Thursday, May 19, 2022

 McKeddie Cooley argued before the Arizona Court of Appeals earlier this week in an effort to establish homeowners' association's and their directors owe fiduciary duties to their members, as non-profit law, trustee law, cases and the Restatement provides already.  If the Court chooses to publish an opinion reflecting this, homeowners' rights will be increased for the entire state of Arizona.  Homeowner claims will be easier to bring and establish and associations will be forced to conduct business consistent with their community documents and Arizona law.  This clarification is much need and has been something McKeddie Cooley has fought to be recognized for decades.  McKeddie Cooley was one of the first law firms to represent homeowners in Arizona and may be the first to establish homeowners' association's are fiduciaries, as other areas of the law already confirm.  For an in-depth update regarding the status of the law in this area or for your free consultation, contact McKeddie Cooley.**


**Any homeowner with a legal dispute in a homeowners' association should contact McKeddie Cooley first for a free consultation.  

McKeddie Cooley was founded by family, run by family and continues to fight for Arizona families.  Learn more at www.mclawfirm.net.




McKeddie Cooley, G.P.
6424 E. Greenway Parkway, Suite 100
Scottsdale, AZ 85254
(480) 459-5007

Thursday, March 24, 2022

 McKeddie Cooley, G.P. offers free consultations to owners with questions about their homeowners' associations.  Whether it is questions about your owner account, architectural changes, fines, fees, selling or buying in a homeowners' association or nuisances, our attorneys have assisted owners that want to know and protect their rights for decades.  Other law firms might charge for consultations just to inform owners there is no legal recourse.  McKeddie Cooley seeks to change the legal landscape from large law firms that can be accessed only by corporations to one that focuses on the primary reason homeowners' associations exist: owners.  

If you have questions, need representation or just want to confirm your current representation is meeting your needs, our attorneys answer the call.  With over three decades of local experience in representing homeowners in every Court system in the State of Arizona, McKeddie Cooley can offer a viewpoint not many can about what owners' rights are, what is needed to protect them and where owners' rights should go in the future.  Our attorneys have been consulted by the Arizona Legislature when drafting new homeowner protections, have interviewed with various news outlets, have argued cases that were published by the Arizona Court of Appeal to create new law in the homeowners' association field and have published various scholarly articles on the subject of Arizona homeowners' association law.  If you want a professional opinion about your rights as an owner, call us today to talk directly with one of our attorneys at (480) 459-5007.  See our website at: www.mclawfirm.net.  Or check out McKeddie Cooley on Facebook.

Friday, June 15, 2018


McKeddie Cooley, Arizona's premier homeowners' law firm, proudly announces the thirteen year anniversary of its Senior/Founding Partner, Melanie C. McKeddie.  Ms. McKeddie has assisted hundreds of homeowners with free consultations and successfully litigated many homeowners' claims, even receiving a published decision from the Arizona Court of Appeals during that time.  Her steadfast pursuit of justice for the underserved homeowners in Arizona is an inspiration to all at McKeddie Cooley and her almost singlehanded fight against associations and their insurers has inspired other attorneys to offer assistance in the field of homeowners' association law.  While Ms. McKeddie was one of the first to represent homeowners in Arizona, she remains a mentor to others in the field in order to continue to press for greater recognition of homeowners' rights in Arizona. 

Any homeowner with a legal dispute in a homeowners' association should contact Ms. McKeddie first for a free consultation*.  If McKeddie Cooley is not the right fit for a particular owner's claim, Ms. McKeddie is perhaps the best person to direct that owner to the proper attorney. 

McKeddie Cooley was founded by family, run by family and continues to fight for Arizona families.  Learn more at www.mclawfirm.net.

