HOWARD and HOWARD v. THE BARRINGTON HOMEOWNERS

2026 OK 9
CourtSupreme Court of Oklahoma
DecidedFebruary 18, 2026
Docket121469
StatusPublished

This text of 2026 OK 9 (HOWARD and HOWARD v. THE BARRINGTON HOMEOWNERS) is published on Counsel Stack Legal Research, covering Supreme Court of Oklahoma primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
HOWARD and HOWARD v. THE BARRINGTON HOMEOWNERS, 2026 OK 9 (Okla. 2026).

Opinion

OSCN Found Document:HOWARD and HOWARD v. THE BARRINGTON HOMEOWNERS, et al.

HOWARD and HOWARD v. THE BARRINGTON HOMEOWNERS, et al.
2026 OK 9
Case Number: 121469
Decided: 02/18/2026
THE SUPREME COURT OF THE STATE OF OKLAHOMA


Cite as: 2026 OK 9, __ P.3d __

NOTICE: THIS OPINION HAS NOT BEEN RELEASED FOR PUBLICATION. UNTIL RELEASED, IT IS SUBJECT TO REVISION OR WITHDRAWAL.


PATTY HOWARD and ALEXIS HOWARD, Plaintiffs/Appellants/Petitioners,
v.
THE BARRINGTON HOMEOWNERS ASSOCIATION, INC., an Oklahoma Non Profit Corporation; STANLEY KARBER, an individual; ALDO RODRIGUEZ, an individual; DAVID SILVER, an individual; and KARLA MORAN, an individual, Defendants/Appellees/Respondents.

ON CERTIORARI TO THE COURT OF CIVIL APPEALS, DIVISION IV

¶0 Plaintiffs filed suit in Oklahoma County District Court alleging that the Board improperly used homeowners' association dues, improperly sold a storage unit, failed to hold proper meetings, and was permitting unlawful activities on premises. Defendants filed motions for summary judgment which the district court granted. Plaintiffs appealed and the Court of Civil Appeals affirmed the district court.

CERTIORARI PREVIOUSLY GRANTED; COURT OF CIVIL APPEALS' OPINION
VACATED; JUDGMENT OF DISTRICT COURT AFFIRMED.

Travis Mendoza, Travis Mendoza Law, PLLC, Oklahoma City, Oklahoma, for Plaintiffs/Appellants/Petitioners, Patty Howard and Alexis Howard.

Ann Richard-Farinha, Hartsfield & Egbert, PLLC, Edmond, Oklahoma, for Defendants/Appellees/Respondents, The Barrington Homeowners Association, Inc., Stanley Karber, David Silver, and Karla Moran.

Richard C. Labarthe, Labarthe Law Offices, P.C., Oklahoma City, Oklahoma, for Defendant/Appellee/Respondent, Aldo Rodriguez.

OPINION

DARBY, J.,

¶1 This appeal arises out of a dispute between members of a homeowners' association and the board thereof. The question before this Court is whether the district court erred in granting summary judgment in favor of the board. We answer in the negative.

I. STANDARD OF REVIEW

¶2 We review a district court's grant of summary judgment under a de novo standard. Video Gaming Techs. v. Rogers Cty. Brd. of Tax Roll Corrs. (VGT I), 2019 OK 83Toch, LLC v. City of Tulsa, 2020 OK 81474 P.3d 859de novo review. Frat. Ord. of Police v. City of Norman, 2021 OK 20489 P.3d 20see also Frat. Ord. of Police, 2021 OK 20Toch, 2020 OK 81

II. UNDISPUTED MATERIAL FACTS & PROCEDURAL HISTORY

¶3 On October 17, 2020, an attorney for one of the plaintiffs contacted Mr. Karber, Defendant and then-President of the Board of Directors of the Barrington Homeowners Association, via letter regarding the Barrington HOA. This letter enumerated concerns about the sale of common elements of the Barrington, namely a storage unit, and requested production of documents no later than November 20, 2020, in order to avoid legal action by the client. On March 1, 2021, Patricia Howard submitted a consumer complaint to the Attorney General regarding the same sale of the HOA common element and improper HOA elections. The Attorney General's office forwarded the consumer complaint to the HOA on March 3, 2021.

