CJ-2026-1024 - Union Station South Homeowners Association v. Binita Parekh

What's This Case About?

Let’s be real: someone is about to lose their house over two thousand three hundred and fifty-five dollars and one cent. Not because they stole a car, not because they ran a Ponzi scheme, but because they didn’t pay their HOA bill. Yes, the Union Station South Homeowners Association is dragging Binita Parekh into court, not just to collect a debt, but to foreclose on her home — all for an amount that, if you think about it, is less than the down payment on a new refrigerator. This isn’t a high-stakes corporate raid. This is a suburban standoff over lawn maintenance fees and legal paperwork, and it’s about to get gloriously petty.

Binita Parekh, according to public records, is the owner of a modest home at 3900 W Fort Worth Street in Broken Arrow, Oklahoma — a quiet, unassuming part of Tulsa County where the biggest drama is probably whose trash can rolled into the street after a windy night. She bought the place back in 2016 with a mortgage from Flat Branch Mortgage, later assigned to PennyMac Loan Services, LLC — a very normal, very American homeownership story. She’s also got a second mortgage with the U.S. Department of Housing and Urban Development (HUD), likely from an FHA loan, which means she may have qualified for more affordable financing, possibly as a first-time buyer or someone with a tighter budget. So far, so relatable. But somewhere along the way, the wheels came off. Or maybe they just got a little flat. Because while Binita was juggling her mortgage, property taxes, and life, she apparently fell behind on her HOA dues — the kind of small, recurring fee that funds things like streetlights, trash pickup, and maybe a community mailbox that no one uses. And now, the HOA — Union Station South Homeowners Association — has decided that $2,355.01 is worth going to war over. Not just suing, mind you. Foreclosing. They want her house.

Here’s how we got here: Binita stopped paying her HOA assessments. The filing doesn’t say why — maybe money got tight, maybe she didn’t realize the consequences, maybe she’s disputing the charges, or maybe she just plain forgot. But by February 18, 2026, the HOA claimed she owed $2,355.01 in past-due fees, interest, and other charges. That includes $1,047.26 in actual assessments, $46.43 in interest, $85 in “other charges,” and a suspiciously round $800 for “collection cost and attorneys fees” — which, let’s be honest, probably covers about 45 minutes of someone’s time at most. Still, under Oklahoma law, HOAs can place a lien on a property when dues go unpaid, and that’s exactly what they did: on September 9, 2025, they filed a lien against Binita’s home, securing their claim in public records like a suburban version of a pirate flag. Now, they’re not just asking for the money — they’re asking the court to sell the house to pay it.

But here’s where it gets legally spicy. When you foreclose on a property, you don’t just kick someone out and auction off the couch. You have to sort out who gets paid first. It’s like a financial Hunger Games, but with paperwork. The HOA’s lien, while real, is almost certainly not the first in line. Binita’s mortgage with PennyMac is a first lien — meaning it gets paid before anything else. Then there’s the HUD second mortgage. Then there are four separate tax liens from the Oklahoma Tax Commission totaling over $6,000 — yes, she owes more in back taxes than she does to the HOA. So the HOA is basically trying to foreclose on a house that’s already buried under three other claims, one of which belongs to the federal government. It’s like trying to collect a library fine while the IRS is repossessing the bookshelf.

And yet, here we are. The HOA isn’t just suing Binita — they’re suing everyone: her spouse (if she has one), the occupants of the property (who might just be her), PennyMac, HUD, the Oklahoma Tax Commission, and even the ghost of future tenants. It’s a legal shotgun blast, designed to wipe out any possible claim anyone could ever have to the property so that if — if — the house gets sold, the HOA can claim their cut with no one disputing it later. They’re not asking for punitive damages, they’re not demanding a jury trial, they’re not even trying to shame her publicly (well, not directly). They just want their money, plus fees, plus interest, plus the right to force a sale. And if the house sells for more than the HOA’s cut? That goes to the next lienholder. And the next. And the next. The HOA might end up with their $2,355, but they’re not getting rich off this. They’re not even guaranteed to get anything — not if the mortgage and tax liens eat up all the proceeds.

And that’s the absurd part. $2,355.01 is not a trivial sum — for many people, it’s a month’s rent, or a car repair, or a family vacation. But in the context of foreclosing on a house? It’s laughable. The legal process alone — filing fees, notices, appraisals, sheriff’s sales — will likely cost more than the debt itself. This isn’t about financial recovery. This is about principle. Or power. Or maybe just the automated machinery of debt collection that doesn’t stop to ask if it makes sense. The HOA’s attorney, JT Stevenson of Jones Property Law, PLLC, is no doubt doing his job — but you can’t help but wonder if someone looked at this case and said, “Wait, are we really doing this over less than two grand?” Because once you start foreclosing on homes for unpaid dues this small, you’re not protecting property values. You’re terrorizing homeowners.

