Villa Grande Business Condo Association

A planned development of 32 separate interests in Los Angeles County, managed by Scotti and Associates, Inc.. On the Secretary of State’s register since 2016. Status on the register: suspended by the Franchise Tax Board.

SOS entity 3901283 § 5405 data filed 2026-01-07 Register as of 2026-10-03 Source Secretary of State, CPRA response

Type: Planned development
Separate interests: 32
Where: Norwalk Boulevard at Palm Street, Los Angeles County
Status: Suspended by the franchise tax board
Form: Nonprofit mutual benefit corporation

Managed by

Scotti and Associates, Inc.
29460 Fawn Way, Tehachapi, CA 93561
(714) 447-9778
As filed with the Secretary of State on 2026-01-07, § 5405(a)(6)

Los Angeles County, California. Marked where Norwalk Boulevard meets Palm Street, the streets the association filed, found in the Census Bureau’s street map. The homes are near that corner, not necessarily on it.

Its next election, worked out for 32 homes

One inspector, or three

Every election needs independent inspectors — one or three, never two. A director, a candidate, or anyone related to one cannot serve, and neither can anyone under contract to the association for other paid work — which rules out its management company.

§ 5110(a)–(b)

7 members, if quorum fails

If the governing documents require a quorum and the election misses it, a reconvened meeting at least 20 days later needs only 20 percent of the members — 7 of 32, counting one membership per home. Not if the documents already set a lower quorum.

§ 5115(b)(6)

Thirty days, twice

General notice of the nomination procedure at least 30 days before the nomination deadline, and ballots mailed or delivered at least 30 days before voting closes. The rules that make those possible come months earlier.

§ 5115(a), (c) · work out the dates

Get quotes from inspectors of elections

One request goes to every inspector of elections listed with quoroom. They reply to the association directly, the board appoints by its election rules, and the contract and payment are between the association and the inspector. quoroom is not a party and takes nothing. The inspectors are listed, not vetted. How it works.

On the register

What the Secretary of State has recorded about this corporation, newest first, by filing date.

The register shows this corporation’s powers as suspended by the Franchise Tax Board. The suspension is the corporation’s: the development, its governing documents and its members are still there. A suspension by the Franchise Tax Board is a tax matter, outside the Davis-Stirling Act. The § 5405 statement can be filed while suspended, § 5405(e).

Date	Event
2026-01-07	Statement of Information filed
2021-11-01	Powers suspended by the Franchise Tax Board
2021-06-07	Statement of Information filed
2021-06-07	§ 5405 statement filed
2021-05-25	Penalty certified for a late Statement of Information
2021-05-25	Penalty certified for a late Statement of Information
2020-09-29	Statement of Information overdue
2019-01-28	Statement of Information filed

5 earlier entries, back to 2016

2018-08-28	Penalty certified for a late Statement of Information
2018-08-28	Penalty certified for a late Statement of Information
2018-05-31	Statement of Information overdue
2017-01-18	Statement of Information overdue
2016-04-27	Articles filed — the corporation is formed