DOLLY BAY’S 26 DIRTY LITTLE SECRETS  

Let's RESTORE DOLLY BAY Together.. 

While many owners were upset about grass growing three feet high this summer, the current de facto board

 — Jean Huntsville, Michael Martin, the man who never received a single vote from this community, and Michael Black — targeted my eighty-four-year-old mother and me with what I believe is a baseless revenge lawsuit.

**Illegal Board Spending Your Money.**

This de facto board has operated without a lawful five-member board and without a proper quorum for over a year, in what I believe is a direct violation of Florida Statute 718.112 and Article 8.1 of the Articles of Incorporation.

That is a misuse of community funds. Florida Statute 718.111, subsection two, requires the board to act in the best interests of the association, not for personal vendettas. We are all paying for this lawsuit against me and my elderly mother.

**The EV Charger Fight**

They delayed and obstructed my EV charger for almost five months. Just one week after finally approving it under Florida Statute 718.113, subsection eight — Florida’s Right to Charge law — they hit my eighty-four-year-old mother with a lawsuit.

The board told me I was not allowed to have the charger. I had to educate them that Florida is a right-to-charge state. They were not happy I was right, so they delayed for almost five months, trying to wear me down. When they realized I would not quit, they issued the approval. Then, instead of coming after me at Dolly Bay 107, they targeted my mother at Dolly Bay 105. They are making her suffer for my fight.

**The Attorney has an open credit card to spend your money on Revenge **

Condominium Associates and their outside attorney have been working together. I have spoken with multiple attorneys about this approach. These tactics look like vexatious litigation — keeping a weak case alive to keep racking up attorney fees. See Florida Statute 57.105.

In my view, this attorney has an open credit card funded by our community. It is a vicious cycle.

**We Gave Them Everything**

We did everything we could to dismantle the lawsuit. We gave them what they demanded even though we did not have to.

The board never sent me a letter or tried to work with me, even though I asked many times. Instead I was forced to deal with an attorney who would not talk to me and just sent demands every few days by mail and email.

Anytime I tried to approach the board about this case, they framed it as harassment.

They demanded the roommate be removed. They demanded modifications inside my mother’s home. We made those changes. We removed a mini refrigerator and microwave from a bedroom closet that was a convenience for my mother’s roommate and caretaker. We turned it back into a full closet and sent pictures. They still were not happy.

Then we submitted a doctor’s letter stating my mother could benefit from a caregiver. That is a reasonable accommodation an elderly person needs. They never acknowledged it and denied it.

Every attorney I spoke with said this looks like a revenge lawsuit without merit, designed for ongoing harassment of me and my eighty-four-year-old mother.

Even after we removed the roommate, provided signed proof, and addressed every complaint, they still refused to stop.

My mother depends on that income in retirement. They are now forcing a four-hour mediation that feels like an interrogation, while the outside attorney keeps the billing meter running.

**The Human Cost to a 84 year old Elderly women **

My mother moved here nearly ten years ago to be closer to me, so I could take care of her in her golden years. Instead, she now lives in fear in her own home, terrified of what this de facto board will do next.

All of this is being paid for with your maintenance fees.

This is not about enforcing rules. This is legal warfare and potential fee abuse.

**The Janet Black Incident**

While I was walking through the community, Janet Black — wife of de facto board member Michael Black — publicly screamed at me in front of multiple neighbors. She yelled that the EV charger was illegal, that I had put a hole in the property, and demanded to know how I dared install it.

This happened after the ARC had already given written approval for the charger on May 19, 2026.

Right after that public confrontation, the lawsuit was expanded to demand removal of the already-approved charger. That sequence is why I say this was never about rules. It was retaliation.