Our take? We’re rooting for Binita. Not because she’s definitely in the right — maybe she ignored notices, maybe she could’ve paid, maybe she’s gaming the system. But because this feels like using a flamethrower to light a birthday candle. The American dream is supposed to be about owning a home, not losing it because you forgot to mail a check for lawn care. If the HOA wanted to be taken seriously, they could’ve worked out a payment plan, sent a stern letter, or even sued for the money without threatening foreclosure. But no — they went straight for the nuclear option. And now, a woman might lose her house over a debt that’s less than what most people spend on takeout in a year. That’s not justice. That’s just pettiness with a notary stamp. And honestly? That’s the kind of civil court drama we can’t look away from — even when we really, really want to.

Case Overview

$2,355 Demand Petition

Jurisdiction

District Court of Tulsa County, Oklahoma

Filing Attorney

JT Stevenson

JONES PROPERTY LAW, PLLC

Relief Sought

$2,355 Monetary

Plaintiffs

Union Station South Homeowners Association business
Rep: JT Stevenson of JONES PROPERTY LAW, PLLC

Defendants

Binita Parekh individual
Spouse of Binita Parekh, if any individual
PennyMac Loan Services, LLC business
Secretary of Housing and Urban Development government
Oklahoma Tax Commission government
Occupants of the Property individual

Claims

#	Cause of Action	Description
1	Foreclosure of Owners Association Lien	Petition for foreclosure of homeowners association lien on property at 3900 W Fort Worth St, Broken Arrow, OK 74012.

