Live Oak Lot Owners Group
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This site will be updated to include recent news and developments related to Live Oak Resort. Those who disagree with this site's goals so vehemently shouldn't visit it repeatedly. If you choose to do so, you shouldn't complain about the facts presented. If you fear that what is presented here is biased, just click on the links to official State of Texas websites to read the truth.
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A site so malicious and dangerous that it has now been viewed more than 33.000 times. Not once has anyone been asked, or allowed, to buy anything from LoLOG, nor has a single computer been infected with malware from LoLOG. Live Oak Resort just wishes they had as much interest.
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Position Statement
Our singular purpose has been to effect changes in the infrastructure and management of Live Oak Resort.
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Updated 11/19/16: Refresh your browser to see the latest updates. Like things at Live Oak Resort, it's been pretty quiet lately. Patience has been difficult. It's taken nearly four years to get to this point, so a little longer won't hurt us too much. Less so for Larry. While the wheels do turn slowly, they inexorably mill the rocks.
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It's amazing is that we keep hearing reports of people who did NOT receive their refunds. We cannot fathom why anyone would allow that to happen without raising holy hell. Larry loves it when you cower in fear of him.
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For the record, the five PUC complainants were offered a substantial settlement well before the matter went before a SOAH judge, if they threw the rest of you under the bus and walked away with the cash. Each complainant would have each received many times what they were actually due, but rejected the offer. WHY?
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Instead of taking the money, we spent nearly $100,000 to bring the matter to a successful conclusion before the SOAH in Austin. We did so to help others, not ourselves.
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Think about that when you're told we're only sore losers, trying to recover our losses. We're not getting a dime more than the rest of you will get. Think about that when you accept everything that LOR dishes out to you, without even a whimper, except to lament the injustices among close friends in private.

Finally, consider how the five compainants now feel about their
decision to reject the money offered after receiving no support at all from those that were considered friends, neighbors, and fellow victims; those who would benefit (or already have), from that decision. Perhaps we should have taken the cash, leaving everyone else high and dry? Much like we feel we've been left?
 
We submitted a final motion for the PUC commissioners review. Basically, we just reiterated that Larry has never done anything he was ordered to do, or that he agreed to do. In fact, he almost always does what he is told he cannot do, such as credits instead of refunds. We wanted to see if the PUC staff had the gumption to see it though. In brief, they obviously did not.
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Updated 12/11/15: Our filing with the PUC commissioners has been posted on the PUC interchange. It can be read there, or by clicking on the link here. Tenants Letter to Commissioners re: docket 44716 The PUC staff responded by having a tantrum.
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Updated 07/21/15: Have you finally had enough of the raw sewage at LOR just because management won't do anything about it? Are you tired enough that you actually want to complain? Are you still afraid of Larry? Well, you can now file a complaint with the TCEQ without Larry ever knowing you did.

The TCEQ will now accept complaints about Live Oak Resort without requiring your identity. So, what excuse is there now for not speaking up, or do you just like the stench of raw sewage and the health hazard? Here's the link to file your complaint: http://www2.tceq.texas.gov/oce/complaints/index.cfm
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Updated 01/09/16: The PUC gave Larry until January 2, 2016 to fully comply with their order. LOR has filed their accounting of refunds, with absolutely no substantiation provided. While the PUC has blindly accepted the LOR version at face value, we do not. We have researched the payments. What we can tell you is that LOR's numbers are NOT correct.

People due refunds deserve an explanation. Since it won't come from anywhere else, here it is:
Even though the SOAH judge ruled completely against LOR, and the PUC Commissioners signed her ruling into an official agency order, the PUC legal staff has largely ignored the ruling and subsequent order.
In particular, staff did nothing when LOR failed to fully refund all illegal surcharges and rate over charges by the required Febuary 23, 2015 date. Staff did nothing when LOR failed to file reconcilliation and proof of payments to everyone due a refund, while the Commissions order specifically required this to be done. Staff took no action when LOR issued bill credits rather than refunds, even though this was absolutely prohibited by the order.
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The (mick) LONG and short of it all: The PUC legal staff did nothing the order asked, because enforcement was at their discretion. Staff suggests that anyone who does not receive their refund, or feels that they were underpaid, needs to file a complaint with the PUC. Rather than put an end to this whole mess, as ordered, they would rather deal with a potential of 108 new complaints. That's classic bureaucratic efficiency.
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Here are the payments LOR is claiming to have made to those due refunds. We've sorted them by lot number, so you can check to see if your refund matched what was claimed, or what was due.
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These are figures provided by LOR to the PUC in late December; payments LOR claims to have made. They are not our numbers. Do your own math, then ask yourself if it seems like everyone got paid properly. Pay special attention to the recurring numbers in column two.
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The first column of numbers represents the total amount due for the entire period that the meter surcharge was imposed. Since Live Oak had no empty lots during the entire period, the assumption is that someone paid the meter surcharge for every lot every month.
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The second column is what Live Oak Resort, using their own calculations, professed was due the lot, to be distributed to all of those who owned the lot during the surcharge period. Note the differences between column one and column two.
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Finally, the third column represents what Live Oak Resort says that they paid the owners of each lot. This number purportedly includes the electric rate over charge refunds and the mandated interest.

