Lots of Association board members worry whether the Association is required to enact rules to control dangerous dogs. In McMahon v. Pleasant Valley West Association, the Commonwealth Court ruled that an Association does not have a duty to force a unit owner to maintain, control or confine their dogs on the dog owner’s property. The Association also does not have a duty to prevent dogs from harming other unit owners. Because they have no duty to control the dog, or to protect unit owners from harm caused by the dog, the Association was not responsible for injuries to the unit owner. The Court noted that there was no “special relationship” between the Association and the dog owner or the victim of the dog attack. The Court noted that the Association did not act to “provide any additional protections against an attack by the … dogs over and above the protections provided in the dog law….” Continue Reading Homeowners’ Association is not required to protect residents from dogs
I have written a number of articles about whether a condominium or homeowner association (or apartment owner) needs to allow emotional support animals. Delta airlines new policy related to service and emotional support animals created some controversy and was heavily reported in national news. As service and emotional support animals become more commonplace, questions keep coming up, and so associations need to be reminded of what to do when a resident wants to keep a support animal.
To review, there are two federal laws to follow: the Americans With Disabilities Act (“ADA”) and the Fair Housing Act (“FHA”). The ADA says that a service dog is permitted in all public places. A service dog is an animal that is specially trained to perform a task that is directly related to a person’s disability. Under the FHA, providers of housing – like a landlord of condominium association – need to provide reasonable accommodations for assistance animals. Unlike a service dog, an “assistance animal” does not need to be specially trained to perform a task. They can provide only emotional support for a person with a disability. The definition of assistance animal or emotional support animal is much broader than a service animal under the ADA. Continue Reading Are These Dogs Allowed: Yet Another Case on Emotional Support Animals
Very often, a real estate developer is only active in a project until the subdivision plan is approved. At that point, the developer often sells some or all of the development rights to the builders who actually construct and sell the homes. The developer may not realize that it usually retains liability for the completion of the community, even though the developer and builder planned to pass that responsibility onto the builder. Why? Like most legal surprises, the reason is not taking care of the details of the transaction.
In Hillside Villas Condominium Association, Inc. v. Bottaro Development Company, a neighborhood was created using this typical model. The developer created a community in nine separate phases. The builder constructed the homes, and paid the developer every time a home was sold. This looks like a typical residential condominium project. Whenever a phase of the community was added, the developer assigned special declarant rights to the builder. This allowed the builder to construct and to legally declare the units. The developer retained all of the declarant rights that were not specifically transferred or assigned to the builder. So long as the builder sold at least four units per year, this relationship would continue until the community was sold out.
In all of these relationships, the problem comes when the builder fails to complete something. Here, the storm water management basins were not completed, and the roads required repairs totaling $900,000.00. The Association sued both the builder and the developer. Continue Reading How to Avoid Declarant Liability in a Condominium
* House Bill 595 was signed by Governor Tom Wolf on Monday, May 7, 2018. The Bill becomes effective on Wednesday, July 6.
The Pennsylvania General Assembly passed House Bill 595, which is expected to be signed by Governor Wolf. This Bill gives a process for deciding disputes in Condominium and Homeowners’ Associations. There are a few things that every Association should know about this new requirement. They are:
- Most Associations need to adopt bylaws or rules and regulations that establish Alternate Dispute Resolution (ADR) procedures. This includes procedures for disputes between two or more unit owners and/or between a unit owner and the Association.
- A “unit owner in good standing” can file a Complaint with the Attorney General’s Bureau of Consumer Protection for a violation of the Act relating to meetings, quorums, voting, proxies, and Association records. Previously, this option was available only to disputes over Association financial records.
- A “unit owner in good standing” is someone who has no past due assessments. So a unit owner that is behind on their assessments cannot file a Complaint with the Bureau of Consumer Protection. Except that if the unpaid assessments are related to a Complaint filed with the Bureau of Consumer Protection, then the unit owner is in good standing regardless of unpaid assessments.
- A unit owner cannot file a Complaint with the Bureau of Consumer Protection until he or she has exhausted the ADR procedure or at least 100 days after the unit owner started the Alternative Dispute Resolution procedure. If there is no ADR procedure, the unit owner can go straight to the Bureau.
- Finally, if a unit owner has a dispute with the Association and wins, he or she may be entitled to an award of costs and reasonable attorney’s fees.
These additions to the Uniform Condominium Act and the Uniform Planned Communities Act are intended to help owners and Associations settle their differences without going to court. In order to do this, Associations will need to take some steps to prepare themselves: Continue Reading Alternate Dispute Resolution Comes to Association Communities (Whether they want it or not)
A recent homeowners association case pitted the association’s board against Tigger. Yes, that Tigger – the trusty friend of Winnie the Pooh, Christopher Robin and the rest of the Hundred Acre Woods. Actually, the problem was a mailbox that was shaped like Tigger. In this case, the Association’s Architectural Guidelines bounced the Tigger mailbox right of the neighborhood.
The community in question had fairly typical Architectural Guidelines. The Declaration of the community provided that the Board needed to approve all installation, construction or alterations of any “decks, fences, permanent play equipment, ledges, pools, storage tanks, accessory buildings, or any other structures on the lot.” The Guidelines also provided that any proposed modifications need to be compatible with the architectural character and design of the community. The list of items specifically requiring approval did not include “mailboxes.”
