Expert Guidance on CDAL Disputes & Property Rights in Antigua
We have received reports that CDAL is again threatening freeholders with utility disconnection for contesting maintenance charges. This practice is illegal under Antiguan law, as established in the Coleman vs. CDAL case and other precedents.
All property owners have the right to dispute unjustified charges without risk to their essential services. Learn about your legal rights against unlawful disconnection.
For guidance and assistance with disconnection threats, contact: legal -at- jollyharbour -dot- org
We are building a group of freeholders to fight this. If you are interested in joining, please contact us. We're actively engaged with multiple law firms, some of which already represent freeholders against CDAL.
April 13, 2025
A group of Jolly Harbour Freeholders who support the arguments presented on this website commissioned and received a formal legal opinion from distinguished Caribbean attorney Professor Leslie Thomas KC. The endeavours to acquire this legal opinion and the freeholders' claims were ridiculed and mocked by JHPOA, Inc.'s executives. However, the formal opinion now broadly confirms the previous findings of freeholders opposing the unlawful maintenance charge.
Financial Impact:
Financial analysis based on available data indicates that individual freeholders may be entitled to claim credits of approximately US$13,230.57 for the preceding six years, amounting to a collective sum of US$11,245,984.50 for the entirety of the Jolly Harbour community.
Based on analysis of Professor Thomas KC's findings and the financial data available, it is reasonable to conclude that proper application of the Land Transfer Agreement's terms could result in substantially reduced maintenance charges—potentially by as much as 50%—whilst concurrently improving infrastructure maintenance and service delivery. It should be noted that freeholders who might prefer the current arrangements would retain the option to make voluntary supplemental contributions to CDAL, Sabana, or any other entity beyond their lawfully required obligations.
The group is presently awaiting a second opinion from former Antiguan Attorney General Justin Simon KC, who is also a Jolly Harbour Freeholder, to further corroborate their position.
Jolly Harbour, Antigua, was developed with the promise of well-maintained infrastructure and services "to and for the benefit" of each parcel owner. Many freeholders, however, have encountered disputes with Caribbean Developments (Antigua) Limited (CDAL), a privately owned, for-profit entity managing these services. Jolly Harbour is a collection of absolute freehold titles, as governed by the Registered Land Act 1975, with CDAL functioning similarly to Antigua Public Utilities Authority (APUA) - a utility and communal services provider.
Site last updated: April 6, 2025
⚠️ NEW: Analysis of CDAL Audited Financial Statements (2022-2024): a 46.4% reduction in CDAL's asset base and US$10.5-12.5M Infrastructure Neglect (April 6, 2025) - Forensic analysis of CDAL's audited financial statements documenting systematic asset transfers to related entities, US$10.5-12.5M immediate infrastructure needs (2023-2026), and financial reporting concerns including Porto Palma lease arrangements and accounting standard discrepancies.
Audited Common Expenses and Benefit-Based Expense Allocation in Property Maintenance Charges: Legal Analysis (March 17, 2025) - Comprehensive analysis of how "audited common expenses" in the Jolly Harbour covenant requires both financial accuracy and direct parcel benefit verification—dual requirements that CDAL has consistently failed to meet while charging freeholders for their own neglect.
Why CDAL's 2% Monthly Interest Charges Are Legally Unenforceable (March 15, 2025) - Comprehensive legal analysis explaining why CDAL's 2% monthly interest charges (24% annually) violate land transfer covenants, lack proper contractual basis, and constitute an excessive penalty under Antiguan law. Includes a template letter for contesting these charges.
CDAL's Lease-Back Arrangement with Porto Palma: Legal Analysis & Implications for Freeholders (March 4, 2025) - Investigation into CDAL's lease-back arrangement with related company Porto Palma, analyzing how this structure artificially inflates maintenance charges, potentially violates Antiguan law, and provides freeholders with legal remedies to challenge these practices.
Analysis of JHPOA's February 15, 2025 Communication: Debunking Claims and Misrepresentations (February 16, 2025) - Comprehensive analysis of JHPOA's latest communication, examining unsubstantiated claims about CDAL's management, infrastructure obligations, and legal standing. Learn how these claims contradict documented evidence and legal precedents.