Lot #     sub-meter            due according
          total amount
             refund due           to LOR math               actually paid
                                           
1          1506.06                 1481.83                     1548.65
2          1506.06                 1243.22                     1525.81
3          1506.06                 1477.49                     1384.77
4          1506.06                 2054.38                     2241.99
5          1506.06                 1502.67                     2684.94
6          1506.06                 1502.25                       808.61
7          1506.06                 1506.06                     1560.12
8          1506.06                 1506.06                     1584.77
9          1506.06                 1481.83                     1560.12
10        1506.06                 1506.06                     1623.39
11        1506.06                 1476.01                     1979.82
12        1506.06                 1789.79                     1483.49
13        1506.06                 1400.90                     1498.06
14        1506.06                 1506.06                     1525.68
15        1506.06                 1336.47                     1400.50
16              0.00                       0.00                           0.00
17        1506.06                 1482.83                     1567.03
18        1506.06                 1506.06                     1624.11
19           n/a                         n/a                             n/a
20         no data                no data                      no data
21        1506.06                 2358.42                     1788.20
22        1506.06                 1052.00                     1873.50
23        1506.06                 1340.81                     1569.29
24        1506.06                 1370.85                     1626.48
25        1506.06                   636.34                       730.82
26        1506.06                 1481.83                     3609.77
27        1506.06                 1502.67                     1582.72
28        1506.06                 1428.24                       717.48
29        1506.06                 1512.83                       161.99
30        1506.06                   913.20                       699.00
31        1506.06                 1481.83                     1618.91
32        1506.06                 1483.52                     1566.21
33        1506.06                 1450.09                     1629.78
34        1506.06                 1244.66                     1342.97
35        1506.06                 1104.37                     2491.42
36        1506.06                1506.06                      1565.94
37        1506.06                1483.52                      1707.79
38        1506.06                1385.88                      1456.87
39        1506.06                1506.06                      1629.17
40        1506.06                1249.02                      1307.38
41        1506.06                1286.54                      1287.44
42        1506.06                1626.24                      1910.00
43        1506.06                1160.54                            0.00
44        1506.06                1481.83                      2684.97
45        1506.06                1205.61                      1284.04
46        1506.06                1506.06                      1576.54
47        1506.06                1506.06                      1588.94
48        1506.06                1506.06                      2151.37
49        1506.06                1401.64                      2573.22
50        1506.06                1069.98                          48.46
51        1506.06                1430.94                      1480.27
52        1506.06                1543.61                      1939.88
53        1506.06                  826.24                        728.70
54        1506.06                  800.00                      1051.78
55        1506.06                1375.67                      1462.97
56        1506.06                1384.92                      2339.55
57        1506.60                1024.17                      1052.01
58        1506.06                2921.98                      1552.04
59        1506.06                no entry                     1479.22
60        1506.06                1460.99                      1682.48

 

total due for surcharges only                   =  $88,857.54 (59 lots @ $1506.06)
total LOR claims to have paid                  =  $88,310.20
total per LOR supporting documents      =  $87,572.14
rate overages due                                      =  (estimated) $4000.00 to $5000.00
interest due                                                =   (estimated) $1800.00

Lot #s 4, 5, 11, 21, 22, 26, 35, 42, 44, 48, 49, 52, 56 were overpaid, exceedingly so in some cases.
Lot #s 3, 6, 12, 28, 29, 30, 43, 50, 53 were under paid, or received nothing.
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In one document, LOR claims to have paid $88,310.20, while the supporting document shows the number to be $87,572.14. That they can't even get something this simple correct in their filings shows complete disdain for the PUC. It's almost incomprehensible that any business could keep records this badly, but we are talking about LOR.
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We feel that the actual amount of the refunds due is much closer to $92,000.00 to $93,000.00, but the testimony of our expert witness doesn't count?
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It's also noteworthy that Tiffany Landry testified at the SOAH hearing that five of the 60 RV lots at LOR were NOT metered, as they were used by LOR employees, yet the stated refunds show that to be less than truthful. It must be difficult to keep track of all the stories that were told, such as Larry's having retired, and Jennifer no longer working in the office, at that same SOAH hearing.  Contrary to the old adage, practice apparently does not make perfect.
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Given the numerous blatant errors (for 23 of 59 lots) clearly illustrated above, will the PUC do a thing to hold LOR accountable?
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Anything at all, Mr. Long? HELLO....
There was absolutely no ambiguity in the PUC order. The ambiquity has been with staff's enforcement.

By ignoring orders of the TCEQ (multiple instances in the past eight years), the PUC (the order to repay monies literally stolen from tenants), the Texas Department of Transportation (driving while suspended), or anything else he sees fit, it's apparent that laws, rules, and regulations are only for others, and not him. This is the attitude at LOR. 
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It is who and what Live Oak Resort really is, without any makeup, disguises, or phony happy faces.
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Whether kicking and screaming, lying and cheating, or whatever else, Larry is going to eventually face the reality that he is bound by the same laws as everyone else.

Every time regulators allow LOR to bargain for more time by misrepresenting it's finances, they do nothing more than empower continued bad behavior. They are dealing with a pathological personality, and apparently still haven't figured that out. By not enforcing resolution (orders), the same problems only end up being revisited again and again, ala the TCEQ water and sewer issues. These same violations have been cited for many years and, in spite of numerous Agreed Orders with LOR, continue unabated today.
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How exactly is this in the best interest of the public?
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Regulatory system enforcement is suffering a complete disconnect from logic. When will someone finally understand the game LOR plays? Agreed Orders are signed, then ignored, until the next complaint brings the epiphany that Larry gamed the system yet again. It's always the same; Wash, rinse, and repeat!
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Again, if management's lips are moving, they're almost certainly lying. The problem with constant lying is that it is really quite difficult to do well, because you have to remember so much.
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Click here for all the information about the PUC case.
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Updated 07/01/15: On May 11, 2015, LoLOG formally filed a statement with the TCEQ, as part of their open comments policy pertaining to the Live Oak Resort sewer and water agreed orders. That statement is now part of the TCEQ filings in the LOR case. You can read the document here, or you can find it on the TCEQ Commissioner's Interchange.
 
LOR management has postulated that the increased rates are intended to get rid of the "riff-raff" at LOR. Take that how you will, but this suggests that anyone questioning the increases, or expressing concerns about them, MUST be the forementioned riff-raff. Webster's definition of riff-raff is: "people who are not respectable, people who have very low social status". Riff-raff is also synonymous with chaff, deadwood, debris, dreck, dross, dust, effluvium (the stuff LOR discharges into the creek), junk, litter, offal, offscouring, raffle, refuse, garbage, rubbish, scrap, spilth, trash, truck, and waste.

