Annandale Townhouse Association Litigation

(Agoura Hills, California)

The Annandale Townhouse Association in Agoura Hills, California, has been the subject of extensive litigation concerning violations of HOA governance laws, fiduciary duties, and homeowner rights. Below is a summary of pending and resolved cases brought by homeowners seeking accountability under California’s Davis-Stirling Act and Corporations Code.

• (2019) Los Angeles County Case No. 19VECP00459 [Kruschen v. Annandale Townhouse Association, Inc.]
  • Corporations Code §7515 Petition
    • RESULT: September 22, 2020 – Court Order Amending Bylaws

• (2021) Los Angeles County Case No. 20STLC07815 [Kruschen v. Steven Gittleman]
  • Complaint for Damages (Defamation)
    • RESULT: August 26, 2022 – Judgment for Plaintiff

• (2021) Los Angeles County Case No. 21VECV00359 [O’Brien v. Elisha Landman]
  • Complaint for Damages (Nuisance – Smoking)
    • RESULT: June 16, 2022 – Stipulation and Order

• (2022) Los Angeles County Case No. 22VESC01331 [Gittleman v. Annandale Townhouse Association, Inc.]
  • Civil Code §5145 Complaint
    • RESULT: August 4, 2022 – Judge’s Dismissal

• (2023) Los Angeles County Case No. 23VECP00088 [Kruschen v. Annandale Townhouse Association, Inc., and Steven Gittleman]
  • Corporations Code §7223 Petition
    • RESULT: “The litigation has been resolved to the satisfaction of all parties.”

• (2023) Los Angeles County Case No. 23VECV05191 [Kruschen v. Annandale Townhouse Association, Inc., Victor Martinez, Anthony Wagner, James Grossman, Scott Perl, and Jeffery Atkinson]
  • Corporations Code §7616 and Civil Code §5145 Complaint
  • Plaintiff’s Trial Brief
  • March 26, 2024: Judgment for Plaintiff
  • March 28, 2024: Plaintiff’s Memorandum of Costs (Unopposed)
  • September 3, 2024: Order on Plaintiff’s Motion for Attorneys’ Fees (Granted)
  • January 12, 2026: Plaintiff’s Request for Publication of Appellate Opinions
    • RESULT [2DCA Case No. B337889]: December 24, 2025 – Judgment Affirmed (Merits)
    • RESULT [2DCA Case No. B341189]: December 24, 2025 –Judgment Affirmed (Costs and Fees)

• (2024) Los Angeles County Case No. 24STLC07774 [Kruschen v. Annandale Townhouse Association, Inc., Steven Gittleman, Frank Richard Greico, and Victor Martinez]
  • Complaint for Damages and Declaratory Relief

• (2025) Los Angeles County Case No. 25STLC01381 [Kruschen v. Annandale Townhouse Association, Inc., Frank Daniel Greico, James Grossman, Victor Rene Martinez, Scott Perl, and Anthony John Wagner]
  • Corporations Code §7616 and Civil Code §5145 Complaint