Condo Media - July 2019 - 58
The Region
RHODE ISLAND
Alterations and Improvements vs.
Maintenance and Repairs
They are Different-and it Matters
[by Mary-Joy Howes, Esq.]
The terms "alterations and improvements" are commonly used in condominium declarations as are the terms
"maintenance and repairs." Although
they are different, these terms are often,
and incorrectly, used synonymously.
It is important for boards and managers to understand the difference between
these terms and know how to correctly
categorize a specific project. Often times,
a vote of the unit owners is required for
an alteration or improvement, but not a
maintenance or repair item.
Consider the following example:
The siding is in desperate need of repair
at Broken Village Condominium Association, in Providence, R.I. The executive board is planning a siding project
to address this, but is confused as to
whether or not a vote is required since
the project will exceed $10,000 and will
58
CONDOMEDIA July 2019
involve an upgrade of the existing siding
materials. Below are the provisions
from the declaration:
n "All repairs and maintenance to the
Condominium property shall be made
and performed at such times as may be
determined by the Association."
n "The Executive Board may cause any
alterations, or improvements to the
Common Elements, provided that any
such work which costs in excess of
Ten Thousand and No/100 ($10,000),
shall be approved by a majority of the
Unit Owners."
If you don't recognize the distinction
between "alterations and improvements" and "repairs and maintenance,"
it would seem that these provisions
are contradictory. An alteration and
improvement is an addition to the
property or a modification to the existing structure (e.g. installing a common
rooftop deck) or new construction (e.g
building a clubhouse). Alterations and
improvements are arguably not "necessary" to preserving and maintaining
the property.
Pursuant to the Rhode Island Condominium Act ("the Act"), the association
by and through its elected board is
charged with maintaining the common
elements. The Act at Section 3.07 states,
"[T]he Association is responsible for
maintenance, repair, and replacement
of the common elements." (emphasis
added). Most condominium declarations also have a provision that states
that the operation and regulation of the
condominium units, including without
limitation, the maintenance and repair
of common elements and common
Condo Media - July 2019
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Condo Media - July 2019 - Cover2
Condo Media - July 2019 - Contents
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