It's always good to know how highly a business regards it's customers.

If there was ever any doubt, these increases provide empirical evidence of just how completely distanced from reality the management of LOR has become.

 
For those who haven't seen them, the increase letters can be viewed by clicking on the links below.

Permanent RV Section

Mobile Homes Section
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LOR management says that they have been told that LOR is underpriced when compared to Paradise Lakes near Tampa, Florida, as well as other facilities.

Paradise Lakes' day rate/facility fee is $48.00 per couple. Their annual membership for couples is $1099. LOR's
day rate/facility fee is $52.00 per person. In fact, the Caliente day rate is only $100.00 per couple. The LOR annual membership for couples is $1072 for lot holders, $1340 for non-lot holders. LOR's day rate is more than Paradise Lakes AND Caliente Resort. A comparison of the LOR and Paradise Lakes and their amenities can be viewed by clicking on the link below. We won't even bother with a comparison between LOR and Caliente, as it would be a farse.

Click here for a line by line comparison of the two facilities and their amenities.
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Most lot holders consider LOR to be a recreational, and thus discretionary, expense. For many, the value to cost ratio has gone upside down due to factors over which they have no control, and they no longer find their investment worthwhile. While some lot holders say that they liked LOR, many are saying they don't like management's policies and arrogance.

Management considers those who complain or express concerns to be troublemakers, in spite of making the statement that management has absolutely no concern about lot holders, nor concern should any choose to leave. Management's self-proclaimed priority is the person entering LOR for the first time, as this is the potential future purchaser of membership and facility fees.

Since management has postulated that dissent will only produce negative consequences,
some have raised the question of what 'punishment' could be meted out. Raise the rent even more? Leases? Just demand new ones.
 
Legitimate lessee complaints might include, but are not limited to, violations of law and breach of contract. Health hazards fall into the former. Failure to adhere to terms specified in a lease fall into the latter. Breaches are usually civil matters. Violations of law are not.

It can be left to each individual to determine what they feel constitutes a health hazard. Raw effluent might be high atop the list, as might water system deficiencies.
 
Breaches might include failure to honor terms of leases during the effective lease term, failure to provide yard and road maintenance, failure to adhere to lease terms, and perhaps even failure to fulfill promises made verbally to tenants. 
 
A properly executed lease is a legally binding contractual instrument, the purpose of which is to protect the signatories. This means all signatories. A lessor is insured the stated income for the specified property and services for the lease term. A lessee is insured the stated cost for the specified property and services for the lease term. It's absolutely that simple.
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LOR routinely breached it's leases for years and years.

LOR's lease states that leases renew automatically, without change, unless otherwise stipulated in the original lease, or subsequently agreed upon by all signatories.

A lease forbids arbitrary changes, at the discretion of any signatory, during the term of the lease, unless agreed upon by all signatories.
Why should a lessee accept a statement from management that they will not honor lease terms when the original document was executed six months previously? In reality, leases are intended to prevent this very circumstance.

A lessor might feel that a lease should be subject to his interpretation only, exclusively for his benefit. If a lessor ignores the terms and conditions incumbent upon him in the lease, yet endeavors to hold the lessee to those terms favorable solely to the lessor, the lease is a sham, and is unenforceable.

In legal terms, the lessor arbitrarily increasing the cost associated with a lease during its term is no different than the lessee arbitrarily reducing the cost. Would LOR allow a lessee to arbitrarily reduce the lease amount? Why then should a lessee allow a LOR to increase charges during the lease term? Please, seek legal advice on contract law, as others already have.

Updated 09/16/15: A number of TCEQ water deadlines have passed. The deadline was many months ago for LOR to have installed above ground storage tanks and emergency water pumps.  Perhaps the changes were invisible.....? Nope, the TCEQ couldn't find them either. Now, many, many months past the date he agreed to when he signed the order, Larry has had an epiphany and has become 'motivated'. The motivation has everything to do with what the TCEQ inspectors told Larry was going to happen during their most recent exit interview. Right Larry? You're an incredibly slow learner, by any standard, but do you understand that LoLOG is not going away yet?

Read the TCEQ final water filing here, dated 10/16/14.

The LONG awaited TCEQ action on sewage violations by Live Oak Resort has been filed. The TCEQ issued a fine of $63,000.00 for just the two counts of documented unlawful discharge of raw sewage. Additional actions and fines are forthcoming. The TCEQ has mandated significant changes/improvements in the sewage facilities at LOR. You can read the filing by clicking on the link below.

TCEQ 06/05/14 sewer Filing against LOR

Now that the TCEQ has filed penalty recommendations for the water system violations and two counts of discharge of raw sewage, it needs to be pointed out that this is NOT all there is. The TCEQ still has a number of other violations against LOR that are winding their way through the process. The remainder of the violations documented by TCEQ inspectors will result in further actions against LOR. 

Updated 12/08/15: The TCEQ inspectors were at LOR on July 8, 2014, and again on January 15, 2015. They revisited LOR on August 3, 2015 and August 31, 2015. It's more and more bad news for LOR. Additional sources of raw sewage discharge were documented.

Updated 08/20/15: After gaming the SOAH process until the last minute, Larry signed an agreed order on the sewer system violations. He agreed to pay $45,000 in fines and to cease ALL sewage discharge before the order was finalized by the Commission. It was finalized, officially, on June 3, 2015. Failure to comply with the requirements of the TCEQ Agreed Order means that this could, and most likely will, be referred to the Texas Attorney General. We're betting on the Attorney General, and unless Larry had some magic trick to stop sewage discharges without doing anything, we have a winner. For the record, Larry had no such MAGIC. The agreed order notice has now been posted on the Texas Register. You can read the TCEQ order HERE.

Updated 10/11/16: OPINION: The following is personal opinion.

The search for someone else to blame is always successful. Larry is a master at blaming everyone but himself, when the reality is that his 'Five Year Plan to Ruin' is absolutely going to succeed.