Analysis of JHPOA's February 2025 Communication (February 10, 2025) - Comprehensive analysis of JHPOA Executive's February 2025 communication, including fact-checking, legal analysis, and template response letter for Jolly Harbour freeholders.
⚠️ IMPORTANT: Analysis of CDAL's 2025 Community Budget (February 10, 2025) - Detailed analysis of CDAL's proposed 2025 budget revealing inflated costs and improper charges. Learn why legitimate service charges should be US$226.98 rather than US$581.49 per month (incl. ABST).
CDAL's Covenant Modification and Subdivision Strategies: Legal Analysis of Financial Commitments (February 8, 2024) - Critical analysis of CDAL's practice of selectively modifying covenants during subdivision transfers. Learn why creating subdivisions exempt from financial obligations while benefiting from communal services may violate principles of fairness under Antiguan law.
Infrastructure Liability and Restoration Obligations: Why CDAL's 'As Is' Purchase Doesn't Exempt Them From Maintenance Duties (February 6, 2024) - Comprehensive legal analysis explaining why CDAL's "as is" acquisition doesn't exempt them from their obligation to restore and maintain infrastructure without burdening freeholders. Includes supporting case law and precedents from Antiguan and British Common Law.
Why the 2025 Maintenance Charge Increase Violates Jolly Harbour's Land Transfer Covenants (January 6, 2025) - Learn why CDAL's 2025 maintenance charge increase breaches land transfer covenants and court rulings. Get a template letter to challenge the unlawful increase that violates the Coleman ruling and 2008 Consent Order requiring audited accounts.
Template Letters for Questioning CDAL's Maintenance Charges (January 7, 2025) - Ready-to-use template letters for challenging CDAL's maintenance charges, including versions for both known and unknown covenant terms. Get professionally drafted letters to assert your rights and demand proper documentation.
Template Letter: Request for JHPOA Reserve Study Projections (January 7, 2025) - Ready-to-use template letter for requesting critical financial projections and reserve study analysis from JHPOA regarding the potential CDAL takeover. Get answers about infrastructure liabilities and monthly maintenance projections.
Template: Cease and Desist Letter Regarding CDAL's Misleading Statements (January 13, 2025) - A comprehensive template letter demanding CDAL cease misrepresenting Jolly Harbour as a condominium/HOA-like "community" and requesting pre-action disclosure of critical documents.
Template: Formal Cease and Desist Letter Regarding JHPOA Misrepresentations & Fee Charges (January 13, 2025) - Ready-to-use template letter for freeholders to formally demand JHPOA and CDAL cease misrepresenting automatic membership and unauthorized fee collection through community charges.
A Guide for Jolly Harbour Freeholders Considering Legal Action Against CDAL (January 4, 2025) - Essential guidance for property owners contemplating legal action, including analysis of individual rights vs. group action, covenant review requirements, and practical steps for pursuing legal remedies.
Jolly Harbour Freeholders Group Action Memorandum (January 7, 2025) - Comprehensive analysis of CDAL's 2025 maintenance charges, covenant violations, and why freeholders can challenge these charges.
Site Updates:
Analysis of the 2022 Community Charge Allocation: Legal Deficiencies and Template Response (February 27, 2024) - Comprehensive analysis of why the 2022 Statement of Community Charge Allocation fails to meet legal requirements, with a template response for freeholders to challenge the allocation methodology and request proper documentation.
Understanding Covenant Modification Powers: Legal Analysis Under Antiguan & British Common Law (February 20, 2024) - Comprehensive analysis of how courts interpret covenant modification powers, including key limitations, legal constraints, and protections for property owners under Antiguan and British common law.
Why Freeholders May Seek Removal of Restrictive Covenants if CDAL Breaches Agreement (January 23, 2025) - Analysis of why Jolly Harbour freeholders may be legally justified in seeking removal of restrictive covenants due to CDAL's breaches of the land transfer agreement, including infrastructure neglect and asset disposals.
January 22, 2025: Enhanced our analysis of how neglecting the Reserve Study puts freeholders at risk with improved data visualization, detailed expense breakdowns, and additional context from CDAL's financial statements and LOI.
Why CDAL's Bankruptcy and Receivership Could Be the Best Long-Term Solution (January 20, 2025) - Comprehensive analysis of why pursuing CDAL's bankruptcy and receivership could be the most effective solution for addressing mismanagement, enforcing covenant obligations, and protecting freeholder investments.
