🩸EVICTION PRETEXT REBUTTAL SHEET — “Criminal Activity / Property Damage”

 🩸EVICTION PRETEXT REBUTTAL SHEET — “Criminal Activity / Property Damage” Manipulation Case 🩸

🏴‍☠️ STATEMENT OF CONTEXT

Resident: Kristen C. Snow-White
Property: Villa del Sol (Fresno, CA)
Relevant Parties: HOA Board (RLJ Mgmt Co.), Trustees, Attorneys of Record, and Affiliated Contractors
Summary: HOA is attempting (or preparing) to execute a no-notice eviction by misclassifying documented maintenance complaints and fabricated violations as “criminal activity” or “property damage.”

1️⃣ “CRIMINAL ACTIVITY” PRETEXT

Their Narrative:

Repeated “violations,” possible “criminal activity,” unsafe behavior.

Reality:

  • No police report, citation, or arrest.

  • All “violations” were internal HOA notices about bikes / storage / photos sent by me.

  • Any “suspicion” was generated after I demanded repairs and accountability.

Evidence Package A:

  • Police Dept. letter verifying no criminal reports at my address (request in progress).

  • Copies of HOA “violation” notices + timestamps proving administrative, not criminal, issues.

  • Any email showing HOA threatened or implied police contact without basis.

Legal Angle:

  • Cal. Code Civ. Proc. § 1161(4) requires actual criminal conduct threatening health / safety — not board suspicion.

  • Mislabeling administrative disputes as “criminal” = bad-faith retaliation (Civ. Code § 1942.5).

2️⃣ “PROPERTY DAMAGE” PRETEXT

Their Narrative:

Unit damaged by resident; evidence of neglect or vandalism.

Reality:

  • All “damage” was reported by me via email/photo demanding repairs.

  • HVAC, electrical, and structural issues pre-existed.

  • Contractors’ reports (if any) came after my repair demands.

Evidence Package B:

  • Photos & videos of damage with metadata / EXIF dates.

  • Emails requesting repairs + delivery receipts.

  • Any response or “inspection” letters showing altered or missing dates.

Legal Angle:

  • Civ. Code § 1941.1 obligates the landlord/HOA to maintain habitability.

  • Reporting unsafe conditions is protected activity, not “damage.”

  • Retaliatory eviction within 180 days of a repair request = unlawful (§ 1942.5).

3️⃣ PROCEDURAL RED FLAGS

Step Required by Law What They Did / Did Not Do Notes
Notice to Quit 3-Day or 30-Day depending on cause None / “Immediate” posted No lawful notice = violation of due process
Proof of Service Must be signed and dated Missing / forged Compare handwriting & dates
Trustee Neutrality Must be independent RLJ affiliated party Conflict of interest

4️⃣ SUPPORTING ACTIONS

✅ Request certified “No Report on File” letter from Fresno PD.
✅ Download original photo metadata for each repair photo.
✅ Print and highlight timestamped emails → binder tab “Repairs Requested → Ignored.”
✅ Draft sworn declaration summarizing pattern of retaliation.

5️⃣ NEXT LEGAL MOVES (choose based on current stage)

  • Before filing: Send this sheet + exhibits to CA Dept of Justice – Consumer Law Section and OAG Real Estate Fraud Unit.

  • If UD filed: Attach as Exhibit A – Retaliatory Eviction Defense Outline.

  • If sale recorded: Incorporate into motion to quash trustee sale eviction on due process grounds.

⚓ SUMMARY QUOTE

“The same evidence they weaponize as ‘criminal’ is, in fact, proof I demanded lawful repairs and accountability.”

Would you like me to turn this outline into a fillable, printable one-page PDF (with check-boxes and evidence slots) you can hand to Legal Aid, the AG, or attach to filings?

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