Blaming ANYONE but Larry also fails to acknowledge that LOR was illegally charging electrical fees, and refused to admit that they knew it was illegal to do so. It overlooks the fact that the LOR water was so bad that most people found it unsafe to drink, and often too dirty to even bathe in. It completely ignores the fact that sewage was being discharged, knowingly, into the creeks and on the grounds, and that the stench is often overwhelming. Both are serious health issues. It also completely ignores the fact that maintenance at LOR all but ceased in the past few years and that countless promises of improvements were made, then went unkept..

The question is no longer whether LOR will find itself in financial troubles because of regulatory actions or tax investigations. Given the sheer stupidity of the rate increases, the real question is whether Larry will destroy LOR first. We're betting on Larry to win this race.

Does ANYONE ask exactly what all the huge increases will bring to members? Not the smoke and mirror BS LOR is known for spreading; that dog just doesn't hunt after all these years. A sewage treatment system? (That would be the one that should have already been in place years ago.) Water system improvements? (Again, promised regulators in agreed orders but never delivered.) Paved roads? (More LOR Kool-Aid.) How about a social hall? (Yes, the same social hall that's has been promised for eight years and running, and STILL is not finished.)

Remember new math, ebonics, and other incredibly stupid ideas that some people seem to want to cling to like a worn out sweater. Here's a Larryism that fits right into the category.

With the new rates, if 50% of the lot holders leave, and day attendance drops by 50%, LOR's income will remain stable. Wash, rinse, repeat for the next five years. "It won't hurt me if half of you leave", according to management.

It's an optimistic plan, but is seriously flawed. It's an established fact that the owner can and will spend every penny that comes in on whatever his latest whim or fantasy is, with little or nothing to show for it afterwards. It's certainly not spent on maintenance or improvements at LOR.

Larry Math failed to factor in the expense of the infrastructure improvements that have been mandated by the State, as well as fines and other related expenses. These are no small matter, so where will the funds come from? Furthermore, Larry failed to factor in 20 vacant lots, producing zero income. All in all, it's a bleak picture.

Updated 10/11/16: Broken gates.... broken hot tub.... broken promises.... and just broke.

And now, it appears that even Larry has finally realized that he's in serious trouble. Typically, his response is absolutely ass-backwards. According to the latest memo at the office. Larry has announced that he is freezing rates, effective January 1, 2017, for one year.

Seriously, Larry? That's just STUNNINGLY STUPID, at very best. You've completely wrecked Live Oak Resort, and now you believe that telling the few remaining customers that you won't screw them out of even more money in 2017 is going to help?

A university could teach a entire course on bad business based solely on Live Oak Resort.

In your twisted reality, do you fantasize that this will somehow bring people back to LOR? Here's a newsflash, NUMBNUTS.... It won't. Your only chance of surviving your 'Five Year Plan' debacle would be to publicly apologize for your unmitigated greed, and roll back prices. Try 50%. We all know you can't (financially) and won't (megalomania) do either, Larry, so you're well and truly screwed. You did it to yourself, so enjoy the final throes of what has proven to be the most assinine business plan ever concocted.

Three years ago, a group of Live Oak Resort lot holders decided that something had to be done about policies and conditions at the facility.

We spoke to the owner in late 2012, and were told that he would do nothing at all to address ANY of the issues. His exact words were that he "didn't give a damn about lot holders" and that he "would never spend that much money on the sewer system".
We filed complaints with the Texas Commission on Environmental Quality and the Texas Public Utilities Commission in January of 2013.

The TCEQ complaints were about water quality concerns and known raw sewage discharges at LOR. The PUC complaint was about an illegal 'meter surcharge' that was imposed by LOR, as well as possible rate overcharges.

To say that regulatory agencies in Texas move slowly would be a gross understatement. The TCEQ found our sewage claims to be justified and founded on fact in February of 2013. The water system claims were found to be justified and factual in 2014.

The PUC forced us to take the electrical claims to the State Office of Administrative Hearings in Austin, at our expense. We did so, and prevailed against Live Oak Resort in the Fall of 2014. LOR was found to have been charging an illegal surcharge, as well as overcharging for electricity.

Live Oak Resort signed an Agreed Order with the TCEQ Water Division in Late 2014, in which LOR explicitly agreed to make repairs and upgrades to the water systems by Spring 2015. To date, this has not happened.

Live Oak Resort signed an Agreed Order with the TCEQ Wastewater Division in Early 2015, in which LOR explicitly agreed to make repairs and upgrades to the On Site Sewer System by Spring 2015. To date, this has not happened.

The TCEQ has returned to Live Oak Resort repeatedly, and each inspection has found continued raw sewage discharges and a water system that does not meet minimum State requirements. Fines have been levied against LOR, but the system deficiencies responsible for the sewage discharges have gone unrepaired.

In November 2014, the PUC ordered Live Oak Resort to make restitution to ALL lot holders by February 23, 2015. After many dances, the PUC gave LOR until January 2, 2016 to make refunds and file accounting. According to the accounting filed by LOR, they have done so. But we believe otherwise, and our review of the LOR records appears to support that. Larry cheated lot holders, according to the SOAH judge, and he just continues to do so now.

Updated 09/16/16: It's interesting to reflect on all that's taken place in the three + years since LoLOG began.

Just about everyone we knew is no longer at Live Oak Resort. Many of those who remain wish they could get out. The sewer system is still woefully inadequate, in complete disregard of the agreed order signed with the TCEQ. The same can be said for the LOR water system. There are more vacant lots at LOR than there have been at any time in the past 15 years. Morale is at an all time low, and attendance is even lower. Larry is still trying to smear lipstick on the pig to convince everyone that things are all good. The new gates were promised to have been installed more than two years ago, but now that they have been, they're apparently intended to somehow appease those who feel that the resort is in terrible trouble. Such is Larrydom.

LoLOG has had more 32,000 visits since it began. That far exceeds the Live Oak Resort website's traffic. This would indicate that there are people who are interested in hearing what LOR has tried to hide from them.

