Year: 2017

June 1, 2017

Attorney Daddario has focused his practice in the field of community association law since 2003. In 2018, he became a partner with Marcus, Errico, Emmer & Brooks, P.C. In addition to assisting Massachusetts clients and MEEB’s Braintree, MA office, Attorney Daddario also assists New Hampshire clients and manages the firm’s new location in Merrimack, New Hampshire. Gary works closely with community association clients in all areas of community association law in both MA and NH. [Read More...]

December 18, 2017

NO SURPRISE In a move that had been telegraphed clearly, the Federal Reserve boosted its benchmark rate for the third time this year. The one-quarter-of-a-point increase pushed the target range to between 1.25 percent and 1.5 percent. Citing the strengthening economy, and expectations that current positive trends will continue, the rate-setting Federal Open Market Committee indicated that it is anticipating three more rate hikes next year. The December decision was the last to be overseen [Read More...]

December 15, 2017

What is better than a dinner reservation? The condominium board members have been looking forward to that meal all week.  It’s a new place, they have been dying to try it.  Suddenly, they get sued.  Now they go from dinner reservations to insurance reservations.  Their appetite is lost. Your Condominium gets sued. Sorry but it happens.  What is the first thing you should do?  You guessed it, contact your lawyer, sadly he has an appetite [Read More...]

December 13, 2017

There’s an old adage that goes, “if it ain’t broke don’t fix it.” Recently, the Massachusetts Appeals Court issued a decision that could be said to stand for a somewhat contrary proposition: “if it’s broke, you can’t fix it” – at least as to restrictive covenants of common interest communities that are not condominiums created under the provisions of Chapter 183A of the Massachusetts General Laws. In Berger v. 2 Wyndcliff (2017), the Court concluded [Read More...]

December 13, 2017

The MEEB litigation department recently obtained a long awaited victory for a Condominium Board in a maintenance dispute that first originated over a decade ago. The disagreement between the Board and a Unit Owner centered around a maintenance provision of the Condominium’s governing documents that discussed the duty to repair and replace a valuable set of luxury balcony doors.  One Unit Owner in particular was alleging serious issues with the set of balcony doors in [Read More...]

December 13, 2017

by Janet Oulousian Aronson Consistency may be “the hobgoblin of little minds,” as Ralph Waldo Emerson suggested. But it is also an article of faith for many condominium boards, who fear, and rightly so, that if they don’t enforce rules consistently, they may not be able to enforce them at all. Exceptions can all too easily swallow a rule. Owners will have little incentive to obey rules they see others ignoring without consequences. Inconsistent or [Read More...]

December 1, 2017

ENCOURAGING SIGNS If you’re looking for encouraging signs in the housing market, you can find them in October’s existing home sales, which hit their highest pace in five months. Of course, if you’re looking for evidence that the market is stumbling, you can find that too. October sales fell below the 2016 total, notching their second consecutive year-over-year decline. “Robust” job growth and moderate wage gains are fueling demand, but limited inventories are undercutting it, [Read More...]

November 20, 2017

The ability to collect unpaid condominium fees was dealt a severe blow by a recent decision of the NH Supreme Court in the case of New Hampshire Housing Authority vs. Pinewood Estates Condominium Association.  The Court ruled that a foreclosure sale buyer was not responsible for the satisfaction of a Termination of Services lien related to pre-foreclosure sale debt owed by the foreclosed former owner. NHHA acquired the unit after it foreclosed on the owner, [Read More...]

November 20, 2017

Ready or not, winter is quickly approaching and far too often, condominium associations find themselves unprepared for Mother Nature’s wrath. Accordingly, it is essential for condominium associations to plan for the winter ahead, even as the last of our summer tans are still fading. First, associations should ensure that the condominium’s insurance coverage is up to date and is consistent with the requirements set forth in the condominium’s declaration of by-laws. It is also recommended [Read More...]

November 20, 2017

Condominium fair housing and discrimination claims continue to be a source of horror for condominiums.  As illustrated by the four cases below, even the federal government can be scary.  Condominium Boards need to think carefully and consult with counsel as appropriate to ensure that what they think is a treat, does not turn out to be a trick.   On July 15, 2016, the Division filed a Statement of Interest in Arnal v. Aspen View Condo. [Read More...]