From: <murdock.dick@gmail.com>

Date: Thu, Aug 13, 2026, 1:34 PM

Subject: Units Tara 105 and 107

To: Greg Cavallino Calabria <gcalabria123@gmail.com>

Greg,

When I first joined the Dolly Bay Board in July of 2023 to fill the unfinished term of someone else, the board discussed concerns about the construction done in Tara 105.  I remember approaching you about this, and you explained that the previous President, Nancy Guenther, had given you permission to make the changes you had reviewed with her.  There was no written record of this approval and nothing, to my knowledge, in the minutes, which did not strike me as unusual, as, under her leadership, there were illegally few board meetings, rare minutes, and she was known for her autocratic management style.  As there was never a formal (written) complaint, only rumors and grumblings, it seemed expedient to let the matter pass.

When you began to remodel the Tara 107 unit, there was no submission of a plan on your part, and no formal complaint.  However, the grumblings were quite frequent outside the board meetings by members of the community.  These concerns were sent to our management company, Condominium Associates, on multiple occasions with no action taken.  The Board specifically requested that our lawyer be engaged to send a letter asking you to account for the changes being made.  That letter was never written to my knowledge.  I personally, as President, contacted the Pinellas County building inspector to see if they would intervene and validate the alleged violations.  They informed me that they were legally prohibited from doing so and further that even if there was valid evidence of a violation visible through the window, they were restricted from intervening.  The only thing that could have been done to engage them was to count the materials staged outside before the reconstruction occurred.  I reported this finding to the Board and to the management company.  One board member with political connections volunteered to speak with the elected officials about their concerns, but I have no knowledge that there was ever any follow through on that commitment.  

I did discuss with the board members in multiple meetings that we need to clarify our rules and procedures and put together an “architectural committee” to deal with this type of concern and others.  The most important concern on my part is the indiscriminate enclosure of porches, which in the case of many of the 202 porches, led to the complete rotting of the beams that supported the roof over those units.  We were in the process at that time of completing the new roof and complying with all the State regulations as defined by the engineering firm, which caused a spike in our assessment.  We were also dealing with the failure of Condominium Associates to produce a viable budget recommendation and fee assessment schedule, which was due in November of 2024 and didn’t get cobbled together until March of 2025 when I stepped down from President to VP.  I resigned in July 2025 as I had lost the support of my fellow board members.

From: Salvatore DeLuca <salvatoredeluca90@gmail.com>

Date: Tue, Jul 28, 2026 at 6:55 PM

Subject: Letter as requested.

To: Greg Cavallino Calabria <gcalabria123@gmail.com>

Gregg as requested. 

To whom it may concern as ex DB board president I was asked to give some insight and past experience of the current DB board of directors since I have recently worked with them. My opinion of them is that they are incompetent and should not be running the community; they bend the rules to fit their own agenda. They only want to enforce rules against members of the community that they do not like such as Gregg while other members of the community alter the common areas without permission with 0 consequences. Simple tasks such as issuing correct and timely minutes of previous meetings, issuing notices for board meetings properly, and securing contracts seem to be beyond their capabilities. At meetings members of the community are not respected by Jean she talks while others are asking the board questions and if they are one of the many people that she does not favor she completely ignores them. The current members of the board seem to have a superiority complex and when questioned they go out of their way to make your life difficult. 

I was basically forced off of the board by Mike Martin and Jean Hungeville; their lack of effort and input on board duties forced me to do everything on my own. They actively worked against me while I was trying to finish ongoing projects required by the milestone study issued by the state. 

Best regards.  

Salvatore DeLuca

---------- Forwarded message ---------

From: Angela Benoit <adbenoit@mac.com>

Date: Mon, Jul 27, 2026 at 10:12 AM

Subject: Dolly Bay

To: <gcalabria123@gmail.com>

I have lived here for a few years now and served for 6 months on the HOA Board. My experience with the current Board and Sal DeLuca , with the exception of Mike Black , has been a lack of communication or infrequent communication .  When there has been communication to air concerns,  many many times the tone of their conversation turns ugly  quickly.  I stopped going to meetings because of the screaming and Board members  yelling at the owners  to shut up.  This just doesn’t align well  with my sense of decorum and I don’t find it to be productive. 

I may begin to attend again in the near future to see if anything has changed.  