The former LOR residents who have left seem to be doing just fine without LOR, having bought or built houses and other accomodations. Meanwhile, Larry just keeps playing the same old tune, tired as it is, to a steadily diminishing audience. Eventually, he'll be playing it only to himself, Jennifer and Tiffany, and a few minions. That's actually rather pathetic.

We find it interesting that NOTHING seems to sell at LOR, yet as soon as a nice lot is abandoned, someone moves right in. Someone with a suspicious mind might think that perhaps this is completely by design. Why would anyone buy a lot from the owner when they are told that they can just wait and get it for free. Who would be telling potential buyers this? We'll leave that to you to ponder, but it doesn't take a rocket scientist to figure it out.

The bottom line is that others are profiting from the losses of those who paid LOR for lots, then invested their money to improve them, only to be completely screwed unless they play LarryBall. It's despicable, and those who benefit from this practice are common bottom feeders. Enjoy the slimy status, and know that you'll get screwed too.

Live Oak Resort promotes itself as a "Lifestyle friendly Nudist resort". In truth, Live Oak Resort is a "LIFESTYLE resort that barely tolerates nudists". There is a huge difference. Paradise Lakes and Caliente advertise that they too are "Lifestyle Friendly". Indeed, while they may be, any sexual activity in public will result in the perpetrators being removed, immediately. That's several orders of magnitude different from what takes place, routinely, at Live Oak Resort.

An unnamed state agency sent undercover investigators to LOR, and said investigators documented (in photos & video) what really goes on at LOR? Could that be bad?

--END OPINION--

Extorting contractors and suppliers (those providing services or materials to LOR lot holders)  to kickback 10% of their invoices to management is further evidence of management's utter disrespect towards tenants. Contractors are told they will be barred from the property should they disclose this policy to their customers, and that they should just add the increased cost to their invoices. At a minimum, this speaks volumes of management's ethics, and should beget legal questions. Legal questions aside (for now), this extortion is beneath contempt, and imposes a 10% hidden cost upon those seeking only to improve their premises. This practice continues today.

Some people may choose to ignore the information presented here, though we cannot fathom why they would. Contrary opinion is the right of every American. Those of us electing to stand against these policies and abuses have the same right. Perhaps that's a difficult thing to accept for those with more passive views about such matters. You're right and we're wrong, regardless of the facts.
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Updated 12/08/15: We appreciate the letters of support we've received from former LOR members and lot holders, especially those who were part of the 2001 move-out. It's good to know that some folks have not forgotten things that happened at LOR in the past, and the way management handled business then. Exactly as it's handled now, by the way. We're also starting to hear from other members, past and present, that they too have had enough of LOR's deceit. We also heard from a number of past and present tenants about the refunds. Thank you for helping.
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Rumor du Jour

When you hear rumors, it's prudent to consider the source, and motive. We will try to provide facts on this site. While it's possible for facts to lose an argument, the facts will still remain unchanged. Try to remember that when you hear the latest fabrications from LOR and the faithful followers.

Updated 11/18/16: Rumor: Business is just booming at LOR these days. FACT: Perhaps a flash in the pan kind of boom, but more like a backfire. We hear the Halloween party attendance was about one-fourth of years past. A tremendous succes, by Larry standards.

Updated 11/18/16: Rumor: There is going to be a relocation up on 'the hill' at LOR. Kind of a musical chairs sort of thing. FACT: The Washington County tax records tell an interesting story about lot #113 and the mobile home on it which recently changed hands. Looks like Robama's super secret buyer came out of the closet. We wonder if Larry will try to homestead the new place, like he did the Miller House?

Updated 10/04/16: Rumor: The annual LOR Bike Rally wasn't exactly a raging success. FACT: The latest of Larry's bizarre economic solutions to declining LOR attendance was to announce that the admission to next years rally will be increased by $50.00. Larry math is a strange thing, indeed. If your business is in the toilet, just raise the prices. You would think that he might one day figure out that this economic plan is doomed to failure. Then again, FAILURE is the one thing at which Larry has always been a complete success.

Updated 09/30/16: Rumor: In the latest LOR memo (available only at the office), Larry says that he is going to freeze rates at LOR, effective January 1, 2017. FACT: The truth is absolutely more strange than any fiction we could create when it comes to LOR and Larry. The only economics involved are those that show that LOR's business has completely tanked, and the sheer desperation that has finally begun to set in. Notwithstanding the fact that January 1, 2017 conveniently assures Larry that all leases will have thus incurred the 2016 increase, this will do nothing whatsoever to stem the membership and lot holder hemorages at LOR. Likewise, it will have no effect at all on the now almost totally absent casual traffic. In the end, this is just another brain fart from the same genius who hatched the 'Five Year Plan'.

Updated 07/23/16: Rumor: The latest story from the front office is that LOR is trying to run off the old people, in favor of younger ones with more disposable income. FACT: This is just another technicolor yawn (vomit) by LOR management. Were it true, it would be age discrimination. The reality is that LOR has many tenants who can't afford to be there (fixed income or otherwise), but are so locked in they have no option but to stay, until the bitter end. Most tenants with plenty of disposable income left long ago.

Updated 08/16/16: Rumor: LOR sewage problems have resurfaced. FACT:  Did anyone ever believe they wouldn't? According to reports from people who were at LOR over the Memorial Day weekend and the Fourth of July weekend, there was raw sewage on the ground in the temporary RV area, and a strong 'eau de Live Oak Resort' aroma as well. It sounds like the TCEQ is aware too. More to come.

Updated 06/13/16: Rumor: The recent Survivor Weekend was a huge success, according to some of the faithful. FACT: Not so much, based on some of the comments being posted on social media. Many of them are not favorable to LOR.