McKeddie Cooley, G.P.
6424 E. Greenway Parkway, Suite 100
Scottsdale, AZ 85254
(480) 459-5007



*Up to thirty minutes via telephone

Friday, December 18, 2015

McKeddie Cooley was recently published in an Arizona Court of Appeals special action decision that clarified when and how a party must request attorneys' fees on appeal.  The case, Halt v. Hon J. Richard Gama, clarified the requirements of Arizona Rules of Civil Appellate Procedure 21.  In reaching its decision, the Court of Appeals vacated a homeowners' association's judgment that contained an award of over one hundred thousand dollars in attorneys' fees and costs against homeowners.  The full decision is as follows:

ROBERT J. HALT and LYNN D. HALT, husband and wife, Petitioners, v. THE HONORABLE J. RICHARD GAMA, Judge of the SUPERIORCOURT OF THE STATE OF ARIZONA, in and for the County of MARICOPA, Respondent Judge, SUNBURST FARMS EAST, INC., et al., Real Party in Interest.

No. 1 CA-SA 15-0223ARIZONA COURT OF APPEALS DIVISION ONE
October 20, 2015

Petition for Special Action from the Superior Court in Maricopa County NOS. CV 0000-488397, CV 2008-000489, CV 2008-007832

The Honorable J. Richard Gama, Judge

JURISDICTON ACCEPTED; RELIEF GRANTED

COUNSEL

McKeddie Cooley, P.L.L.C., Scottsdale By Melanie C. McKeddie, Justin R. Cooley Co-Counsel for Petitioners

Denious, Wilson & Murray, P.L.C., Phoenix By Stephanie Monroe Wilson Co-Counsel for Respondent-Real Party in Interest Sunburst Farms East Inc. Page 2

James L. Sullivan, P.C., Phoenix By James L. Sullivan Co-Counsel for Respondent-Real Party in Interest Sunburst Farms East Inc.

Lipson Neilson Cole Seltzer & Garin P.C., Phoenix By Daxton R. Watson Counsel for Real Party in Interest Lisi et al.

Jones Skelton & Hochuli P.L.C., Phoenix By Brandi Christine Blair Counsel for Real Party in Interest Haney et al.

OPINION Presiding Judge Randall M. Howe delivered the opinion of the Court, in which Judge Jon W. Thompson and Judge Lawrence F. Winthrop joined.

HOWE, Judge:¶1 Robert and Lynn Halt seek special action relief from the trial court's order awarding attorneys' fees entered on remand pursuant to this Court's memorandum decision and resulting mandate in Halt v. Sunburst Farms East, Inc., 1 CA-CV 12-0376, 2014 WL 173639 (App. 2014), in favor of Sunburst Farms East, Inc., Kenneth Braden, and David Haney (collectively, "Sunburst"). As relevant to our disposition of this special action, the Halts argue that Sunburst waived its claim for pre-appeal attorneys' fees because it failed to request those fees in its appeal briefing or before oral argument as existing case law and Arizona Rule of Civil Appellate Procedure ("ARCAP") 21 in effect at the time of the briefing required.¶2 Special action jurisdiction is appropriate here because the Halts have no "equally plain, speedy and adequate remedy by appeal." Ariz. R.P. Spec. Act. 1(a). The appropriate method for seeking review of a trial court's judgment on remand entered pursuant to this Court's specific directions is through special action because the trial court's entry of judgment based on this Court's specific mandate and opinion is not appealable. Raimey v. Ditsworth, 227 Ariz. 552, 554 ¶ 1,  261 P.3d 436, 438 (App. 2011); Scates v. Arizona Corp. Com'n, 124 Ariz. 73, 75-76,  601 P.2d 1357, 1359-60 (App. 1977). Consequently, we accept jurisdiction and for the following reasons grant relief to the Halts. Page 3

