Enforcing the Governing Documents

caveat slide

What We'll Cover

• What are governing documents
• Common violations
• Fines and enforcement resolutions
• Litigation violations

Governing Documents

• Declaration / CC&Rs
• Bylaws
• Articles of Incorporation
• Rules & Regulations
• ARC Guidelines

Mandatory v. Permissive Enforcement

Common Violations

• Failure to pay assessments
• Parking
• Nuisances
• Architectural

ENFORCEMENT OPTIONS

• Levy fines
• Sue for injunction
• Disconnect utilities (sometimes)
• Prohibit access to common facilities
• Suspend voting rights

ENFORCEMENT PROCESS

NOTICE OF VIOLATION

• Description of violation
• Citations to governing document provision
• Requested remediation
• Time frames
• Mail? Email?

HEARING

• Procedure for hearing
• Evidentiary issues
• Attorney attendance
• Board decision

SCHEDULE OF FINES

• Categories of violations
• Putative fine amounts
• Frequency (per violation, daily, monthly)
• Fine = lien on property

RIGHT OF ENTRY

LITIGATING THE VIOLATION

• Injunctive relief
• Money damage
• Attorney fees
• Alternative dispute resolution: mediation & arbitration

Mediation vs. Arbitration vs. Litigation