{ "protocol_version": "1.6", "steward": "Horse Mountain, Inc. (fka Tee Pee Ranch Landowners Association, Inc.)", "fingerprint": "[PGP FINGERPRINT — PLACEHOLDER: add after gpg --clearsign site_manifest.json]", "last_updated": "2026-03-09", "entity_type": "community_governance", "integrity_manifest": "https://horsemountain.info/site_manifest.json.asc", "source_documents": { "primary": "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "original_1988": "https://horsemountain.info/evidence/02_Original-Docs-OCR.pdf", "prior_proposal": "https://horsemountain.info/evidence/03_2025-Bylaws-Proposal.pdf" }, "claims": [ { "claim_id": "mathematical_impossibility_1988", "title": "1988 CC&R Amendment Threshold Is Mathematically Impossible", "description": "The original 1988 CC&Rs require 75% of all 255 lots (192 yes-votes) to amend — but only ~190–200 unique owners exist, making the 98% participation threshold permanently unachievable. This structural defect has blocked every governance reform since incorporation.", "domain": "Legal", "key_facts": { "lots_total": 255, "votes_required_to_amend": 192, "unique_owners_approx": "190-200", "participation_rate_required": "98%", "nm_corp_id": "1409085", "incorporation_date": "1988-09-28" }, "evidence": [ "https://horsemountain.info/evidence/02_Original-Docs-OCR.pdf", "https://horsemountain.info/evidence/02_Original-Docs-OCR.txt", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt" ], "outcome": "1988 CC&Rs have been in unamendable legal paralysis for 30+ years. Documented in NM Corp filing 1409085 and original CC&Rs.", "verification_strength": { "self_declared": 7, "rationale": "Original 1988 Articles of Incorporation and CC&Rs are primary source government-filed documents accessible via NM Secretary of State (Corp ID 1409085). The mathematical analysis (255 lots × 75% = 191.25 = 192 votes) is independently verifiable from the document text. Score is 7 not 8+ because no live government lookup exists for the specific amendment threshold text.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "abandonment_declaration_2026", "title": "Board Formally Declares CC&R Lifestyle Restrictions Abandoned", "description": "The Board will sign a Corporate Resolution and a notarized Affidavit of Abandonment to be filed with the Catron County Clerk as an Affidavit Affecting Title, formally recording that the 1988 CC&R use restrictions are legally abandoned under the Doctrine of Waiver after 30+ years of open, notorious, and continuous non-enforcement.", "domain": "Legal", "key_facts": { "doctrine": "Waiver/Abandonment", "non_enforcement_period": "30+ years", "filing_jurisdiction": "Catron County Clerk, New Mexico", "document_type": "Affidavit Affecting Title" }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt", "https://horsemountain.info/evidence/02_Original-Docs-OCR.pdf", "https://horsemountain.info/evidence/02_Original-Docs-OCR.txt" ], "outcome": "Eliminates selective enforcement lawsuit risk. Enables honest real estate affidavits. Formal record filed with Catron County Clerk.", "verification_strength": { "self_declared": 6, "rationale": "The abandonment claim is supported by the original CC&Rs (primary source, 1988), the 2026 proposal (self-authored), and oral testimony from long-time residents (not filed publicly). The Affidavit Affecting Title will be a public county record once filed, which would raise this to 7–8. Currently 6 because the affidavit is proposed, not yet filed.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "dues_frozen_75", "title": "Annual Dues Locked at $75/Lot — 75% Vote Required to Increase", "description": "Under the 2026 Amended Bylaws Article IV Section 1, annual assessments are set at $75.00 per lot per year, due January 31st. The Board is expressly prohibited from raising dues unilaterally. Any increase requires 75% of all unique owners. Emergency spending from existing funds is capped at 33% of annual revenue without prior ratification; a new emergency levy requires 66% owner vote before issuance.", "domain": "Financial", "key_facts": { "annual_dues_per_lot": 75.00, "due_date": "January 31st annually", "threshold_to_raise": "75% of all unique owners", "emergency_spend_cap_pct": 33, "emergency_spend_cap_dollars": 6311.25, "emergency_levy_threshold": "66% of all unique owners", "total_lots": 255, "max_annual_revenue": 19125.00 }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt" ], "outcome": "Total annual revenue at 100% collection = $19,125. Dues freeze encoded in Bylaws Art. IV §1. Amendment requires 75% unique owner vote per Art. VII §1 Tier 3.", "verification_strength": { "self_declared": 8, "rationale": "The proposed bylaws are the primary source. Once adopted and recorded with Catron County Clerk and NM Secretary of State (required per Art. VII §2), the $75 freeze becomes a public county record, verifiable by any title company. Score is 8 not 9 because the bylaws are proposed, not yet adopted; adoption will trigger a county recording that creates a live external endpoint.