January 14, 2025: Updated our analysis of CDAL's community charge legal opinion with expanded coverage of case law, a comprehensive response template, and detailed guidance for property owners challenging non-beneficial charges.
Debunking JHPOA's 2025 Budget Memo: A Critical Analysis of Community Charges & Developer Obligations (January 13, 2025) - Point-by-point analysis of JHPOA's "Homeowners Budget & Community Charge 2025" memo, examining misconceptions about CDAL charges, developer obligations, and homeowner rights under the land transfer covenants.
CDAL's 2025 Budget Vote: A Critical Analysis of Property Owner Rights (January 12, 2025) - In-depth analysis of CDAL's January 2025 budget vote email, examining legal implications for property owners, covenant obligations, and why the proposed security cuts may be a distraction from deeper issues.
Analysis: Dubious Rent Expenses in CDAL's 2025 Budget and Rent Restriction Act Violations (January 12, 2025) - Detailed analysis of questionable rent increases (up to 133%) in CDAL's 2025 budget, potential violations of the Antiguan Rent Restriction Act's 15% limit, and a template letter for freeholders to challenge these charges.
CDAL's Cease-and-Desist Letter and Our Evidence-Based Response (January 11, 2025) - Read our detailed response to CDAL's cease-and-desist allegations, with comprehensive documentation supporting freeholder concerns about billing practices, infrastructure issues, and financial arrangements. Learn how court rulings, official documents, and community evidence validate these concerns.
Analyzing the Maintenance Charge Clause: Your Rights Under Jolly Harbour Land Transfer Covenants (January 10, 2025) - Essential guide for freeholders explaining what charges CDAL can legally impose. Learn how to identify and challenge questionable fees, understand your rights regarding audits and direct benefits, and protect yourself from paying for developer negligence or mismanagement.
How to Push Back Against CDAL's "Asset-Gutting" and Hold Them Accountable (January 6, 2025) - Essential guide for Jolly Harbour owners who don't want to take over CDAL but seek accountability. Learn effective strategies to protect your interests and push back against asset-stripping through transparency demands, legal remedies, and collective action.
Beware the Empty Shell: Why Taking Over CDAL Could Saddle Freeholders with Liabilities (January 6, 2025) - Critical analysis of CDAL's potential handover to freeholders. Learn why taking over a potentially asset-stripped company could burden property owners with massive infrastructure liabilities and debts, while CDAL's owners walk away from their obligations.
A Rift Among Jolly Harbour Freeholders: Are Those Demanding Accountability "Shit Stirrers," or Simply Seeking Fairness? (January 6, 2025) - Analysis of the deepening divide between property owners regarding CDAL's accountability and financial obligations. Examine the tension between those insisting on legal compliance and transparency versus those advocating for immediate payment without questioning CDAL's disputed maintenance charge calculations.
Is Avalanche of Lawsuits Awaiting CDAL? How Negligence & Unlawful Conduct Threaten Jolly Harbour's Stability (January 5, 2025) - Comprehensive analysis of mounting legal challenges facing CDAL, including negligence claims, infrastructure decay, and unlawful conduct affecting property owners. Learn about potential damages and legal precedents.
Legal Update (January 2, 2025):
Notice to Real Estate Agencies and Solicitors:
In light of your professional duty to disclose all material information to clients, we kindly ask you to ensure that current and prospective buyers in Jolly Harbour—and especially those considering purchases on Harbour Island or proposed marina-complex apartments—are informed of critical facts regarding the state of the community's infrastructure, management disputes, and legal matters.
This comprehensive resource provides expert guidance on CDAL-related issues, including detailed analysis of maintenance charges, legal rights, and practical solutions for property owners in Jolly Harbour, Antigua.
➜ Explore the Rich History of Jolly Harbour
➜ Jolly Harbour, The concept and the product - original brochure
Before purchasing property in Jolly Harbour, be aware of significant risks and documented issues:
Critical Due Diligence Required: Prospective buyers are strongly advised to:
Essential reading for current and prospective Jolly Harbour property owners:
Comprehensive analysis of how courts interpret covenant modification powers, including key limitations, legal constraints, and protections for property owners.