November 20, 2017

Dressed in holiday style In the air there’s a feeling of Christmas Children laughing, people passing Meeting smile after smile… Silver Bells, Nat King Cole Its holiday season and the sidewalks will soon be busy with shoppers galore.  Apparently, city sidewalks and silver bells are on the minds of the Massachusetts Appeals Court as well. On November 18, 2016, the Massachusetts Appeals Court decided in a split (2-1) decision that a private landowner abutting a [Read More...]

November 20, 2017

The idea that all are equal before the law has been a cornerstone of democratic societies for the last 2,400 years. There are situations, however, where one side appears to have an advantage – for example, a developer whose condominium documents appear to limit the ability of a condominium association to sue.  Even then, however, courts have – perhaps unwittingly – found ways to uphold that basic principle of equality by drawing a distinction between [Read More...]

November 20, 2017

Condominium homeowners’ associations throughout Massachusetts have struggled with attendance and participation at unit owner meeting, and to some extent at board meetings as well.  The selection of an arbitrary place and time for a community of homeowners to convene for their annual meeting, each with conflicting schedules, seems almost archaic in the advent of digital communication technologies such a Skype, Go-To Meeting, and Facetime.  The Massachusetts Condominium Act, M.G.L. c. 183A, does not address the [Read More...]

November 20, 2017

This past weekend many areas saw their first significant snow fall this season.  If Associations have not done so already,  it is not too late to adopt snow and ice policies which clearly (and correctly) establish the duty and responsibility for snow and ice treatment between those that unit owners are responsible for, those that the association is responsible for, as well as those gray areas in between. In Massachusetts, courts now evaluate liability for [Read More...]

November 20, 2017

Last month, I advised all Massachusetts condominiums to adopt master deed amendments banning the smoking, growing and/or distribution (if your condominium contains commercial units) of marijuana.  Since, then you may have heard that the Massachusetts Legislature voted to delay the “marijuana bill” an additional 6 months.  What does this mean? The legislative delay only impacts the licensure of recreational marijuana dispensaries.  Basically, the legislature decided that it needed more time to propose and implement regulations [Read More...]

November 20, 2017

July in Boston can be stifling, this was one of those days.  It was 9:00 AM and it was already 90⁰.  Temperatures were expected to hit 103⁰.  I was headed to the kind of meeting every lawyer hates….a meeting after a loss.  Trial lawyers hate losing just like athletes and coaches.  Meeting clients after a loss is worse than facing the media after losing the Super Bowl.  You feel bad enough about the loss, litigators [Read More...]

November 20, 2017

With Airbnb rentals on the rise, many condominium associations are faced with growing concerns about short-term rentals and the implications associated with the same, including safety and security issues, noise complaints and damage to the common areas. As a preliminary matter, condominium associations may only restrict rentals of units if already provided for through the condominium’s governing documents, or through an amendment to the condominium’s constituent documents. To that end, some condominium governing documents prohibit [Read More...]

November 20, 2017

The U.S. District Court Western District of Virginia Abingdon Division recently decided that an insurance company had waived attorney client privilege when an investigation placed materials on a public drop box type of site, that was not password protected.  An excerpt from the case follows:   Excerpt   In an effort to share information electronically, Thomas Cesario, a Senior Investigator for Nationwide Insurance Company, (“Nationwide”), which owns Harleysville, uploaded video surveillance footage of the fire [Read More...]

November 20, 2017

On the evening of May 5, 2017, police discovered the bodies of Richard Field and Linda Bolanos, whom were two well-respected physicians, at their luxury South Boston condominium. Bampumium Teixera (“Teixera”), a former employee of Palladion Services, LLC (“Palladion”), the condominium’s former concierge and security company, presently stands accused of the murders of Dr. Field and Dr. Bolanos.   In August 2017, a wrongful death lawsuit was filed against Palladion, among others. The complaint alleges [Read More...]

November 20, 2017

A recent Appeals Court decision calls into question longstanding legal precedent in enforcement of the so-called “no-damages-for-delay” clauses typical in construction contracts in both the public and private sectors, and also creates new law in Massachusetts for the acceptance of the “total cost” method in calculating damages. Central Ceilings, Inc. v. Suffolk Construction Company, Inc., et al. involved a public construction project for the Massachusetts State College Building Authority. The MSCBA hired Suffolk Construction Co. [Read More...]