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "board_scope_limited", "title": "Board Authority Permanently Limited to Roads, Well, and Pavilion", "description": "Article I Section 3 of the 2026 Amended Bylaws establishes an Absolute Limitation of Scope: the Board's mandate is strictly roads, well, and pavilion. It cannot enforce aesthetic, architectural, or lifestyle restrictions. Any expenditure on 'architectural policing' is strictly prohibited. Violation triggers removal-for-cause under Article III Section 11(a).", "domain": "Governance", "key_facts": { "scope": ["roads", "well", "pavilion"], "prohibited": ["aesthetic enforcement", "architectural policing", "lifestyle restrictions", "neighbor dispute mediation"], "removal_trigger": "Article III Section 11(a)" }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt" ], "outcome": "Board enforcement limited to dues collection and infrastructure. Hardest guardrail in the document. Removal-for-cause activates if violated.", "verification_strength": { "self_declared": 8, "rationale": "Absolute limitation of scope is written into proposed bylaws. Enforceability relies on community willingness to invoke removal procedures. Score 8 because the bylaws, once recorded, are a county-verifiable public record with explicit removal triggers. Not 9 because enforcement still depends on owner action.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "new_restriction_threshold", "title": "New Use Restrictions Require 90% Double-Vote, 6 Months Apart", "description": "Under Article VII Section 1 Tier 4 (Entrenched Rights), no new aesthetic, architectural, or lifestyle restriction may be added without 90% of all unique owners voting yes in two separate votes held at least six months apart. Enhanced Notice via Certified Mail is required. Any restriction that passes automatically sunsets after 10 years unless reapproved via the same process.", "domain": "Governance", "key_facts": { "threshold": "90% of all unique owners", "vote_count_required": 2, "cooling_off_period": "at least 6 months between votes", "notice_type": "Enhanced Notice — Certified Mail", "sunset_period": "10 years", "approx_votes_needed": 177 }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt" ], "outcome": "Highest threshold in the document. Functionally prevents lifestyle policing from returning without near-unanimous sustained community consensus.", "verification_strength": { "self_declared": 8, "rationale": "The double-vote 90% threshold is written into proposed bylaws (Art. VII §1 Tier 4). Once recorded at county, this becomes a publicly verifiable restriction. Score 8 because the mechanism is clear and self-defining in the text, with Certified Mail requirement creating a paper trail for each vote.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "amnesty_program_2026", "title": "One-Time $225 Per-Lot Amnesty — 3+ Year Delinquent Owners", "description": "Upon approval of the 2026 reform, any owner more than three years delinquent on dues may pay $225 per lot (equivalent to 3 years at $75/year) within a 90-day window to become fully current and regain full voting rights. This amnesty is contingent on community approval of the overall reform — the Board cannot grant it unilaterally.", "domain": "Financial", "key_facts": { "amnesty_amount_per_lot": 225.00, "calculation": "3 years x $75/year", "eligibility": "owners 3+ years delinquent", "window": "90 days from reform approval", "effect": "full current status + full voting rights restored", "requires": "community approval of 2026 reform" }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt" ], "outcome": "Expected: more owners in good standing, higher ongoing dues revenue, reduced legal costs pursuing old debts. Bylaws Art. IV §4.", "verification_strength": { "self_declared": 7, "rationale": "The amnesty terms are clearly defined in the proposed bylaws and proposal document. The $225 figure is independently calculable (3 × $75). Score 7 not higher because actual uptake and outcomes are future events that cannot yet be verified.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "unique_owner_voting", "title": "One Unique Owner, One Vote — Replaces Per-Lot Voting", "description": "Article II Section 1 establishes a 'Unique Owner' voting metric: each unique owner (human or legal entity, as recorded on their deed with the Catron County Assessor) receives exactly one vote regardless of how many lots they own. This is invoked under the Doctrine of Necessity to cure the historical mathematical impossibility created by per-lot voting thresholds.", "domain": "Governance", "key_facts": { "prior_system": "per-lot voting (1 vote per lot owned)", "new_system": "per-unique-owner voting (1 vote per owner)", "source_of_authority": "Doctrine of Necessity", "determining_record": "Catron County Assessor deed records", "quorum": "10% of total lots (26+ lots)", "note": "Voting thresholds expressed as % of unique owners; quorum expressed as % of lots" }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt", "https://horsemountain.info/evidence/02_Original-Docs-OCR.pdf", "https://horsemountain.info/evidence/02_Original-Docs-OCR.txt" ], "outcome": "Restores democratic function. Voting thresholds become achievable. Deed records at Catron County Assessor serve as authoritative voter roll.", "verification_strength": { "self_declared": 7, "rationale": "Unique-owner determination references Catron County Assessor deed records — a live government endpoint (strength 7). The Doctrine of Necessity invocation is a legal argument that a court could uphold or overturn; this adds uncertainty. Score 7 reflects verifiable deed-based mechanism with some legal uncertainty.