The firm’s Lisa A. Lerner was the subject of a profile article in today’s edition of the Daily Business Review, South Florida’s exclusive business daily and official court newspaper. The article, which is titled “Attorney Lisa Lerner Chose Condo Law Before it Was a Popular Practice Area,” chronicles Lisa’s 36-year career as one of the […]
The firm’s Marc A. Smiley authored an article that appeared as a Board of Contributors guest column in today’s edition of the Daily Business Review, South Florida’s exclusive business daily and official court newspaper. The article, which is titled “Delay Causes Loss for HOA in Lawsuit Over House Color,” discusses the takeaways from a recent ruling by the Appellate Division of the 13th Judicial Circuit Court in Hillsborough County. The ruling focuses on one of the most common architectural review stipulations that homeowners’ associations use to maintain aesthetic standards for their communities: the approval of the colors which homeowners may use to paint the exterior of their homes. Marc’s article reads:
Many HOAs require the prior review and approval of proposed house colors by architectural review committees, which are typically overseen by three parcel owners who are not also members of the association’s board of directors.
However, many associations’ governing documents also include provisions to limit the power of the association to take action against color changes and other architectural modifications in perpetuity. Their declarations of covenants hold that new colors and other unapproved modifications will be deemed to be approved if they are not challenged by the association within a set period of time (typically one year).
A recent ruling by the Appellate Division of the 13th Judicial Circuit Court in Hillsborough County confirmed that such requirements for community associations to act within a set timeframe will be strictly construed and applied by Florida’s courts.
A recent Florida case involving a condominium association and the dog of a 70 year-old army veteran and widower drew national attention after it was covered initially in the Orlando Sentinel. The newspaper’s reports chronicle how the association for the Orange Tree Village condominium is attempting to ban the dog because it weighs 41 pounds, which is six more than the maximum weight under its rules, and it may be a banned breed.
As a result of the association’s decision, retired veteran Robert Brady filed a complaint with the U.S. Department of Housing and Urban Development after an arbitrator determined he had to surrender the dog by Jan. 11. The federal agency is now looking into whether the association can force the long-time resident to surrender his emotional support dog.
The attorney for Orange Tree Village said that his office has received calls sympathetic to Brady, but his client must enforce its rules that were established to keep residents safe.
Our firm’s other community association attorneys and I are often called upon by association boards of directors and property managers with issues involving obstinate and disruptive unit owners who become a serious nuisance to directors, management and other residents. In such cases, after warnings, incident reports and fines have failed to have any effect, legal action can serve as an effective recourse.
Such appears to be the case in the recent lawsuit filed by the condominium association for The Mark Yacht Club on Brickell Bay (pictured here) in Miami-Dade Circuit Court. The association is suing Nuri Munis, Pelin Munis Cakov and Seda Munis, who own two units in the 36-story condo building, for putting the board of directors, property manager, staff and fellow residents through a hellish ordeal.
Hoarding is becoming an increasingly common problem throughout the nation, especially for community associations where people are forced to cohabitate at close proximities. Depending on its gravity, hoarding can pose health threats to fellow residents, causing foul odors and pest control issues that spill over into hallways and neighboring units. Despite being a nuisance, it is important to remember that compulsive hoarding is a disorder, one which usually implicates some sort of mental health issue. As a result, community association board members and property managers should be sensitive and discrete when handling hoarding concerns in their communities. Continue reading
A fairly common problem area for homeowners association communities is the use of lawn signs by residents, especially during election season. When HOAs attempt to crack down on the use of signs in accordance with their governing documents, they sometimes become the subject of unfavorable media attention.
Such was the case recently in St. Cloud, Fla. near Orlando when an HOA’s battle with some of its homeowners over a yard sign supporting law enforcement became one of the lead stories by the local Fox Network television affiliate for Central Florida. According to the report, the Burgess family’s “Back the Blue” yard sign supporting the police in the wake of two Kissimmee officers being shot and killed in the line of duty became the subject of a major brouhaha with their association. Dozens of other residents began supporting them and displaying the same sign, which their association said had to go.
In the pursuit of association fraud and embezzlement, one of the most important aspects of the major legislation that was adopted earlier this year is the law’s effort to curb conflicts of interest by association board members and officers.
The new law provides that presumptions of conflicts of interest exist in the following circumstances:
- A director, officer or one of their relatives enters into a contract for goods or services with the association.
- A director or officer . . . holds an interest in a corporation, LLC, LLP or other business entity that conducts business with the association or proposes to enter into a contract or other transaction with the association.
The firm’s Oscar R. Rivera was the subject of a profile article in today’s edition of the Daily Business Review, South Florida’s exclusive business daily and official court newspaper. The article, which is titled “Real Estate Attorney Oscar Rivera Traces Career Roots to Shredding Carbon Paper,” chronicles Oscar’s career in the law, which began when he was still in high school in the 1970s. It reads:
Oscar R. Rivera’s first job at a law firm required him to go through the office trash cans to find and shred the discarded carbon sheets used to make copies of legal documents.
That was in the 1970s, and Rivera was in high school and working at a Miami management-side labor law firm. His shredding was meant to prevent a pro-union law firm from dumpster-diving to read the flimsy purple sheets to gain insight into its opponent’s strategy, Rivera said.
“If you looked at the carbon paper against the light, you could read the letter,” he said.
Florida condominium associations with 150 or more units, which do not manage timeshare units, must have an independent website or web portal by July 1, 2018, according to Section 718.111, Florida Statutes. These websites or web portals can either be wholly owned and operated by the association, or operated by a third-party provider. It is important that associations that meet the 150+ unit prerequisite begin to take the necessary steps to ensure that they are in compliance with the new law by the July 1st deadline.
Changes in condominium association laws that were recently enacted with an aim to curb fraud in associations seem to have had a strong impact in increasing the general awareness of the problems facing Florida condo communities. A few major media outlets have followed up on the news of the law with reports about arrests involving South Florida associations.
Several months ago the Miami Herald reported that the administrator of an Aventura condominium named Admirals Port had been arrested on charges of accepting thousands of dollars in bribes and stealing cash from the building’s laundry machines. Donovan Staley was charged with organized fraud, grand theft and the use of a phone to plan a crime, and he could face up to five years in prison.
Does your neighbor’s loud music, barking dog or late-night visitors keep you up at night? If you live in a condominium building, your answer is probably ‘yes.’ A recurring complaint that we receive from condominium unit owners is that they are able to hear their neighbors through shared walls, followed by the frustration of feeling as if there is no recourse. Here are some tips on how to deal with noisy neighbors:
Depending on the materials that were used to build your condominium building, it is possible that the walls are to blame for hearing everything your neighbor says or does. From routine noises, such as walking or watching television, to noisier activities, such as blasting music or operating loud appliances, the building’s lack of insulation may be the reason that noises become magnified in your place of retreat. Take a second to think about whether or not the noise you are stewing about is intentional. Recognizing that your neighbor may be hearing the same type of commotion coming from your unit may provide a different perspective. With that said, if your neighbor is creating excessive noise, and frequently at odd hours of the day, feel free to take the next step.