One of the unit owners replaced their standard mailbox with a new mailbox that looked like Tigger. The Association determined the mailbox violated the Architectural Review Guidelines and instructed the unit owners to remove it. The unit owners refused, and five years of litigation ensued. Continue Reading Disney Character Mailbox Gets Bounced from Homeowners Association
Even though winter is (hopefully) almost over, it is a good time to talk about snow and plan ahead for next year. Every winter, condominium and homeowner association boards all over Pennsylvania face the same question: When do we need to call our snow removal contractors? This is a divisive topic in the community. Some people believe that no matter what the snow amount, the grounds crew should be there around the clock to remove the snow. They may threaten to sue the Board if there are any slips and falls on Association property. Board members want to know what is their legal duty to remove snow and ice from the Association’s roads, sidewalks, driveways, etc.?
The Association’s potential liability for slips and falls on an ice or snow-covered surface is covered by the “Hills and Ridges Doctrine.” This says that the Association has to remove snow and ice within a reasonable time after the accumulation in order to prevent a dangerous condition. An Association cannot allow snow and ice to accumulate in hills and ridges, if the accumulation is a danger to pedestrians.
The key to the Association’s responsibility is that it needs to act “reasonably.” That does not mean immediately after the last snowflake falls. In fact, Courts have found a landowner not liable for injury when snow fell overnight and the parking lot was not cleared by 7:45 the next morning. The Courts have also said that the Association does not have to pre-treat sidewalks before a storm, or to salt or sand a parking lot during or immediately after an ice storm. If there is snow everywhere, people are supposed to know that there may be slippery conditions. Continue Reading When to Call the Snow Plows
Yes, this is a tongue twister and I’ll be impressed if you can say it five times fast, but parking is one of the biggest problems that community associations face. No matter how the developer sets up the community, sooner or later there are either too few parking spaces, people parking where they don’t belong or parking vehicles that nobody wants to see out their front windows. Too often developers don’t think about these issues or, if they do think about them, do not have a way to come up with a perfect solution. The same is true of association boards. Either they do not want to consider a plan to get a handle on parking problems or, if they do, their parking regulations don’t help the problem.
The lead article in the CAI Common Ground for September/October 2017 is titled “Park That Thought.” It discusses some of the problems that associations have with parking. Unfortunately, the article doesn’t give many answers on how to solve the problems. While there might not be a perfect solution to parking, some advance planning by both the developer and the association can help reduce parking problems. Continue Reading Proper Planning Prevents Parking Problems
A recent blog post from the Pennsylvania and Delaware Valley Chapter of the Community Associations Institute discussed the danger of condominium and homeowners’ associations requiring criminal background checks for renters of units. In the blog post, Marshal Granor discusses a Department of Housing and Urban Development guidance paper on this subject. HUD warns that most criminal background checks by housing providers have a discriminatory impact. This means that the criminal background check policy is very likely a violation of the Fair Housing Act. This violation of the Fair Housing Act could cause real legal trouble for associations.
The CAI blog post and the HUD guidance follows exactly the advice I have given association boards for years. If an association requires renters to submit criminal background checks to the board for board approval, this requirement could very well be a Fair Housing Act violation. Even though the policy is neutral, the actual effects are likely to affect minorities more than other races. This is what the HUD calls a “disparate impact.” And, even if the Association means well, this “disparate impact” is a Fair Housing Act violation. Continue Reading The Danger of Using Criminal Background Checks to Screen Tenants
The Historic Preservation Trust of Lancaster County recently honored its 2017 recipients of the C. Emlen Urban Awards. I am proud to say that The Press Building in Lancaster City won an award for adaptive reuse. Congratulations to The Drogaris Companies, the developer of the building, and to Tippetts/Weaver, the project architects, as well as to all of the other professionals and builders involved with the project. We have been involved in the project for nearly all of its history, and I have had a courtside seat for most of it.
The Press Building is one of my favorite kinds of projects. I love when a historic or rundown property is rescued. The building was built in the early 1900s as a cigar factory and warehouse. From 1922 until 1992, the Lancaster Press Company used the building for printing. The building sat vacant from 1992 until it was adapted for its current use. Today, the building has been refurbished to house 48 residential condominium units. In addition, the ground floor of the building is set to house a fine dining restaurant and bar. Continue Reading The Press Building and Drogaris Companies Honored by Lancaster Historic Preservation Trust
We have written a lot of articles about the countywide property tax reassessment covering the basics of residential and commercial assessment appeals and what the new assessed values will mean to property owners. Now that most of the appeals have been processed, the county and each school district and municipality knows the total assessed value of property. They will all set their tax millage rates before the end of the year. All of this coming together will allow you to calculate your total property tax for 2018.
I had the opportunity to work with a few commercial property owners who decided to appeal their assessments. In these cases, we were able to get the total assessed value of the properties cut almost in half. This is going to save these particular landowners around $20,000 per year in property taxes. Every case is different, and I cannot guarantee that anyone would be successful in a property tax appeal. There were, however, major similarities in the properties that received big adjustments in their assessed value. These were:
- There was something unusual about the property that the county did not take into consideration; and
- The property owners had a good appraisal report to support their appeal.
With both of these things present, a commercial property owner has a good chance at getting their assessment reduced.
So what happens if you decided not to pursue a property tax appeal this summer? You are able to appeal your assessment every year. There is a short window of time between when taxes are sent out and the tax appeal deadline of August 1. This does not mean you have to wait until next summer to think about a tax assessment appeal. If you believe that the assessment of your property is incorrect, we can help to evaluate and pursue an appeal.
Aaron Marines is an attorney at Russell, Krafft & Gruber, LLP, in Lancaster, Pennsylvania. He received his law degree from Widener University and practices in a variety of areas including Commercial and Residential Real Estate, Land Use, Land Planning and Zoning matters.