Analysis of why Jolly Harbour freeholders may be legally justified in seeking removal of restrictive covenants due to CDAL's breaches.
Comprehensive analysis of why pursuing CDAL's bankruptcy and receivership could be the most effective solution for protecting freeholder investments.
Detailed response to CDAL's cease-and-desist allegations, with comprehensive documentation supporting freeholder concerns.
Analysis of the deepening divide between property owners regarding CDAL's accountability and financial obligations.
Essential guidance for property owners contemplating legal action, including analysis of individual rights vs. group action, covenant review requirements, and practical steps for pursuing legal remedies.
Critical analysis of the July 2022 Reserve Study revealing US$62.3M repair backlog. Learn about CDAL's infrastructure neglect and how it affects property values and future costs.
Analysis of CDAL's 2025 maintenance charge increases and why deferring repairs to 2026 could lead to US$13M repair backlog and monthly fees exceeding US$1,800.
Learn why Jolly Harbour's infrastructure is owned by CDAL, not the community. Understand your legal rights, maintenance obligations, and how to challenge unjustified charges under Antiguan law.
Critical examination of CDAL's shift from traditional insurance to self-insurance for common areas. Learn about potential risks, legal implications under the Land Transfer covenant, and how to protect your interests. Includes template letters for requesting transparency and documentation.
Critical analysis of CDAL's financial announcements regarding their $3.8M "grant" and $800K "interest-free loan". Understand the legal implications, hidden costs, and how these arrangements could affect property owners.
Essential comparison of Jolly Harbour's unique for-profit service model with traditional condominium structures. Understand how CDAL's setup differs from standard property management arrangements, your rights under Antiguan law, and how to address issues with service charges and maintenance fees.
Analysis of the ongoing legal battle over CDAL's sale agreement and disputed financial calculations. Learn how this case affects Jolly Harbour's management and property owners.
Analysis of the ongoing legal battle over CDAL ownership and the golf course caution. Learn how this US$6M damages claim affects Jolly Harbour property owners and what it reveals about CDAL's corporate governance.
Stay informed about crucial developments affecting Jolly Harbour property owners. Our regular updates cover:
Key legal principles and statutes governing property rights and obligations in Jolly Harbour:
These legal principles provide a robust framework for challenging fees that cannot be justified under the direct-benefit standard or that arise from unfair practices.
Analysis of CDAL's 2020 LOI and 2009 financials showing why the developer, not freeholders, is liable for infrastructure costs. Learn how these documents undermine CDAL's claims against property owners.
Essential guide for property owners facing utility disconnection threats or excessive charges. Learn about your legal protections, relevant case law including Coleman v CDAL, and how to effectively respond to disconnection notices. Includes a template letter for formal objections.
Learn how British and Antiguan common law protect Jolly Harbour freeholders from coercive measures like utility disconnection and autopass revocation. Includes legal precedents and a template letter for challenging such actions.
Critical analysis of Hill & Hill's legal opinion on CDAL community charges, with a detailed response template for property owners. Learn how to challenge non-beneficial charges and protect your rights under the Land Transfer covenant.
Comprehensive analysis of CDAL's Sinking Fund (2014-2018), including legal issues with fund management, grounds for refund claims, and step-by-step guidance for pursuing reimbursement. Learn about the fund's history, management problems, and your rights under Antiguan law.
Learn how CDAL's original 1995 sales documentation, including promises of limited fee increases and obligations to cover deficits, can strengthen your position in current disputes over maintenance charges and special assessments.
Essential resource for Jolly Harbour property owners explaining your legal rights regarding JHPOA membership, fee obligations, and how to protect your interests under Antiguan law. Learn about the enforceability of by-laws, your rights as a freeholder, and practical steps to address membership and fee disputes.
Point-by-point analysis of JHPOA's budget memo, examining misconceptions about CDAL charges, developer obligations, and homeowner rights under the land transfer covenants.
In-depth analysis of CDAL's January 2025 budget vote email, examining legal implications for property owners and covenant obligations.
Detailed analysis of questionable rent increases in CDAL's 2025 budget and potential violations of the Antiguan Rent Restriction Act.
Essential guide explaining what charges CDAL can legally impose and how to identify and challenge questionable fees.
Essential guide for owners seeking accountability through transparency demands, legal remedies, and collective action.
