutions in 2026 to better protect Association property and improve safety.
GATES: Was the south exit gate timing changed to close faster, and could that be contributing to the problem?
Delete(Raised during the meeting and paraphrased here.)
Gate timing at the south exit is particularly challenging. It is common for delivery drivers to wait nearby and attempt to enter using the exit gate as resident leave. In 2024, timing adjustments were made to discourage this behavior. This can be revisited when the new gate is installed next week.
DeleteThe gate system includes in-ground vehicle detection loops that prevent the gate from closing on vehicles that are actively exiting.
All recent gate collisions occurred while the gates were fully open—not while closing. In each case, the vehicle simply did not fully clear the gate. The south exit is especially vulnerable because it is a single-gate configuration (all others are dual gates) and the roadway is very narrow. The most recent collision involved the side-mounted door, mirror, and handle assembly of a Freightliner MT55 step van. The Dallas recycle accident was a driver on the job for 1 day who also hit the gate with hardware hanging off the side of the truck.
The idea of having the exit gates open outward was also raised.
DeleteYes. A number of approaches have been considered or are under consideration:
Delete1, Relocating the gate operator outside the security wall. This option is problematic because anyone with basic knowledge could disconnect the gate arm and manually open the gate, creating a security vulnerability.
2. Using an extending-arm (linear actuator) system. These systems open the gate by slowly extending a drive screw to push it outward. They are inherently slow, and the motor/operator typically mounts on or hangs from the gate itself, making it vulnerable to vehicle strikes. This approach is most likely practical for a high-volume exit.
3. Installing a direct-drive sliding gate system. This option has both advantages and disadvantages that need further evaluation.
4. There are physical Impact Protection Systems such as wheel stops / parking curbs, treadles, side rails and guide curbs, signage, bollards, and wall and column guards.
We need something effective and in keeping with the community architecture. Lots to think about.
LIGHTING: The lights in my front porch are on all day long. How do I turn these off.
ReplyDelete(Raised during the meeting and paraphrased here.)
The lights have run 24/7 in the last half of December in recent years to power holiday lights and provide security lighting.
Delete