FACTS AND PROCEDURAL HISTORY¶3 Since the 1970's, the predecessors in interest of both Sunburst and the Halts were involved in a dispute over the Home Owners' Association's ("HOA") Declaration of Covenants, Conditions, and Restrictions ("CC&Rs"). In 1985, the predecessors in interest entered into a settlement agreement in which the trial court entered a $100,000 judgment against the HOA, but the homeowners agreed not to execute on the judgment if the HOA took no action to require the homeowners to join the HOA or pay any assessments. The agreement allowed any successor homeowner to enforce the judgment if any successor HOA violated the agreement.¶4 When the successor HOA Sunburst attempted to impose mandatory assessment on the Halts pursuant to amended CC&Rs, the Halts sued to enforce the 1985 agreement and judgment. After much intervening litigation, the trial court ruled in favor of the Halts, rejecting Sunburst's claim that the agreement was void and unenforceable. Sunburst subsequently moved to vacate the 1985 judgment under Arizona Rule of Civil Procedure 60(c), again urging that the 1985 agreement was unenforceable, but the court found the motion untimely. The court entered judgment for the Halts for $100,000, plus interest since 1985, and attorneys' fees and costs. Sunburst timely appealed.¶5 Sunburst filed its opening brief in July 2012 and briefing concluded in January 2013. Sunburst argued that the agreement was unenforceable and that its Rule 60(c) motion was timely. It requested "an award of attorneys' fees incurred on appeal in accordance with the provisions of A.R.S. § 12-341.01(A)" upon compliance with Rule 21. Sunburst did not move for pre-appeal attorneys' fees before oral argument, which occurred in September 2013.¶6 This Court concluded that the Rule 60(c) motion was timely and that the 1985 agreement and judgment were void and unenforceable. We denied Sunburst's request for fees, but awarded taxable costs on appeal upon compliance with Rule 21. We reversed the trial court's denial of the Rule 60(c) motion and vacated the entry of judgment, the award of sanctions, and the award of attorneys' fees and costs. We also remanded the case to the trial court to vacate the 1985 judgment. The resulting mandate directed the trial court to conduct such proceedings as required to comply with the memorandum decision. Page 4¶7 On remand, Sunburst requested its attorneys' fees and costs at trial because it was now the prevailing party. The Halts objected, claiming that Rule 21 in effect at the time the litigation began required parties to ask for pre-appeal attorneys' fees in their appeal briefs. Sunburst responded that this language had been removed from the rule by the time of the appeal, thereby eliminating that requirement.¶8 The trial court concluded that Rule 21 did not apply to determining fees incurred in proceedings before the trial court and awarded Sunburst fees and costs—in addition to vacating its original judgment and ordering that the 1985 judgment and agreement were unenforceable. The Halts petitioned for special action relief, arguing that the trial court's granting fees exceeded its authority under the mandate and that Sunburst waived its fees by not requesting them in the briefing on appeal. Sunburst responds that this Court does not have special action jurisdiction because the trial court's order awarding attorneys' fees is an appealable judgment. It also argues in the alternative that it did not waive its fees request because the version of Rule 21 in effect when the issue was decided "limit[ed] requests for attorneys' fees on appeal to only those fees incurred on appeal.