Sent from my iPhone

**LEGAL INFORMED FACTS**

**A1. The Illegal De Facto Board – Operating Without Authority**

The Articles of Incorporation, Article 8.1, require the Board of Directors to consist of not less than five directors and an odd number. Florida Statute 718.112 requires the same.

**De facto Jean Huntsville**, **de facto Michael Martin** (who never received a single vote), and **de facto Michael Black** have been running this association with only three people for well over a year. Because they do not have five directors, they cannot achieve a lawful quorum under Florida Statute 718.112(2)(b) or Bylaws Article 3.9.

A quorum requires a majority of the entire Board. With only three members, they never had one. That means every official action they took — including hiring the outside law firm Adams & Reese, sending the June 17, 2026 demand letter, and pursuing the lawsuit against my mother — was done without legal authority.

They are a pure de facto board. No legitimate election for de facto Michael Martin. No proper quorum. No legal power to act.

**A2. Personal Liability Warning to the De Facto Board**

When directors knowingly operate outside the law for this long, the corporate veil can be pierced. I currently have an attorney reviewing whether **de facto Jean Huntsville**, **de facto Michael Martin**, and **de facto Michael Black** can be held personally liable for the damages caused by their retaliatory lawsuit and the misuse of association funds.

Anyone thinking about joining this de facto board right now to help them “patch up” their illegal operation should think twice. You would be endorsing everything they have done — including the targeting of an 84-year-old woman — and you may also be exposing yourself to personal liability.

If you truly want to help Dolly Bay, do not accept an appointment from this illegitimate group. Run in a real, properly conducted election instead.

**A3. What Happens Next: The De Facto Board’s Likely Response**

Now that this information is public, I fully expect **de facto Jean Huntsville**, **de facto Michael Martin**, and **de facto Michael Black** to escalate their attacks against me. They will claim I am harassing residents, claim I am not allowed to communicate with owners, and claim I am reckless. That is their standard playbook.

They have two main options:

1. The Illegal Patch Job — They may try to quickly appoint two new members so they can claim they finally have five directors. Under Florida Statute 718.1124, when a board lacks a quorum due to vacancies, the proper remedy is for owners to petition the court for a receiver — not for the remaining members to add their friends to cover up a year of illegal operation. Actions taken by an illegitimate board cannot simply be ratified after the fact.

2. Continued Reckless Operation — They may choose to keep operating exactly as they have been, ignoring Florida law and their own governing documents.

Anyone who joins this de facto board right now is endorsing the illegal governance, selective enforcement, harassment, and retaliation that has taken place. The responsible path is for them to freeze all non-essential decisions until a legitimate election can be held.

**B1. The Sting Operation and Manufactured Evidence**

Look carefully at the photos Tiffany Love attached to the June 17, 2026 demand letter. Those interior photos came directly from a private photo album I kept on my phone specifically to show the room when people inquired about becoming a roommate.

The only way the de facto board obtained those exact photos is if someone contacted me pretending to be interested in the room, got me to send the album, and then turned those photos over to their attorney. That is a classic sting operation.

Even more important: the photo album itself is dated. It clearly shows “Dolly Bay Apartments – December 9, 2018 through August 14, 2026.” Their own evidence proves the photos — and the renovations shown in them — are eight to nine years old and therefore time-barred under Florida Statute 95.11.

**De facto Michael Martin** (the man who never received a single vote) and **de facto Jean Huntsville** were the ones running this operation against my 84-year-old mother.

**B2. Verbal Attack by Janet Black and the Retaliatory Lawsuit**

While I was walking through the community, Janet Black — wife of **de facto Michael Black** — publicly screamed at me in front of multiple neighbors. She yelled that the EV charger was “illegal,” that I had “put a hole in our property,” and demanded to know how I dared install it.

This happened after the ARC had already given written approval for the charger on May 19, 2026.

Right after this public confrontation, the lawsuit was expanded to demand removal of the already-approved charger. That sequence of events proves this was never about enforcing rules. It was pure retaliation by the de facto board.