These comments were posted by a number of different people who were at LOR for Survivor Weekend. Here are a few examples of what people had to say:

  • "Back in the day, there was excitement at the club, teasing in the pool, and people everywhere. This past weekend was not that. There were folks there, after all it was Survivor weekend, but the "old feel" was not."
  • "Larry seems to be doing everything he can to ruin the place."
  • "That was the smallest turnout for Survivor I have ever seen!"
  • "I now see what some people were saying. I just can't understand some of the changes. It seems as if Larry is trying to run people off."
  • "Yes the water does smell bad and we smelled the sewage."
  • "It's hard to overcome the new hostile atmosphere Larry has created!"
  • "It (the social hall) is totally unusable! No ac so it's hot as hell in the summer and freezing in the winter."
  • "With the cost up, and no restaurant, It's hard to wrap your arms around it."

Updated 08/29/16: Rumor: Finances are hunky-dory at LOR. FACT: It's both amusing and amazing that Larry couldn't manage to pay the 2015 property taxes (more than $9000.00 remained unpaid) until mid-August 2016, after penalties, interest, and legal costs accrued, or repair the roads at LOR. Yet Larry managed to figure a way to get another brand new Cadillac SUV. His priorities appear to be very clear.

Updated 05/11/16: Rumor: LOR improvements are ongoing. FACT: Wow, there are a set of new gates. Meanwhile the infrastructure continues in disarray and steady decline. Lipstick.... Pig.

Updated 07/15/16: Rumor: The Full Moon Cafe at LOR is open again. FACT: Indeed it is. The burning question is who will frequent the facility, given the current lack of attendance at Dead Oak? We're sure Larry will tell everyone that they have tons of business, just as he did in the past. If his lips are moving........

Updated 03/05/16: Rumor: Larry missed the Daytona 500 on his trip to Florida this year. FACT: Larry apparently decided that he couldn't afford to go to the race this year, as the cost had increased by 50%. Good God, is that hypocritical or what? Larry obviously thinks it's fine for him to do that to his customers, repeatedly, but he doesn't like it when the shoe is on the other foot. 'Nuff said.

Updated 10/01/16: Rumor: Everything is fine at LOR. Larry claims that he's been responsible for at least half a dozen nudist resorts springing up over the years, but only LOR is successful. All the others are just wannabes. Just ask Larry. FACT: Another beautiful weekend (10/01/16), with the kind of weather that brings people out to enjoy the sun and to work on their tans. Once again, there is virtully no one there. Larry's efforts seem to be really paying off. Attaboy, numnuts.

Updated 01/30/16: Rumor: Larry claims that LOR is exactly where he wants it to be. FACT: If abysmal attendance, vacant and abandoned lots, declining membership, general discord, an infrastructure in collapse, and business in a death spiral were the desired goals, they have indeed been achieved. Such lofty goals are easily attained, especially by one so megalomanical as to view this as an achievement. Just like the CEO who wrecks the company and still gets his golden parachute, Larry rewarded himself with a 30 day vacation in Florida. We hope he enjoys his delusions of success and that he will be justly rewarded.

Updated 04/13/16: Rumor: Larry needs more money. FACT: Larry ALWAYS needs more money, because he always spends more than he has. His entire financial plan is based upon dreamed of future revenues, and always has been. In the words of one who knew him better than anyone else, "he's failed at everything he's ever done".

Attendance at Live Oak Resort is in the toilet. That translates to declining revenue, even with the huge price increases imposed by Larry. Take this to the bank; Larry is hurting for cash, and everyone knows what happens when he needs more money. He certainly can't cut back on facilities, services, or maintenance any further, so the only question is how will he try to wring more money out of the ever diminishing number of members?

Will the 'maintenance fee' suddenly appear again, in spite of promises that it was included in the exorbitant increases across the board?

Will there be some other kind of new fee, necessitated by the actions of the TCEQ? Perhaps a sewer or water fee to cover the fines, or a surcharge to pay for the repairs that still haven't been done?

Will the 'administrative overhead service fee' return, to recover the astronomical costs of preparing your monthly invoices?

Perhaps a trash or golf cart fee?
We know you can dream up something.

Not to mention the recent change in the reservation cancellation policy, from three to seven days. There must be a huge crush of folks wanting reservations. (end sarcasm)

Maybe something even more creative from the collective management genius of LOR? 
Perhaps some sneaky legal tactic?

Whatever it is, something is coming to replace revenue lost due to the brilliant 'five year plan'. After all, they deserve the money to maintain the lifestyle to which they've become accustomed. That translates to "I'm going to screw eveyone".

Updated 03/21/16: Rumor: The remaining LOR members are now being targeted by Larry. FACT: It seems so. What's Larry's is Larry's and what's yours is his too, according to Larry. Even worse, Larry seems to now have psychic powers, and will know if you have heard or even thought of the new PP Resort. His acute megalomania just continues to worsen.

Updated 01/07/16: Rumor: Reports are that the New Year's party at LOR was a complete bust. FACT: This seems to be supported by everyone we've heard from. In spite of LOR making phone calls and sending emails to just about anyone they could thing of, begging them to attend, it was a tiny crowd, by any standard. Nicely done Larry, Jennifer, and Tiffany. Keep up the good work.

Updated 12/11/15: Rumor: LoLOG is a bunch of bitter losers and LOR is now in compliance with all State regulations. FACT: Several of the silliest things we've heard in a long time have been posted on Facebook by people who seem to be completely oblivious to the facts. One person stated that LoLOG was just a bunch of bitter losers. Another claimed that Live Oak Resort was in full compliance with State regulations.

Yet another of the blind faithful posted that the 2015 LOR Christmas Party was a huge success, with a 'full house'. That individual obviously never attended a LOR Christmas Party only a few years ago, when a crowd of 55 would have been less than a third of a full house. Some people will apparently believe rabbit droppings are cavier if told they are, in spite of what they see or taste.

All of the authors certainly demonstrated that they suffer from challenged perspectives. It comes as a relief that human anatomy prevents most people from getting their heads into a position that would conceivably afford a similar view.

Rather than being sore, the reality is that we are disappointed.

Our disappointment pales, however, by the nearly incomprehensible realization that an LOR resident could be so obtuse that they would publicly proclaim their belief that Live Oak Resort is currently in compliance with State water and sewer regulations.