Petition Text

2,121 words

IN THE DISTRICT COURT OF TULSA COUNTY STATE OF OKLAHOMA UNION STATION SOUTH HOMEOWNERS ASSOCIATION, Plaintiff, v. BINITA PAREKH; SPOUSE OF BINITA PAREKH, IF ANY; PENNYMAC LOAN SERVICES, LLC; SECRETARY OF HOUSING AND URBAN DEVELOPMENT; OKLAHOMA TAX COMMISSION; and OCCUPANTS OF THE PROPERTY, Defendants. DISTRICT COURT FILED MAR 05 2026 DON NEWBERRY, Court Clerk STATE OF OKLA. TULSA COUNTY Case No. __________ PETITION FOR FORECLOSURE OF OWNERS ASSOCIATION LIEN COMES NOW, Union Station South Homeowners Association (herein "Plaintiff"), by and through JT Stevenson of JONES PROPERTY LAW, PLLC, counsel of record for the Plaintiff, and for its cause of action against the named Defendant(s), Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012 states and alleges as follows: 1. That the Plaintiff is an Oklahoma not for profit corporation with its principal place of business in Tulsa County, Oklahoma. 2. That Plaintiff did timely produce Deed of Dedication and Restrictive Covenants of Union Station South (the "Governing Documents") and same are hereby incorporated by reference and made a part hereof as if fully set forth hereafter. 3. That Defendants, Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012, are the record owners of the Property (the "Property") that is the subject matter of this action, the same being legally described in Exhibit "A." 4. That pursuant to the terms of the Governing Documents, Defendant(s) did become indebted to Plaintiff for assessments for common expenses incurred by Plaintiff. 5. That Defendants failed to pay the owner's assessments and other charges levied against the Property as the same came due, and there is currently owing a balance of $2,355.01 as of February 18, 2026, together with additional assessments that may come due and remain owing during the pendency of this action, including special assessments for attorney fees and legal costs incurred by the Plaintiff during the prosecution of this action as authorized by the Governing Documents, together with late fees and finance charges accruing each month said assessments remain unpaid, said additional regular and special assessments and other charges commencing to be due and owing the aforementioned dates. 6. That pursuant to Title 60 O.S.A. §851, et seq, and the Governing Documents, Plaintiff filed its assessment lien against the Subject Property for past due assessments chargeable against Defendants, and said lien being recorded with the County Clerk for Tulsa County, on September 9, 2025 at Document Number 2025079546; a copy of said lien is attached hereto as Exhibit "B", and made a part hereof by reference. 7. That pursuant to the Governing Documents, and applicable Oklahoma law, Plaintiff has the right to bring this action for foreclosure to recoup all unpaid dues, assessments, interest, and other charges owed by Defendants, including reasonable attorney fees and costs. 8. That Defendants Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012 may claim some right, title, or interest in and to the Property. Plaintiff states, however, that any such right, title, or interest claimed by Defendants Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012 is subordinate and inferior to the lien of Plaintiff, and Plaintiff petitions the Court that Defendants Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012 be summoned in this case and be required to set up in this suit any right, title, or interest said Defendants Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012 may have, or claim to have, in and to the Property, or be forever barred from claiming any such right, title, or interest in and to the Property. 9. That Defendants Binita Parekh executed a mortgage in favor of MERS Inc., as nominee for Flat Branch Mortgage Inc., recorded with the Tulsa County Clerk on September 2, 2016 at Document Number 202058984, in the original amount of $172,026.00. Said Mortgage was assigned to PennyMac Loan Services, LLC by Assignment of Mortgage, filed June 26, 2020, as Document No. 202027423; and was subsequently modified by Modification of Mortgage, filed May 5, 2022, as Document No. 202207473. 10. That Defendant PennyMac Loan Services, LLC may claim some right, title, or interest in and to the Property by way of the first mortgage described in the preceding paragraph. Plaintiff acknowledges that said first mortgage lien is superior and prior to the lien of Plaintiff. 11. That Defendants Binita Parekh executed a mortgage in favor of Secretary of Housing and Urban Development, recorded with the Tulsa County Clerk on June 10, 2022 at Document Number 2022061214, in the original amount of $39,300.64. 12. That Defendant Secretary of Housing and Urban Development may claim some right, title, or interest in and to the Property by way of the second mortgage described in the preceding paragraph. Plaintiff states, however, that any such right, title, or interest claimed by Defendant Secretary of Housing and Urban Development is superior to the lien of Plaintiff, and Plaintiff petitions the Court that Defendant Secretary of Housing and Urban Development be summoned in this case and be required to set up in this suit any right, title, or interest said Defendant may have, or claim to have, in and to the Property, or be forever barred from claiming any such right, title, or interest in and to the Property. 13. That Defendant Oklahoma Tax Commission recorded or caused to be recorded four Tax Liens being Document Number 2016105191 on November 2, 2016 totaling $3,975.45; Document Number 2021134440 on November 22, 2021 totaling $726.90; Document Number 2021137069 on November 29, 2021 totaling $852.27; and Document Number 2025036548 totaling $643.08 – altogether totaling $6,197.70. 14. That Defendant Oklahoma Tax Commission may claim some right, title, or interest in and to the Property by way of state tax liens filed against the Property. Plaintiff states, however, that any such right, title, or interest claimed by Defendant Oklahoma Tax Commission is superior to the lien of Plaintiff, and Plaintiff petitions the Court that Defendant Oklahoma Tax Commission be summoned in this case and be required to set up in this suit any right, title, or interest said Defendant may have, or claim to have, in and to the Property, or be forever barred from claiming any such right, title, or interest in and to the Property. 15. That after allowing all just credits there is due to Union Station South Homeowners Association on the recorded lien, of $2,355.01 as of February 18, 2026, representing past due payments, accrued interest, and other charges, plus ongoing dues and interest continuing to accrue through the date of final disbursement of proceeds in this action. 