Condo Media - September 2024 - 26

Back to Basics
Enforceability
of Restrictions
The issues relative to enforceability - or lack thereof -
of restrictions typically arise when a condominium's rules
and regulations attempt to regulate the use of units.
By way of example, it is not unusual for rules and regulations
to include language that purports to regulate whether dogs may
be kept in units. A purchasing unit owner may see the language
prohibiting dogs in the rules and regulations and, satisfi ed that
there will not be dogs on the property, buy a condominium unit.
However, the prohibition, contained in the rules and regulations,
is not enforceable. Thus, when the new unit owner moves
in and requests that the board of trustees enforce the pet prohibition
set forth in the rules and regulations against a second
unit owner who is keeping a dog, the board of trustees will not
be able to rely upon the prohibition in the rules and regulations
to restrict the conduct in the second unit. While there may be
other provisions that the board could rely upon in support of its
attempted enforcement (such as a nuisance provision, if there
is a basis to establish the dog has acted in a disruptive manner),
the fact is it would be much simpler and straightforward if the
board could enforce the pet prohibition.
The foregoing discussion of an unenforceable pet restriction
is just one example of a situation that arises due to a restriction
being contained in the incorrect instrument, leaving the board
of trustees powerless - or, at the very least, severely limited -
to act.
So, if you review your rules and regulations and identify
prohibitions on use of units contained therein, what should you
do? You should fi rst consult with an attorney who specializes
in condominium law. They will be able to review your condominium's
governing documents and advise as to the likely
enforceability of restrictions (taking into account the manner
in which the rules and regulations are adopted and amended).
If there are unenforceable provisions contained in your rules
and regulations, then the board should identify whether an
amendment to the master deed and/or declaration of trust is
warranted to ensure that the prohibition is enforceable. If a
board determines that such an amendment is desirable, it will
need to assess whether it has unit owner support to satisfy the
applicable voting thresholds.
While going " back to basics " to undertake such an assessment
may be burdensome and less exciting than tackling new
issues, it will ensure that your expectations about the enforceability
of provisions in your governing documents are, in fact,
consistent with the actual enforceability of such provisions.
■ KIMBERLY BIELAN, ESQ., IS A PRINCIPAL
OF THE FIRM MORIARTY BIELAN & MALLOY LLC.
26 CONDOMEDIA September 2024

Condo Media - September 2024

Table of Contents for the Digital Edition of Condo Media - September 2024

Contents
Condo Media - September 2024 - Intro
Condo Media - September 2024 - Cover1
Condo Media - September 2024 - Cover2
Condo Media - September 2024 - Contents
Condo Media - September 2024 - 2
Condo Media - September 2024 - 3
Condo Media - September 2024 - 4
Condo Media - September 2024 - 5
Condo Media - September 2024 - 6
Condo Media - September 2024 - 7
Condo Media - September 2024 - 8
Condo Media - September 2024 - 9
Condo Media - September 2024 - 10
Condo Media - September 2024 - 11
Condo Media - September 2024 - 12
Condo Media - September 2024 - 13
Condo Media - September 2024 - 14
Condo Media - September 2024 - 15
Condo Media - September 2024 - 16
Condo Media - September 2024 - 17
Condo Media - September 2024 - 18
Condo Media - September 2024 - 19
Condo Media - September 2024 - 20
Condo Media - September 2024 - 21
Condo Media - September 2024 - 22
Condo Media - September 2024 - 23
Condo Media - September 2024 - 24
Condo Media - September 2024 - 25
Condo Media - September 2024 - 26
Condo Media - September 2024 - 27
Condo Media - September 2024 - 28
Condo Media - September 2024 - 29
Condo Media - September 2024 - 30
Condo Media - September 2024 - 31
Condo Media - September 2024 - 32
Condo Media - September 2024 - 33
Condo Media - September 2024 - 34
Condo Media - September 2024 - 35
Condo Media - September 2024 - 36
Condo Media - September 2024 - 37
Condo Media - September 2024 - 38
Condo Media - September 2024 - 39
Condo Media - September 2024 - 40
Condo Media - September 2024 - 41
Condo Media - September 2024 - 42
Condo Media - September 2024 - 43
Condo Media - September 2024 - 44
Condo Media - September 2024 - 45
Condo Media - September 2024 - 46
Condo Media - September 2024 - 47
Condo Media - September 2024 - 48
Condo Media - September 2024 - Cover3
Condo Media - September 2024 - Cover4
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