DELRAY BEACH, FL (Boca Post) (Copyright © 2025) — A Delray Beach homeowners’ association has filed suit in Palm Beach County Circuit Court, alleging that a property owner and other named defendants have allowed an unauthorized occupant to reside in a unit without required approval.
The case, Chateau Wood Homeowners Association, Inc. v. P&W Realty Holdings I LLC, Michelle Sarina Goss, and Unknown Occupant 1, was filed November 27, 2025, under Case No. 50-2025-CA-012446-XXXX-MB in the Fifteenth Judicial Circuit of Palm Beach County. The complaint seeks injunctive relief and was submitted by Boca Raton attorney Ryan M. Aboud of Ryan M. Aboud, P.A.
According to the filing, the association maintains and operates the Chateau Wood community in Palm Beach County. The complaint states that P&W Realty Holdings I LLC is the fee simple owner of 4240 Village Drive, Unit B, Delray Beach, and that the property is subject to the community’s governing documents. Defendant Michelle Sarina Goss and an unidentified occupant referred to as “Unknown Occupant 1” are also named as defendants.
The association alleges that the defendants have allowed “an unauthorized occupant to reside at the Subject Property,” which it claims violates multiple provisions within the community’s Declaration of Restrictions. Those sections, cited throughout the complaint, include requirements for lease approval, background screening, interviews, and notice to the association before a resident or guest stays longer than 30 days.
The HOA states that under Article XVI of the Declaration, any unit lease requires prior association approval and may be denied if there are unresolved violations or if an owner fails to provide information about prospective residents. The complaint further cites Article XVI(7), which provides that any unauthorized lease is void and allows the association to require the removal of tenants or occupants who have not been approved.
The association says it issued a Statutory Offer to Participate in Presuit Mediation on August 26, 2025, as required by Section 720.311(2)(a), Florida Statutes. The filing alleges that the defendants failed to participate in the mediation process and did not come into compliance with the governing documents afterward.
The complaint also states that the association has “no adequate remedy at law” and claims it is suffering irreparable harm due to the continued presence of the unauthorized occupant. It further cites statutory and governing-document provisions permitting the recovery of attorneys’ fees and costs in enforcement actions.
The HOA is asking the court to issue several injunctions:
• ordering the owner to “immediately evict and/or otherwise cause the removal” of the unidentified occupant;
• directing Michelle Sarina Goss to cease allowing unauthorized occupants;
• requiring the unnamed occupant to immediately vacate; and
• prohibiting any future occupancy of the unit without prior association approval.
The filing also seeks an award of attorneys’ fees and costs, along with any additional relief the court deems appropriate. Attorney Ryan M. Aboud signed the complaint on November 26, 2025.
The original document, as filed with the Palm Beach County Clerk of Court, can be viewed here.
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