"DISCUSSION¶9 As relevant to our disposition of this special action, the Halts argue that Sunburst waived its claim for pre-appeal attorneys' fees because it failed to request those fees in its appeal briefing or before oral argument as existing case law and Rule 21(c) in effect at the time of the briefing required.1 We review the interpretation of procedural rules de novo and evaluate the rules using principles of statutory construction. State v. Campoy, 220 Ariz. 539, 544 ¶ 11,  207 P.3d 792, 797 (App. 2009). Our primary objective is to discern and give effect to the intent of our supreme court in promulgating the rule. Bergeron ex rel. Perez v. O'Neil, 205 Ariz. 640, 647 ¶ 16,Page 574 P.3d 952, 958 (App. 2003). We focus on the language of the rule, and if the language is inconclusive or ambiguous, we then consider other methods of construction. Vega v. Sullivan, 199 Ariz. 504, 507 ¶ 8,  19 P.3d 645, 648 (App. 2001).¶10 Rule 21 contains the procedural requirements regarding an attorneys' fees request in the appellate courts. We have previously interpreted Rule 21 to establish a two-step process for asserting a fee claim. Parker v. McNeill, 214 Ariz. 495, 497 ¶ 12,  154 P.3d 1041, 1043 (App. 2007). The fee claimant first must request fees under Rule 21, and then, if the appellate court grants the fee request, the fee claimant must submit a proper statement of the amount claimed for such fees. Id.¶11 Under the version of Rule 21(c) effective December 1, 2001, to December 31, 2011, the language of the rule required that the fee claimant request pre-appeal fees and fees incurred on appeal in its appeal briefing:(c) Claim for Attorneys' Fees. (1) When attorneys' fees are claimed pursuant to statute, decisional law or contract, a request for allowance of attorneys' fees in connection with the prosecution or defense of the appeal or the prosecution or defense of the case in the superior court shall be made in the briefs on appeal, or by written motion filed and served prior to oral argument or submission of the appeal. This Court has interpreted this language to mean that claims for attorneys' fees incurred pre-appeal and on appeal are untimely if not made in the appeal briefing or in a motion before oral argument. See Robert E. Mann Const. Co. v. Liebert Corp.,  204 Ariz. 129, 132 ¶ 5,  60 P.3d 708, 711 (App. 2003); Parker, 214 Ariz. at 497-99 ¶¶ 12-22, 154 P.3d at 1043-45 (applying Mann). A fee claimant "may not circumvent the requirements of the rule by later applying to the [trial] court" for attorneys' fees. Mann, 204 Ariz. at 132 ¶ 6, 60 P.3d at 711. "It is fair to require parties to request fees earlier in the litigation process so that both sides may accurately assess the risks and benefits of litigating versus settling." Id. This way, the opportunity for out-of-court settlement may be enhanced. Id.¶12 In 2012, a group of petitioners proposed changes to Rule 21 "to make it clear on the face of the rule that [fee claimants] must specifically cite—at the time of a fee request on appeal—the . . . authority authorizing an award of fees." Arizona Rule Petition No. R-10-0033, at 1 (petition for Rule 21 changes; 2012 amendment). The petitioners argued that, inconsistent with existing case law, the then-current Rule 21 did "not alert Page 6 a practitioner that the request for attorneys' fees must not only be timely asserted on appeal but must also include the authority for an award of fees." Id. The State Bar of Arizona agreed with the proposed rule change and recommended two "editorial changes to clarify the meaning of the revised rule." Id. (comment to Rule 21 changes; 2012 amendment). It proposed revising the rule's first sentence to remove any reference to the types of provisions that may authorize such a request "to avoid duplicating certain language" and moving petitioners' proposed additions to become the penultimate sentence "to make clear that the requirement to cite authority applies to all fee requests." Id.¶13 Consequently, the amended Rule 21(c) effective from January 1, 2012, to December 31, 2013, with changes or additions indicated by underlining and deletions indicated by strikeouts, provides:(c) Claim for Attorneys' Fees. (1) A claim for allowance of attorneys' fees When attorneys' fees are claimed pursuant to statute, decisional law or contract, a request for allowance of attorneys' fees in connection with the prosecution or defense of the appeal or the prosecution or defense of the case in superior court shall be made in the briefs on appeal, or by written motion filed and served prior to before oral argument or submission of the appeal. If a petition or cross-petition for review is filed, a claim request for allowance of attorneys' fees shall be made in the petition or cross-petition for review or the response thereto. All claims for attorneys' fees must specifically state the statute, rule, decisional law, contract, or other provision authorizing an award of attorneys' fees. If recovery of attorneys' fees is allowed by the court in its decision or order, a statement of the amount claimed for such fees may be included in the statement of costs prescribed by Rule 21(a).Id. (order regarding Rule 21 changes; 2012 amendment). The language of the 2012 amendment deleted the reference to fees incurred in connection with "the prosecution or defense of the appeal or the prosecution or defense of the case in