16. That pursuant to the Governing Documents, Plaintiff is entitled to recover all reasonable attorney fees and costs incurred in the prosecution of this action, said fees and costs being in addition to the past due assessments and other charges. 17. That unless expressly stated otherwise herein, any right, title, or interest claimed by the Defendants is subordinate and inferior to the lien claimed by Union Station South Homeowners Association. 18. That Plaintiff has performed all condition precedent to the filing of this Petition and is entitled to the relief requested herein. 19. THIS IS AN ATTEMPT TO COLLECT A DEBT AND ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. In accordance with the Fair Debt Collection Practices Act, Title 15 U.S.C.A. Sec. 1692 (FDCPA), unless the person or entity responsible for the payment of the above debt, within (30) days after service of this pleading, disputes the validity of the debt, or any portion thereof, the debt will be assumed valid. If such person or entity notifies the undersigned attorney for the creditor in writing within said thirty (30) day period that the debt, or any portion thereof, is disputed, said attorney will obtain verification of the debt and a copy of such verification will be mailed to said person or entity by the undersigned attorney for the creditor; and upon written request by you within the thirty (30) day period, the undersigned attorney for the creditor will provide the name and address of the original creditor, if different from the current creditor. WHEREFORE, premises considered, Plaintiff petitions for judgment in personam of and from Defendants Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012, jointly and severally, in the present amount of $2,355.01, said amount representing the total amount due on the Property for past due assessments, and other charges owing to Plaintiff by Defendants Binita Parekh; Spouse of Binita Parekh, if any; and Occupants of the Property at 3900 W Fort Worth St, Broken Arrow, OK 74012, and for further judgment in personam for such additional amounts representing future assessments that come due and owing and remain unpaid from and after the dates of each outstanding balance, during the pendency of this action, together with late fees, finance charges, and Plaintiff’s reasonable attorney fees and court costs incurred in the prosecution of this action, with interest on all thereof as allowed by law until said judgement is paid in full, for judgement in rem of and from all Defendants, and each of them, adjudging the liens of Plaintiff asserted herein to be a valid and subsisting lien against the Property in the amounts petitioned hereunder, and ordering that the liens be foreclosed and the Property be sold, with appraisement, according to law, and the proceeds of said sale to be applied to the payment of the judgement of Plaintiff entered herein, and the balance of said proceeds, if any, to be paid into the Court to abide by the further order of the Court. Plaintiff further prays that upon confirmation of the sale of the Property, the Defendants herein, and each of them, be forever barred, foreclosed, and enjoined from asserting or claiming any right, title, interest, estate, or equity or redemption in and to the Property, and for such other and further relief as this Court may deem equitable and necessary in the premises. Respectfully submitted, JT Stevenson, OBA No. 34320 JONES PROPERTY LAW, PLLC 517 Liberty Lane, Suite 100 Edmond, OK 73034 405-888-2744 [email protected] Attorney for Plaintiff EXHIBIT "A" Lot Twenty-Eight (28), Block Five (5), Union Station South, an Addition to the City of Broken Arrow, Tulsa County, State of Oklahoma, according to the Recorded plat thereof. Property Address: 3900 W Fort Worth St, Broken Arrow, OK 74012 Exhibit B RECORD AND RETURN TO: Schwartz Vays 7215 NE 4th Ave, #101 Miami, FL 33138 CLAIM OF LIEN BEFORE ME, the undersigned notary public, personally appeared, Antonio Martin, who was duly sworn and says that he/she is the authorized agent of the Lienor, Union Station South Homeowners Association, a Oklahoma not for profit corporation (the “Association”), whose address is 901 N. Forest Ridge Blvd Broken Arrow, OK 74014 and that in accordance with Oklahoma Statutes and the Association’s Declaration, together with all subsequent supplements and amendments thereto (collectively, the “Covenants”), and the articles of incorporation and bylaws of the Association, said Association is owed the following amounts for shares of the common expenses: <table> <tr> <th>Assessments:</th> <td>$1,047.26</td> </tr> <tr> <th>Interest:</th> <td>$46.43</td> </tr> <tr> <th>Late Fees:</th> <td>$0.00</td> </tr> <tr> <th>Collection Cost and Attorneys fees:</th> <td>$800.00</td> </tr> <tr> <th>Other Charges</th> <td>$85.00</td> </tr> <tr> <th>TOTAL:</th> <th>$1,978.69</th> </tr> </table> plus, interest at the rate of 6% per annum from the date due until paid. This claim of Lien shall also secure all unpaid assessments, interest, late fees, collection costs and attorney’s fees subsequent to the date of this Claim of Lien and before entry of a certificate of title. The Lienor claims this lien on the following described property Tulsa County, Oklahoma: Property Description: 3900 W Fort Worth St Broken Arrow, OK 74012 Folio # 83908-84-08-16290. The record owner(s) of the Subject Property is/are BINITA PAREKH. The amount due to the Lienor remains outstanding as of 9/8/2025. Union Station South Homeowners Association Witness 1: Andres Aleman Print Name: Andres Aleman Witness 2: Nellie Maceo Print Name: Nellie Maceo By: Antonio Martin Antonio Martin, Authorized Agent of Union Station South Homeowners Association State of Florida County of Miami-Dade The foregoing instrument was acknowledged before me on this 8 day of September, 2025 by Antonio Martin, Authorized Agent of Union Station South Homeowners Association, who [ ] produced ________________________ as identification or [X] is personally known to me and who did take an oath that the matters contained herein are true and correct. Griffin Thayer Jordan Notary Public, State of Florida at Large LEGAL DESCRIPTION: THE FOLLOWING DESCRIBED REAL PROPERTY AND PREMISES SITUATED IN TULSA COUNTY, STATE OF OKLAHOMA. TO WIT: LOT TWENTY-EIGHT (28), BLOCK FIVE (5), UNION STATION SOUTH, AN ADDITION TO THE CITY OF BROKEN ARROW, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE RECORDED PLAT NO. 4914.