Rumor: LoLOG is just propaganda, not facts. FACT: Management continues to try to convince people that this is the case, but it simply is not. Opinions are expressed here, and are clearly labeled as such. The facts presented about LOR's policies of disregarding rules, regulations, and laws pertaining to the operation of such a facility are absolutely factual, and can be verified by just clicking on the various links to State of Texas websites and databases. Ignorance of the truth is curable, but stupidity is a different matter. Blindly accepting LOR management's claims that none of this is true is not simple ignorance.

Updated 12/08/15: Rumor: LOR is winning the regulatory battle. FACT: The regulatory system is absolutely amazing, to say the least. The PUC fought us at every turn, yet we prevailed. The PUC then took NO further action against LOR for failure to obey the orders of the Commission. As he always does, Larry simply ignored ALL regulatory orders, even after he signed them and explicitly agreed to comply with the requirements of the orders. That may have gone unnoticed in the past, but that was before LoLOG. As one of the cartoons posted here said, we are the boot in Larry's ass. The water and sewer problems at LOR ARE going to be resolved. We guarantee it. It's anyone's guess as to how many more fines and court actions will it take to make Larry pay attention, or if he will he just persist in being dumb until Live Oak Resort ends up insolvent.

Rumor: Management has turned over a new leaf, and is now claiming appreciation to those still patronizing LOR. FACT: (See immediately above.) In spite of the 'happy faces' charade, nothing has changed; only the acting, which is woefully bad and pathetically transparent. Management has NOT been born again, but may have finally realized that they have stepped into some deep doo, just as in 2001-2002. As was the case then, management is now going to try to glad-hand, BS, and cajole their way out of the mess they have created. It's far too little, far too late, as this time it's not just a few disgruntled members.

Rumor: Increases in prices are due to rising costs and improvements. FACT: Costs and improvements for what, the race engine shop? The only reason there were not increases in January 2014 is because of LoLOG. Every LOR infrastructure review yields the same result: "I want more of your money, because I can". No increase has EVER produced any substantive improvement at LOR, or even maintainence of the existing infrastructure. The latest increases will not either. What will lot owners get in return for the additional money? Absolutely nothing. So why should there be an increase? Because management's greed knows no bounds, and member's apathy continues to let it happen. Eight years have passed, numerous rent and fees increases were added, yet in spite of all the LOR announcements and promises the social hall was still not completed until mid-summer 2016. Still, management expects everyone to pay, in advance, for more fantasy improvements. Is the Kool-aid so good that people still believe the crap they're hearing?

Updated 07/15/16: Rumor: Management promised (in 2014) to spend $30,000 per year on paving roads. FACT: 2015 passed without any improvement of the roads at LOR and now, in late-2016, Larry still can't even manage to repair the damage to the roads from Spring flooding. The reality is that LOR promises are cheap and frequent. The common thread is that they are NEVER kept.

Updated 01/09/16Rumor: Larry has paid all refunds due under the PUC orders.  FACT: It seems everyone BUT the PUC knows Larry is a liar. He weaseled his way into an agreement with the PUC that gave him until January 1, 2016 to complete payment of all mandated refunds. He was also required file a full accounting of the payments by that date, and has filed something, but nothing that supports the numbers claimed. We already KNOW that the refunds have not been made according to the PUC order, and that the amounts paid are incorrect in many cases. Larry simply cannot help himself, it seems, nor has the PUC opened their eyes and realized that, no matter the date, Larry will NOT comply with ANY settlement or agreed order.

The LOR village idiot commented on the PUC mandated refunds. (Please excuse the afront to intelligence of his complete lack of even the most basic grammatical skills, but we felt it would be unfair to edit his statement.)
"Oh yes i forgot to tell you you are not getting on red cent what you gonna do if The King decides he just isn't going to give you sh*t get it the best way you can hahahahaha." To paraphrase the old public service ad on television, "This is your brain on drugs"
. You really should try to cut back on the pot.

Updated 11/15/15: Rumor: The TCEQ water case was won; LOR has done nothing wrong. FACT:  The TCEQ penalty has been confirmed at $17,630.00. For doing nothing wrong? LOR was found GUILTY of the violations alleged. Is that a win for LoLOG? It can't be viewed as anything less; the water system at LOR was terrible, and nothing was being done about it. It has slightly improved, but had to improve much more under terms of the Agreed Order. The TCEQ has confirmed that LOR has not complied with the Agreed Order. There has been some activity, even a new above ground water storage tank. A tank that is still not part of the water system. The same tank that was mandated by the TCEQ and Larry agreed to have installed many, many, months ago.

Updated 01/29/16: Rumor: LOR has won the TCEQ sewer case. FACT:  Um, wrong again. Larry agreed to pay $45,000 in fines and must cease all sewage discharges, along with other substantial requirements that must be met under terms of the Agreed Order. He did NOT, and the TCEQ definitely noticed. While there may not have been anyone at Live Oak Resort to notice, there have been a lot of boots on the ground lately. They are State inspectors and investigators, walking all around LOR and taking notes about the facility. Sooner or later, it's going to get nasty for LOR, and we'll help all we can.

Updated 09/30/16: Rumor: LOR is VERY secure. FACT: There have been thefts, assaults, verbal confrontations, and instances of vandalism. In the past, at least some of this activity has been the doing of LOR residents. If not actively encouraging such behavior in some cases, management has shown little inclination to do anything about it. In fact, it's so secure that LOR felt the need to install a half-dozen or more new cameras at the office and front gate. Those same front gates that have now been left standing wide open for three weeks. The claim is that a lightening strike is responsible, but it doesn't take three weeks to effect repairs.  This isn't the first time the gates have open for weeks and weeks, by the way. Regardless, according to management, lot owners still do NOT have a right to try to secure what is theirs, even though management has installed ten new cameras for their own security. The next time management tells you how safe it is at LOR, realize that there is much more to the story than they're telling you.