superior court." But the new language—"[a] claim for allowance of attorneys' fees" and "[a]ll claims for attorneys' fees"—does not differentiate between pre-appeal fees and fees incurred on appeal. Thus, the language of the 2012 amendment was consistent with the language of the previous rule and existing case law interpreting that rule. Page 7¶14 Moreover, the underlying history of the rule change, see supra at ¶¶ 12-13, supports this conclusion. That history demonstrates that the changes were not intended to abrogate the requirement as established by the prior version of Rule 21 and existing case law. Thus, under the 2012 amendment as with the Rule 21 before that amendment, claims for attorneys' fees incurred pre-appeal and on appeal are untimely if not made in the appeal briefing or in a motion before oral argument, and a fee claimant may not circumvent the rule by waiting to request those fees on remand from the trial court.¶15 Our conclusion serves the purpose of fee-shifting statutes: to promote settlement of disagreements out of court. See Wagenseller v. Scottsdale Mem'l Hosp.,  147 Ariz. 370, 391,  710 P.2d 1025, 1046 (1985), superseded in part on other grounds by A.R.S. § 23-1501. Unless each party is on notice before each stage of the lawsuit that its opponent intends to ask for attorneys' fees, it cannot properly evaluate whether and when to settle. Id.; see also Balestrieri v. Balestrieri, 232 Ariz. 25, 28 ¶ 11,  300 P.3d 560, 563 (App. 2013) ("The purpose of promoting early settlement is not served by allowing fees to a defendant who moves to dismiss . . . in lieu of filing an answer, but who neglects to ask for fees at the time he files his motion to dismiss."); King v. Titsworth, 221 Ariz. 597, 600 ¶ 14,  212 P.3d 935, 938 (App. 2009). To this end, Rule 21 requires notice of a fee request in appeal briefing and before oral argument. See Wagenseller, 147 Ariz. at 391, 710 P.2d at 1046.¶16 Here, under the 2012 amendment, Sunburst waived its claim for fees incurred pre-appeal by failing to timely request those fees in its appeal briefing or before oral argument. See Parker, 214 Ariz. at 499 ¶ 22, 154 P.3d at 1045 (affirming denial of pre-appeal fees because the party failed to request such fees from the appellate court as the prior Rule 21 required); Mann, 204 Ariz. at 133 ¶ 10, 60 P.3d at 712 (concluding that a party's failure to request attorneys' fees pursuant to Rule 21 on appeal precludes it from seeking pre-appeal fees after remand); see also Ariz. R. Civ. App. P. 13(a)(6) (stating that the appellant's brief must contain an argument with citations to relevant authority); State v. Moody, 208 Ariz. 424, 452 ¶ 101 n.9,  94 P.3d 1119, 1147 n.9 (2004) (providing that opening briefs must present significant arguments supported by authority, otherwise the party abandons and waives the claim). The record shows that in both its opening and reply briefs, Sunburst's fees request was limited to attorneys' fees incurred on appeal pursuant to A.R.S. § 12-341.01. The record also shows that Sunburst did not move for pre-appeal attorneys' fees before oral argument. Thus, Sunburst did not comply with the procedural requirements Rule 21 mandated for claiming pre-appeal attorneys' fees. Consequently, Sunburst waived its pre-appeal fees and cannot "circumvent the requirements of thePage 8rule by later applying to the [trial] court for . . . attorneys' fees." Mann, 204 Ariz. at 132 ¶ 6, 60 P.3d at 711.¶17 Sunburst counters that the current version of Rule 21 should apply and that both the 2014 and 2015 amendments to the rule clearly limit the request for fees with the appellate court to those incurred only on appeal. Although the language of the 2014 and 2015 amendments could be read to support Sunburst's position, those amendments are not before us. Sunburst is correct that "[e]nactments that are procedural only, and do not alter or affect earlier established substantive rights may be applied retroactively" and procedural changes may be applied to proceedings already pending except where the rule effects or impairs vested rights. City of Tucson v. Clear Channel Outdoor, Inc.,  209 Ariz. 544, 547-58 ¶ 11,  105 P.3d 1163, 1166-67 (2005). Sunburst's reliance on the 2014 and 2015 amendments is misplaced, however. The 2014 amendment is inapplicable because that rule became effective January 1, 2014, after briefing and oral argument was completed in September 2013. See id.; Arizona Rule Petition No. R-12-0039 (order regarding Rule 21 changes; 2014 amendment). The 2015 amendment is inapplicable because the subject appeal ended in February 2014 and the amended rule became effective January 1, 2015. See City of Tucson, 209 Ariz. at 547-48 ¶ 11, 105 P.3d at 1166-67; Arizona Rule Petition No. R-14-0017, at 1 (order regarding ARCAP, including Rule 21, changes; 2015 amendment). Consequently, under Rule 21's 2012 amendment, Sunburst waived its pre-appeal fees by failing to make its request in its appeal briefing or before oral argument, and the trial court erred in awarding it fees on remand.¶18 The Halts request attorneys' fees and costs incurred before the trial court opposing Sunburst's fee request and judgment following the mandate and in this special action pursuant to A.R.S. §§ 12-341 and -341.01 upon compliance with Rule 21. In our discretion, we deny their request for fees, but grant their request for taxable costs. Page 9