¶4 On April 2, 2021, Plaintiffs' counsel again sent a letter to Mr. Karber, as President of 11401 Barrington Corporation and President of the Board of the Barrington HOA. This letter requested documentation, including minutes and agendas, discussing the sale of the common elements as well as documents regarding a variety of checks and invoices from the past few years. The letter concluded: "If the documents are not timely produced, we will take all appropriate steps to enforce my clients' rights to view and copy them. They are prepared to pursue criminal charges and a civil suit to obtain the documents and to further investigate board actions."

¶5 On April 6, 2021, counsel for the Barrington HOA responded to the Attorney General's office stating the sale in question had been rescinded and that the Board was attempting to follow proper channels to re-do it correctly. HOA Counsel also noted that the board had struggled to set regular meetings due to the pandemic but had a meeting scheduled shortly thereafter.

¶6 On November 23, 2021, Plaintiffs' counsel emailed Barrington counsel in part: "I have attached a draft Petition that we intend to file early next week. For the derivative claims, we hereby demand that the Barrington bring suit against Stanley Karber, David Silver, and Aldo Rodriguez for the claims set forth in the Petition." Def'ts' Mot. for Part. Summ. J., Mar. 13, 2023. On November 30, 2021, three business days later,

¶7 On March 13, 2023, all of the defendants, except Mr. Rodriguez, filed a motion for partial summary judgment claiming that Plaintiffs failed to make a proper pre-suit demand for Barrington HOA to file a lawsuit in order for Plaintiffs to file a derivative suit. The defendants also asserted that the Board's decision to not file suit was protected by the business judgment rule. Mr. Rodriguez joined the motion for partial summary judgment on March 22, 2023. Plaintiffs argued in response that their email contained a pre-suit demand and that Oklahoma case law does not prescribe a specific time frame for a pre-suit demand. Plaintiffs also asserted that in order to invoke the business judgment rule the Board needed to show that the Board actually investigated Plaintiffs' demand and made a good-faith decision not to pursue the claims.

¶8 On April 20, 2023, the district court held a hearing on the motion for partial summary judgment on the derivative claim. At the hearing, the Plaintiffs argued that there is no requirement for a pre-suit demand under Oklahoma statute. Amended Supp. to ROA, Tr. of Apr. 20, 2023, 11:16--23; 19:21--20:16. Plaintiffs further argued that Defendants must show they acted in good faith to exercise the business judgment rule, but that the Defendants' prior creation of a separate entity, 11401 Barrington Corporation, was a breach of their good faith and loyalty toward the HOA shareholders. Id., at 12:14--13:8. And finally, Plaintiffs argued that there was a genuine dispute of material facts in the case regarding when Plaintiffs possibly made an initial pre-suit demand. Id., at 13:9--145:13. The court took the motion under advisement.

¶9 On April 24, 2023, Defendant Barrington HOA filed a motion for summary judgment. This was followed by motions for summary judgment by all of the other defendants. On June 2, 2023, the trial court held a hearing on the motions for summary judgment and to settle the journal entry regarding the April 20 hearing. At that hearing, Defendants argued that Plaintiffs had failed to demonstrate that there was any disputed material issue. Defendants asserted that Plaintiffs' evidence simply consisted of affidavits asserting, "upon information and belief the board has failed to comply with the Barrington governing documents" and "upon information and belief I have reason to believe the current board is not a duly-elected board" with no support behind the allegations. Tr. of June 2, 2023, 23:2--24:18. The district court stated at the end of the hearing, "I have to make my decision based on what's in the record.

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2026 OK 9, Counsel Stack Legal Research, https://law.counselstack.com/opinion/howard-and-howard-v-the-barrington-homeowners-okla-2026.