**B3. Abuse of Power and Bad Faith Litigation**

**De facto Jean Huntsville**, **de facto Michael Martin**, and **de facto Michael Black** continued pursuing legal action even after I provided a signed letter confirming the roommate had moved out, submitted a doctor’s letter supporting a reasonable accommodation for my 84-year-old mother, and addressed every complaint they raised.

They refused every attempt at direct, neighbor-to-neighbor dialogue and instead hid behind an outside attorney. This is textbook bad-faith litigation and fee abuse under Florida Statute 718.303. The outside attorney gets paid either way. Every owner in Dolly Bay is the one paying for their personal vendetta.

**C1. Selective Enforcement: Rules for Thee, But Not for Me**

Florida Statute 718.303 requires associations to enforce their rules fairly, uniformly, and without discrimination.

**De facto Jean Huntsville** regularly parks in a no-parking zone near a fire hydrant. According to former president Sal DeLuca, she has been towed twice and both times got her money back because she is on the board.

**De facto Michael Black** made major renovations to his unit years ago when Nancy Guenther was president, with no apparent approval or permits.

**De facto Michael Martin** has an unapproved resident living in his unit, according to former president Sal DeLuca — yet he is the same person demanding strict scrutiny and background checks on others.

Meanwhile they aggressively target me for a microwave and mini-fridge in a closet and an already-approved EV charger. That is the definition of selective enforcement under Florida Statute 718.303.

**C2. Proof of Acknowledgement: Ring Cameras and Selective Enforcement**

On August 9, 2026, **de facto Jean Huntsville** sent an email to the entire community warning residents to “be careful” because “we have Ring cameras.”

Those cameras were never approved by a supermajority vote of the membership. **De facto Jean Huntsville** openly admitted that unapproved surveillance devices are being used throughout the community while the de facto board targets me for minor issues. This is additional clear proof of selective enforcement under Florida Statute 718.303.

**C3. Nancy Guenther’s Approval of Renovations in Unit 105**

The renovations in Unit 105 were completed almost a decade ago. They are clearly time-barred under Florida Statute 95.11(2)(b), which provides only a five-year statute of limitations.

Even stronger is the fact that the work was done with the explicit approval of the Board President at the time, Nancy Guenther.

On August 3, 2018, while the renovations were underway, Nancy Guenther emailed me and wrote:  

“Let me know if I can help you with anything else, I have Painters, tilers, plumbers, electricians.”

When the board later questioned the work, I explained this to Dick Murdock. In his August 13, 2026 email, Dick Murdock confirmed that Nancy Guenther had given me permission and that there was no written record, which was not unusual under her autocratic leadership that illegally held few meetings and kept rare minutes.

The current de facto board is attempting to challenge renovations approved by the sitting president nearly ten years ago.

**C4. Renovations in Unit 107 and Selective Enforcement**

I also own Unit 107, where some updates were completed more recently. If **de facto Jean Huntsville**, **de facto Michael Martin**, or **de facto Michael Black** attempt to come after Unit 107, they will be met with strong defenses of selective enforcement and waiver by estoppel under Florida Statute 718.303.

I have documentation on multiple other units in Dolly Bay that underwent significant renovations with zero board approval or ARC review. There has been no consistent Architectural Review process for years. The de facto board cannot suddenly single me out after ignoring similar work by many others.

**D1. Obstruction of Records: No Minutes Provided**

Florida Statute 718.111(12) requires the association to maintain minutes of all board meetings and to produce them within 10 business days of a written request.

I made a formal written request through the de facto board’s own attorney, Tiffany Love. She acknowledged the request and forwarded it to Condominium Associates over two months ago. To this day I have received zero minutes. There are also no minutes posted on the association website or made available to owners in any form. This is deliberate obstruction by **de facto Jean Huntsville**, **de facto Michael Martin**, and **de facto Michael Black**.