CONCLUSION¶19 For the foregoing reasons, we accept jurisdiction, grant relief to the Halts, and vacate the trial court's order awarding pre-appeal attorneys' fees to Sunburst.

Friday, March 27, 2015

It's been a while since our last post.  This is mostly because not much has changed by way of homeowners' rights in Arizona in the past couple of years.  Some of the trends we are seeing now regarding HOAs in Arizona are:


1. Tenants and landlords often disagree about who is responsible for violations of the HOA's governing documents during the tenancy.  The answer depends upon the lease between landlord and tenant, but also sometimes is further defined by the governing documents.  A tenant may implicitly agree to be bound by the governing documents by merely residing in a community subject to CC&Rs, for various reasons, including receiving the benefit of living there or further because a term in the governing documents or lease contains the tenant's promise to follow the CC&R.


SOLUTION: tenants should ask for and read, even seek counsel for interpreting their obligations under, the community's CC&Rs.  Tenants should ensure any lease is clear about who is responsible for what types of violations of CC&Rs.  For example, leaving trash cans out, weeds or architectural design.  If a violation notice is received the tenant should take immediate action and resolve the question of whether there was a violation and, if a fee has been assessed after notice and an opportunity to be heard, who should pay the fine.


2.  HOAs often have to switch management companies for whatever reason.  New managers often do not honor practices of prior managers, such as grace periods for dues payments and writing off fines for old violations.  Owners often see fines all of the sudden re-appear with a new manager and a new manager is often accompanied by a new law firm for the HOA.  Counsel can have different interpretations of late payment policies, application of dues payments to fines and fees.


SOLUTION: Owners should keep apprised of all events at their community, including what the governing documents require or allow for late payments, fines and collection fees.  Owners should be aware that although there is an argument old violations cannot be pursued, that is a question of fact and law new management or counsel can disagree with their predecessor on.  A judgment would be needed to definitively answer the question of whether an HOA waived the ability to enforce a particular violation.


3. Collection costs are often added to an owner's account without notice and before awarded by a judge.  Arizona law requires a Court to determine the amount of attorneys' fees awarded to a successful party to a lawsuit based upon a contract.  However, the practice of negotiating for probable fees has turned to the practice of demanding fees before a lawsuit is even filed.  Owners sometimes find themselves questioning what a fine is comprised of, but after asking the board of directors are referred to the HOA's attorney.  When the owner contacts the attorney for an explanation, the attorney informs the owner he or she is now responsible for the fees incurred to answer the question.  When an accounting issue arises, for example, because of new management taking over accounts, the time required to answer the question can be substantial and a seemingly never-ending cycle of questions and increasing fees begins.


SOLUTION: Owners should reconcile their accounts, just like one might balance a checkbook each month and should keep a file with check copies, correspondence and anything sent to or received by the HOA.  Accounting errors can still occur, but perhaps the owner with every check copy can provide the board enough information to make a decision without involving counsel and causing attorneys' fees to be incurred.