Critical analysis of why taking over a potentially asset-stripped company could burden property owners with massive infrastructure liabilities.
Comprehensive analysis of mounting legal challenges facing CDAL, including negligence claims and infrastructure decay.
CDAL has reportedly passed on costs related to infrastructure replacement, sports facilities, private property association (JHPOA) fees, and amenities that do not benefit certain parcels. Owners have paid large sums (e.g., US$2,500+ABST for connection fees) without receiving adequate services in return.
Despite owners' inquiries, CDAL often fails to provide clear, itemized breakdowns of how community charges are spent. Without proof that expenses directly enhance an owner's parcel, such levies may breach the covenant and could be contested.
Infrastructure maintenance (e.g., sewage systems, lighting) often appears subpar or neglected, even though owners pay monthly. Passing costs from mismanagement or operational shortcomings onto owners is questionable under Antiguan law and may amount to unjust enrichment.
Attempts to impose JHPOA membership fees or treat all owners as members without consent may be viewed as unlawful. Under British and Antiguan principles, no private entity can unilaterally bind freeholders to pay for organizations or services not stipulated in their agreements.
CDAL's practice of charging fees for services and amenities without demonstrable direct benefit to specific parcels appears to violate the fundamental covenant in Land Transfer agreements. This principle is reinforced by cases like Ruddy v Oakfern Properties Ltd [2006] EWCA Civ 1389, which emphasizes that service charges must demonstrably benefit the property in question.
The practice of passing costs from operational mismanagement onto property owners contradicts established principles in Waaler v Hounslow LBC [2017] EWCA Civ 45 and Daejan Properties Ltd v Griffin [2014] UKSC 14, which require service charges to be both reasonable and properly incurred.
CDAL's bundling of essential utilities with disputed maintenance charges, coupled with threats of disconnection, may constitute unlawful pressure tactics. This practice potentially violates principles established in Paragon Finance plc v Nash [2001] EWCA Civ 1466 regarding good faith in contractual relationships.
The failure to provide itemized justifications for charges contradicts transparency requirements outlined in cases like Phillips v Francis [2014] EWCA Civ 1395, which emphasizes the importance of clear consultation and documentation in service charge matters.
Imposing JHPOA fees without explicit contractual basis may violate principles from Southwark LBC v Akhtar [2017] UKUT 150 (LC), which requires clear contractual authority for any imposed charges.
Prolonged neglect of infrastructure while collecting maintenance fees may breach the "reasonable care and skill" requirement established in Rendlesham Estates Plc v Barr Ltd [2014] EWHC 3968 (TCC).
Key Points:
Significance: This ruling establishes important precedents regarding CDAL's obligations and limitations in charging community fees and managing utilities.
Case Reference: ANUHCV2013/0029
Court: Eastern Caribbean Supreme Court (Antigua and Barbuda)
Date: October 18, 2018
Read Full RulingKey Points:
Significance: This ruling reinforces that CDAL cannot use utility disconnection as leverage for disputed community charges, protecting homeowners' basic services during fee disputes.
Court order prohibiting CDAL from disconnecting utilities over disputed community charges
[10] the balance of convenience; Likelihood of irremediable prejudice. In the past the respondent provided the electrical service for a fee. The balance of convenience lies in maintaining the status quo, that is, the continued provision of electrical service to the applicants for a fee.
IT IS ORDERED THAT UPON the applicant filing an undertaking as to damages there is:
- A mandatory order to compel the respondent to reconnect electricity supply with immediate effect to the applicants properties more specifically all those parcels of land more particularly described and recorded in the Land Registry of Antigua and Barbuda as Registration Section: South West; Block … Parcels: …, … and … (being villas …, … and … of Jolly Harbour Development) until further ordered or until the determination of this matter.
- A prohibitive injunction restraining the defendant (whether by itself or its employees, agents contractors, directors, officers or in any other way) from disconnecting electricity supply to the applicant's properties and more specifically all those parcels of and more particularly described and recorded in the Land Registry of Antigua and Barbuda as Registration Section: South West; Block … Parcels: …, … and … (being villas …, … and …) of Jolly Harbour Development) for non-payment of community charges until further ordered or until the determination of this matter.
- To be cost in the cause.
IT IS ALSO ORDERED THAT the applicant is to have carriage of today's order.