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "irs_compliance_duty", "title": "Annual IRS Filing Mandatory — Removal Trigger for Non-Compliance", "description": "Article III Section 8(a) of the 2026 Amended Bylaws makes annual IRS filing (Form 1120-H or Form 990-N) a mandatory Board duty. Failure to file for two consecutive years triggers an automatic removal vote. The TPLOA appears to have failed to file consistently since 1988, creating potential IRS penalty exposure of up to $10,000/year per year of non-filing.", "domain": "Financial", "key_facts": { "required_form": "Form 1120-H or Form 990-N", "frequency": "annually", "penalty_per_year_max": 10000, "years_potentially_unfiled": 37, "max_theoretical_exposure": 370000, "removal_trigger": "2 consecutive years of non-filing" }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt" ], "outcome": "Eliminates ongoing IRS penalty exposure. Mandatory duty with removal trigger encoded in Bylaws Art. III §8(a) and §11(c).", "verification_strength": { "self_declared": 6, "rationale": "IRS filing requirements for nonprofit homeowners associations are established federal law (verifiable). Whether TPLOA has or has not filed is stated as an assertion in the proposal document — not yet independently verified with IRS records. Score 6 because the proposed solution is clear but the underlying non-filing claim is self-reported. An IRS FOIA or 990 lookup via ProPublica/Candid would confirm.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "horse_mountain_rename", "title": "Rename to Horse Mountain, Inc. — Road & Well Maintenance Organization", "description": "The organization proposes to rename from Tee Pee Ranch Landowners Association, Inc. to Horse Mountain, Inc., doing business as (dba) Horse Mountain Road & Well Maintenance Organization (HM-RWMO). An amended Articles of Incorporation filing will be submitted to the NM Secretary of State. The same nonprofit entity (NM Corp ID 1409085) continues under the new name, with a comprehensive list of DBAs filed to handle banking AML/KYC variations.", "domain": "Civic Systems", "key_facts": { "old_name": "Tee Pee Ranch Landowners Association, Inc.", "new_name": "Horse Mountain, Inc.", "dba": "Horse Mountain Road & Well Maintenance Organization", "abbreviation": "HM-RWMO", "nm_corp_id": "1409085", "filing_agency": "NM Secretary of State", "filing_fee_estimate": "$25-50", "dba_aliases": ["HM, Inc.", "HM-RWMO", "Tee Pee Ranch", "TPR", "TPRLOA", "TPLOA", "Tee Pee Ranch Land Owners Association", "Tee Pee Land Owners Association"] }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt", "https://horsemountain.info/evidence/02_Original-Docs-OCR.pdf", "https://horsemountain.info/evidence/02_Original-Docs-OCR.txt" ], "external_verification": "https://sos.nm.gov/business-services/start-a-business/entity-search/ (search: Tee Pee Ranch, Corp ID 1409085)", "outcome": "Same nonprofit entity, new name. NM Corp 1409085. NM SOS amendment filing required. Kills HOA/LOA stigma. Signals service-only mission.", "verification_strength": { "self_declared": 7, "rationale": "NM Corp ID 1409085 is a live government record verifiable at NM Secretary of State business search. The current entity name is publicly visible. Post-filing, the new name will appear in the same live lookup, making this an 8+. Currently 7 because the filing is proposed, not yet submitted.", "ai_assessed": null, "ai_rationale": null } }, { "claim_id": "road_scoring_system", "title": "100-Point Road Scoring System — Objective Infrastructure Prioritization", "description": "The 2026 Reform Proposal includes an optional 100-point road scoring rubric across 10 categories for all 18 named road segments (~17.37 miles total). Scores under 40 trigger immediate action; 40-70 are scheduled maintenance; 70+ are monitored. The maintained network is legally defined by the Fire Department Access Map, with single-user private spurs excluded from association maintenance obligation.", "domain": "Infrastructure", "key_facts": { "scoring_categories": 10, "max_score": 100, "immediate_action_threshold": 40, "scheduled_threshold_low": 40, "scheduled_threshold_high": 70, "named_roads": 18, "total_network_miles": 17.37, "legal_boundary": "Fire Department Access Map (mapped 1999-10-29)", "road_names": [ "Tee Pee Trail (State Access)", "Tee Pee Trail (Main)", "Ranch Road", "Wagon Trail", "Long Bow Lane", "Lance Lane", "End-O-Trail", "Papoose Place", "Wilderness Lane", "Wilderness Circle (Inner/Outer/Straight)", "Wilderness Way", "Medicine Bowl Road", "Comeback Way", "Crooked Arrow", "Buffalo Gap", "Spring Road", "Crooked Arrow Court", "High Plains Road" ] }, "evidence": [ "https://horsemountain.info/evidence/01_2026-Reform-Proposal.pdf", "https://horsemountain.info/evidence/01_2026-Reform-Proposal.txt" ], "outcome": "18 road segments scored. Fire Dept access map defines maintenance boundary. Objective scoring reduces favoritism. Annual Road Report required before each annual meeting.", "verification_strength": { "self_declared": 6, "rationale": "Road names and mileage are stated in the proposal (self-authored document). The Fire Department Access Map is referenced as an exhibit (scan included in proposal). Independent verification of road mileage would require county GIS records or field survey. Score 6 because the fire department map is a third-party document but not directly linked to a live government endpoint.", "ai_assessed": null, "ai_rationale": null } } ] }