The Reasons Behind the Community’s Lawsuit

In 1986 the Articles of Incorporation, the official document establishing the Deerfield Resort Homeowners Association was filed. This legal paper set the foundation for a proper HOA, one that was meant to take care of common roads, shared spaces, and the well-being of the neighborhood. According to the official charter, this HOA was supposed to be handed over to the residents once either 75% of the lots were sold or by the end of 1988—whichever came first. As the years passed, those conditions were met… but the promised transition never happened. Instead, the developer—Fields Development Company—continued to control the HOA, even though the law, and the community’s own documents, required the HOA be transferred to the property owners.

Most residents thought this HOA was quietly doing its job. After all, they paid Resort Maintenance Fees and Security Fees every year—surely those funds were going to the HOA.

But something didn’t add up.

The residents were being invoiced and directed to make payments to “Deerfield Resort”—a for-profit company run by the developer, Fields Development, not Deerfield Resort HOA. No one in the neighborhood seemed to know exactly where the money was going.

Then came a turning point.

In 2018, a resident received a copy of “Rules and Restrictions for Deerfield Resort” which had recently been filed with Campbell County by Fields Development—without input or approval from the homeowners. These rules had not been discussed, voted on, or even shared with residents. Of particular concern among residents was number 22 removing property owners from having a vote regarding common areas and keeping Fields Development in control indefinitely.

[Link to Rules and Restrictions]

As property owners began talking, many expressed concerns regarding these decisions being made by Fields Development and whether the developer had overstepped its authority.

Frustration was growing.

It became obvious there were no elected board members. No meetings. No bylaws. The dues being paid by homeowners was not clearly accounted for and appeared to be mixed in with the developer’s other business activities. And important decisions—like loans or changes to the community’s rules—were being made without input from the people actually living in Deerfield.

According to Tennessee law, an HOA must be transparent. It must give homeowners access to financial records, hold regular meetings, and include residents in decision-making. But none of that was happening.

The Final Straw

In early 2019, after years of unanswered questions a resident demanded an accounting of the 2018 expenses. The “2018 Deerfield Resort Expense Report.” document received created more questions. The numbers did not match expectations. When other residents looked at the report the reactions were unanimous—something didn't look right. Oversight was clearly missing.

[Link to 2018 Expense Report]

This led to the first-ever resident meeting to discuss forming a functional HOA on May 18, 2019. Over 100 property owners showed up, all eager to reclaim their voice in how their community was run. It wasn’t the first time this had been attempted—there had been similar efforts as far back as 1997—but now, momentum was building.

The Difficult Decision

Despite multiple attempts, including a written request from an attorney, the group couldn’t get the developer to meet or cooperate. Fields Development simply refused to follow the 1986 Articles of Incorporation. So, after years of trying to resolve things peacefully, a group of concerned residents made a tough decision. They filed a lawsuit—not out of anger, but out of necessity. Their goal was simple: to ensure that the HOA existed as it was meant to, run by and for the people who call Deerfield home.

This is not a personal or neighborhood dispute. It’s an important lesson about community responsibility, legal rights, and the importance of transparency. When homeowners come together to ask important questions, protect their investments, and demand fairness, they not only strengthen their neighborhood—they build a stronger future. Now with the election upon us, each DEERFIELD OWNER WILL HAVE A VOICE in the future of Deerfield. This is an exciting time for Deerfield and with the Community working together.