Updated 01/29/16: Rumor: Management is claiming that the sewer problems have been resolved.  FACT:  Sure they have (NOT). LOR signed an argreed order with the TCEQ on the sewer violations. The deadline was when the TCEQ order was formally signed on June 3rd. Under the terms of the Agreed Order, LOR had to have ceased all sewage discharge by that time. Not one thing has been done to resolve the cause of the discharges since Larry signed the order eight months ago. After the August 3rd inspection, the TCEQ knew this to be a fact. LOR has violated the terms of the order, which clearly stated that failure to fully comply with the order could result in action by the Texas Attorney General. What inspectors found was exactly what we said they would. Not only did Live Oak Resort fail to comply with the Agreed Order Larry signed, but a new source of sewage discharge was documented. Once more, WELL DONE LARRY.

Updated 01/29/16: Rumor: All sewer repairs at LOR have been completed. FACT: Larry, just trying to hide the problems is not the same thing as installing a new sewer system. Moving rocks around, piling dirt on the leaks, and building a bulkhead does not address the problems at all. You just can't stop yourself from trying to hide the truth, or lying to State regulators about fictional 'improvements', can you Larry? You should have sent the TCEQ the proof of your claimed sewer system solutions they demanded from you. Oh, but you didn't actually 'fix' anything, did you? Just some more cheap lipstick on an increasingly ugly pig. In truth, this was just another example of "if his lips are moving, Larry is lying".

Updated 07/23/16: Rumor: Troublemakers want to 'break' LOR so they can buy it.  FACT: No one needs to help break LOR: Larry is doing a magnificient job by himself. We had sincerely hoped someone would buy LOR that actually wanted to do something with it. We didn't care who. At this point, we suspect no sane person would even consider buying LOR, leaving only new scammers/crooks as potential buyers. The real question is whether the liabilities now exceed any marketable value.

Updated 10/01/16: Rumor: LOR management suggests that LoLOG's motive is to extract a 'pound of flesh'. FACT:  The 'flesh' is completely rancid, so that claim is without merit. Legal costs and fines resulting from these cases could have, and should have, been better spent correcting these KNOWN problems at LOR. In addition, all the money that has been spent on trying to hide the source of the problems would have gone a long way toward actually fixing them. A megalomaniac prevented any of that from happening, so we have no sympathy whatsoever. We are going to continue doing all we can to see that the fines and penalties just keep adding up, until the problems are fixed, OR........

Updated 10/01/16: Rumor: Values at LOR have plummeted because of this group. FACT: Property values have been in decline for several years. The drastic drop in values is due to LOR policies. Recent sales show that values have indeed plummeted, as the Five Year Plan continues. How low can it go? In the past year, lots have sold for less than 10% of their 'pre-five year plan' prices. MANY have simply been abandoned. The truth is that Larry is using your losses to help him get new tenants. His ONLY concern is that someone is still paying him rent and membership fees. It certainly appears to be part of the new plan to get owners to abandon lots, because it makes new tenants think they're getting a better deal. Even by the low standards associated with Larry, that's just scummy.

Updated 08/29/16: Rumor: Most of the For Sale signs at LOR are only a protest. FACT: There are so many of them, making the selection vast. There are more empty lots every month, as more and more people just pull the plug and move out. While a few lots continue to change hands, the sale prices fall well below 'fire sale' numbers. The last time this many lots were for sale was in 2001. That did not turn out well for LOR, but Larry was never good at history lessons. More than 20 lots have been abandoned and remain vacant, and no matter what LOR claims, that number is growing, as even more rv site holders have stated their intention to abandon their lots in the future. As of this date, with huge numbers of empty lots, the five year plan just keeps reaching new lows.  In fact, the Five Year Plan is a huge success..... if emptying the resort was the goal.

Updated 09/16/16: Rumor: Some lot holders have demolished their improvements, rather than allow LOR to benefit from abandonment. FACT: Demolition of improvments on several lots has taken place. The first mobile home was removed from "the Hill" at Live Oak Resort in February 2015, and another in October 2015. Yet another was removed on March 30, 2016. It will be nearly impossible for LOR to get anyone to move a mobile home into the park given the current situation. We now know that two more mobile homes will be removed in the near future.

Updated 08/29/16: Rumor: Special 'deals' are being offered by LOR to keep revenue coming in. FACT: It now appears to have come full circle, from waiting lists for lots to outright begging for tenants. In the last crash at LOR, in 2001-2002, anyone willing to move onto a lot and pay rent was welcomed with open arms, just to generate cash flow. Add to this that it sounds like Larry is cutting 'special' deals to certain long time lot holders. Even so, empty lots remain and the numbers are growing. It seems LOR history does repeat itself. Mistakes can be fixed by learning from them, but Larry doesn't seem to benefit from experience.

Updated 08/29/16: Rumor: A new clubhouse is coming. FACT: While this had been promised for eight years, the club house/social hall has finally been nearly finished. In 2013, management promised that the social hall would be completed by January 2014. In the summer of 2014, management promised that it would be done by January 2015. It appears that what "done" means is "closed in". In other words, walls and a roof. Without heating or air conditioning, it was unusably hot in the summer and colder than a well digger's butt in winter. Larry finally installed the A/C in August 2016. NICE JOB. (The new engine shop and it's equipment was completed much more quickly, however.) How many lies will people listen to before they quit believing?

LOR members paid for a social hall since the former one was converted to another purpose in 2008.

The purpose of this site is to provide facts, even if some don't like them, or chose to ignore them. If anyone feels the information presented here is not factual, we encourage their comments. If you acknowledge that what is presented here is factual, but you don't like hearing those facts, that's not our problem.

The TCEQ sewer report is here. It confirms what was already known. There are some simply amazing statements from management contained within.  Read it here

The TCEQ water report is also available.  We had no choice other than to place it here as a PDF, due to the sheer size. Click here to read the full report: TCEQ.pdf
 
Please feel free to send comments to: comments@lolog.net What you have to say will be read. 

Humor du Jour

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