November 17, 2017

Condominium Attorney extraordinaire, Marv Nodiff from St. Louis, Missouri, who is a Member of the College of Community Association lawyers and a tireless advocate for CAI in its ongoing battle in Nevada with the Federal Housing Finance Agency over the priority lien has recently written and published his fifth novel.  This novel, like his four previous novels, is based on life in the community association world.  The title to his fifth novel struck me.  It’s [Read More...]

November 17, 2017

The NH legislature’s tweaks and additions to the NH Condominium statute have continued in 2017 with the passage of House Bills 501 and 502.  Both bills go into effect on August 15, 2017.  What follows is a brief summary of the new legislation.   HB 501:  Section 37(VI) of the NH Condominium Statute (RSA 356-B) was amended to require that an “electronic or paper copy of all meeting minutes” be made available to all owners [Read More...]

November 17, 2017

The amendment which was signed by the governor on June 29, 2017 takes effect immediately.  The new legislation allows a unit owner to obtain a written copy of any insurance company damage appraisal or any damage appraisal (regardless of who prepares it) in regard to a casualty loss/damage to a unit.  The legislation requires a condominium board to provide this information/documentation within 14 days of the request.  The legislation also entitles a unit owner to [Read More...]

November 17, 2017

The Massachusetts Supreme Judicial Court ruled that “Where an insurance policy required the insurer to defend any claim initiated against the insured, the insurer’s duty to defend did not require it to prosecute affirmative counterclaims on behalf of its insured.” Insurance defense is often sought in condominium litigation.  When an insurer defends the lawsuit, it is obligated to pay counsel fees to defend the lawsuit. However, until now, it has not been clear whether the insurer was [Read More...]

November 17, 2017

With all of this talk in the news about healthcare and insurance, I am reminded that prevention is always better than the cure.   As a condominium litigator, I am often seeking a “cure” for our clients of something that could have been prevented.  Condominium insurance can be just as tricky and controversial as health insurance. Insurance is typically one of the highest budgeted item for condominium associations.  Because of this, condominium boards are often looking [Read More...]

November 17, 2017

A TAXING EFFORT Who knew tax reform would be so difficult? The tax bills proposed in the House and Senate won’t find an easy route to enactment. Although the House has passed its version of tax reform, it differs from the Senate bill in several key respects, so a conference committee will have to reconcile those differences. Many of the potential sticking points are real estate-related, primary among them: The treatment of the mortgage interest [Read More...]

November 16, 2017

Tucked in to a recently passed supplemental budget bill was a change to Section 10(c) of the Massachusetts Condominium Act that requires minutes of condominium meetings to be made available to unit owners via e-mail, if so requested. The bill was signed by the Governor on November 3, 2017, and is effective immediately. The relevant section of the statute is Section 10(c)(3) and now reads as follows: “The organization of unit owners shall keep a [Read More...]

November 16, 2017

On November 2, our own Stephen Marcus and representatives of Rogers & Gray Insurance held an insurance seminar for board members and managers.  If Cher could help us turn back time, I would urge everyone in the industry to attend as the presentation was incredibly helpful to understanding the tricky world of condominium insurance.  What follows are some important takeaways from the seminar. Co-Insurance Penalties:   I think this term would make more sense if [Read More...]

November 16, 2017

On September 29, 2017, the Massachusetts Appeals Court issued a decision in the case Calvao v. Raspallo, 16-P-1143 (September 29, 2017) that involved a dispute between the unit owners of a two unit condominium over an addition onto one of the units.  One of the unit owners renovated her unit, and included an approximately 111 square foot addition or expansion.  The expansion was constructed upon limited common area designated for her exclusive use.  The other [Read More...]

November 7, 2017

By Matthew Gaines and John Shaffer Anyone who tracks legislation and regulations affecting condominiums has to wonder if lawmakers and regulators understand what condos are and how they operate. Proposed revisions to the state Sanitary Code demonstrate once again that they do not. The Department of Public Health wants to update the existing code ─ unquestionably a reasonable undertaking, both necessary and long overdue. But provisions aimed at controlling pests in multi-family housing would cause [Read More...]