**D2. Failed Meeting Notices and Operating in Secret**

Florida Statute 718.112(2)(c) requires that notice of board meetings be posted conspicuously on the condominium property at least 48 hours in advance. Emailing owners does not satisfy this requirement.

**De facto Jean Huntsville**, **de facto Michael Martin**, and **de facto Michael Black** have repeatedly violated this law. They posted a meeting notice for “Thursday, June 16th” even though June 16, 2026 was a Tuesday. Multiple notices were posted with less than 48 hours notice. Many notices had no date showing when they were actually posted. I personally documented at least three or four separate failures to post properly. No proper notice means no valid meeting and no legal authority to act.

**E1. The Personal Attacks and Harassment Campaign**

After I began documenting their illegal operation, **de facto Michael Martin** tracked down my mother’s former roommate, Chris, after Chris had already moved out, and tried to recruit him as an informant. He asked Chris to come back to the unit, take pictures inside, and report back. That is a sting operation.

The very next day, **de facto Jean Huntsville** deliberately parked her vehicle to block my car and sat staring into my windows in an intimidating manner. When she realized I saw her, she drove off.

These two incidents were serious enough that I filed an official police report with the Pinellas County Sheriff’s Office — Incident SO26-219152. This is not normal board behavior. This is harassment.

**E2. Refusal to Communicate and Hiding Behind Attorneys**

I repeatedly offered to meet with the de facto board in person, together with my mother, to resolve everything neighbor-to-neighbor. I sent apology letters to **de facto Jean Huntsville**, **de facto Michael Martin**, and Maria Seneca. I even offered to take **de facto Michael Black**’s seat on the board if his health was an issue so we could move forward.

Every single attempt was either ignored or immediately labeled as harassment. When I went to speak with **de facto Jean Huntsville** at the Chamber of Commerce (a public location), she refused to talk and said, “An attorney is handling it.”

They turned a simple community issue into expensive legal warfare paid for by every owner in Dolly Bay.

**F1. Former Leaders Confirm the Corruption**

Former president Salvatore DeLuca wrote that the current de facto board is “incompetent” and “bent the rules to fit their own agenda.” He said they only enforce rules against people they do not like — specifically me — while other owners alter common areas with zero consequences. He stated that **de facto Jean Huntsville** and **de facto Michael Martin** forced him off the board.

Former president Dick Murdock confirmed the “illegally few board meetings,” rare or missing minutes, and complete lack of formal procedures under the current leadership.

Former board member Angela Benoit said the meetings turned ugly quickly, with board members screaming and yelling at owners, and that she stopped attending because the behavior lacked basic decorum.

When two former presidents and a former board member all describe the same pattern of illegal operation, selective enforcement, and toxic behavior by **de facto Jean Huntsville**, **de facto Michael Martin**, and **de facto Michael Black**, it is no longer one man’s opinion. It is a documented pattern.

Unauthorized Renovations - No Actions taken on other Residents - 

Example of Selective Enforcement  

Documented instances of Selective Enforcement. 

This clearly reflects the double standard, revealing the bias and patchy application of standards and rules.

**Restore Dolly Bay**

It’s time to stop the nonsense and bring Dolly Bay back to what it should be.

We don’t need dramatic changes. We simply need to restore Dolly Bay to a clean, well-run, peaceful community.

That means:

• A legitimate five-member board that follows the law

• Proper meetings with agendas posted 48 hours in advance

• Accurate minutes taken and made available to all owners

• Fair and consistent enforcement of the rules

• Smart spending instead of wasting money on frivolous lawsuits

I am stepping up and running for the Board of Directors. If you are tired of selective enforcement, lack of transparency, and abuse of power, now is the time to act.

Anyone who wants to join me in restoring Dolly Bay, reach out.

The residents of Dolly Bay deserve better. The time for real change is now.

---

That’s everything in order. Nothing left out.

Cheers,

Greg Calabria

Property Manager

Cavallino Enterprises

Failure to keep up community property with your money designated towards lawn care.  

Demolition of Neglect

Dolly Bay Property not being fixed Restore Dolly Bay Now!