Condo Media - December 2009 - 46
LEGAL by Christopher S.M. Driscoll, Esq. An Imposition? Massachusetts Trial Court Rules on Mechanic’s Lien omparing a contractor’s attempt to establish a mechanic’s lien against the common areas of a condominium with “trying to insert a square peg in a round hole,” an Essex Superior Court (in Powder Mills Builders, LLC v. Powder Mill Square LLC et al., ESCV2008-00313A) decision denied the contractor’s request for a mechanic’s lien. The case hinged on the court’s recognition that the imposition of a mechanic’s lien would not be practical. The court first stated that the contractor had not cited any case from any court in any state that had approved a mechanic’s lien on the common areas and facilities of a condominium. The court then noted that the condominium trust, or other form of unit owner’s organization, does not own the common areas. Rather, Massachusetts General Laws chapter 183A §3 makes clear that the actual owners of the real estate that encompass the common areas and facilities of the condominium are the unit owners of the condominium. The court’s decision was based on the problems in enforcing a mechanic’s lien. Specifically, the court wrote “[if] the requested lien was established by court order, the court is at a loss to understand how the lien would be effected. What interest would be subject to sale to satisfy the lien? What value do common areas have separate and apart from the units owning undivided percentage interests in the common areas? What interest would be conveyed to a purchaser (assuming there is any market for a less than full interest in common areas separate from condominium units?” Since the common areas are owned by all of the unit owners based on their proportional interest in the condominium, the common areas cannot be sold separately from the units. The common areas are inseparable from the units. Therefore, the contractor could not get a mechanic’s lien against these areas since the enforcement mechanism is a foreclosure auction of the subject real estate. The parties to the action did not raise another barrier to mechanic’s liens being placed on the common areas and facilities. M.G.L. c. 183A §13 states “All claims involving the common areas and facilities shall be brought against the organization of unit owners, and all attachments and executions related to such claims shall be made only against common funds or property held by the organization of unit owners and not against the common areas and facilities themselves. …” This is an explicit statutory defense to the mechanic’s lien sought by contractors. CM Christopher S.M. Driscoll, Esq. is an associate with the law firm of Perkins & Anctil P.C. in North Chelmsford, Mass. This article was reprinted with permission of Perkins & Anctil P.C. CONDO MEDIA • DECEMBER 2009
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Condo Media - December 2009
Table of Contents for the Digital Edition of Condo Media - December 2009
Condo Media - December 2009
Table of Contents
From the CED’s Desk
President’s Message
CAI News
CAI Regional News
Asked & Answered
Homeowner’s Corner
Legal
Cover Story
Vendor Spotlight
Management
Maintenance
Technology
Finance
Legal
Advertisers Index
Classified Service Directory
Condo Media - December 2009 - Condo Media - December 2009
Condo Media - December 2009 - Cover2
Condo Media - December 2009 - Table of Contents
Condo Media - December 2009 - From the CED’s Desk
Condo Media - December 2009 - 3
Condo Media - December 2009 - President’s Message
Condo Media - December 2009 - 5
Condo Media - December 2009 - CAI News
Condo Media - December 2009 - 7
Condo Media - December 2009 - 8
Condo Media - December 2009 - 9
Condo Media - December 2009 - 10
Condo Media - December 2009 - 11
Condo Media - December 2009 - 12
Condo Media - December 2009 - 13
Condo Media - December 2009 - 14
Condo Media - December 2009 - 15
Condo Media - December 2009 - CAI Regional News
Condo Media - December 2009 - 17
Condo Media - December 2009 - 18
Condo Media - December 2009 - 19
Condo Media - December 2009 - 20
Condo Media - December 2009 - 21
Condo Media - December 2009 - Asked & Answered
Condo Media - December 2009 - 23
Condo Media - December 2009 - Homeowner’s Corner
Condo Media - December 2009 - 25
Condo Media - December 2009 - Legal
Condo Media - December 2009 - 27
Condo Media - December 2009 - Cover Story
Condo Media - December 2009 - 29
Condo Media - December 2009 - 30
Condo Media - December 2009 - 31
Condo Media - December 2009 - 32
Condo Media - December 2009 - 33
Condo Media - December 2009 - Vendor Spotlight
Condo Media - December 2009 - 35
Condo Media - December 2009 - Management
Condo Media - December 2009 - 37
Condo Media - December 2009 - 38
Condo Media - December 2009 - 39
Condo Media - December 2009 - Maintenance
Condo Media - December 2009 - 41
Condo Media - December 2009 - Technology
Condo Media - December 2009 - 43
Condo Media - December 2009 - Finance
Condo Media - December 2009 - 45
Condo Media - December 2009 - Legal
Condo Media - December 2009 - 47
Condo Media - December 2009 - 48
Condo Media - December 2009 - 49
Condo Media - December 2009 - 50
Condo Media - December 2009 - Classified Service Directory
Condo Media - December 2009 - 52
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Condo Media - December 2009 - 54
Condo Media - December 2009 - 55
Condo Media - December 2009 - 56
Condo Media - December 2009 - Cover3
Condo Media - December 2009 - Cover4
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