There will be more posts as trends or changes in this area of the law occur.  Please stay tuned.


McKeddie Cooley has moved and has a new telephone number:


3260 N. Hayden Road, Suite 210-374
Scottsdale, Arizona 85251
(480) 459-5007

Monday, May 21, 2012

Common Areas, Common Problems

Common area access revocation is a tool used by the HOA for CC&R enforcement. For instance, if a homeowner is not paying assessments, the HOA can revoke the homeowner's right to access common areas, which are maintained by assessment payments. This makes sense. If you don't pay for the pool maintenance, you shouldn't have the right to swim. But, what about other "violations"?  Should your property rights be stripped away from you because you have a weed in your yard?  Because you left the trash out too long?  Because your paint is chipping?  Or, because you disagree with the HOA Board's position?

We have recently encountered several instances of access revocation that demonstrate abuse of power, in our opinion. In one case, the homeowner's access rights were revoked because he got in a verbal argument with the property manager. In another case, the homeowners' rights were revoked because it they were two years shy of the minimum age in the community, 55. In both cases, all assessments were paid.  In the "age" case, the Court recently granted an injunction forcing the HOA to allow the homeowners to enjoy their property rights associated with the common area.  The HOA fought this issue so vigorously that we actually had to file for an injunction, which is an extraordinary remedy.  Thankfully, it was granted.  The "underage" homeowner, who is dying from cancer, can now enjoy the pool during the excessive heat of the Arizona summer.  She can sit in the whirlpool to help her pain.  She can attend ceramics classes with her mother.  She can attend community dances with her husband.  We didn't think this was too much to ask.

The law is almost non-existent on this topic. There are general references in the Restatement of Servitudes, which Arizona follows, to the HOA's reasonableness requirement. The Restatement explains the HOA does have the right to revoke access, and that it is an effective enforcement tool. The Restatement also warns against abuse, however, stating that revocation must be reasonable under the circumstances. That is what we, as attorneys, are left to deal with. What is "reasonable"? There is no clear answer to that question and it necessarily means that every case must be evaluated on its own facts.

We believe the law should be expanded in this area. Reasonableness, yes, but what about some guidelines? Common area access is crucial in many communities. In the hot Arizona summer, being banned from utilizing the community pool is indeed a big deal.  In a community where assessments are over $1,000 per month, it matters if you can use the clubhouse or golf course.  This is an extremely harsh penalty and should only be utilized when appropriate and necessary.

We believe there are only two categories of violations that could possibly provide grounds for common area access revocation.  First and most obviously, failure to pay assessments.  We believe it is reasonable for the HOA to revoke access if the member is not paying.  These two things tie together – you pay assessments to enable the HOA to maintain and improve the common areas.  On the other hand, there is no connection with someone having a disagreeable house color, for instance, and the right to access common areas.

Second, and perhaps a bit more difficult to evaluate is the situation of unruly and disruptive common area access.  If a member is constantly breaking glass in the pool, or is intoxicated in the clubhouse and starting fights, we can certainly understand the desire of the HOA to revoke access.  This would definitely need to be a case-by-case analysis, and should not occur unless the behavior is truly egregious.  The revocation should be limited in duration, designed to bring the member into compliance such that peace can be restored in the community upon the member’s return to the common areas.
 
As the law stands now, there are no such guidelines.  Most CC&Rs allow revocation for any “violation,” and some HOAs simply abuse that power.  We are seeing this happen more frequently, and are very concerned.  We intend to raise this issue with the Legislature, and encourage everyone to do the same.  A simple framework limiting this power to certain situations, such as those described above, would at least be a step in the right direction.

Tuesday, November 15, 2011

The Problem With Legislative Intent

It's been a while since our last post, where we spoke about the new laws enacted by the AZ legislature relating to HOAs.  Since then, we have changed our opinion regarding one of those laws.  Transfer fees.  We thought the changes to A.R.S. 33-1806 were a good thing.  Limiting transfer fees seemed like such a good idea.  However, upon really analyzing the changes enacted, we believe the legislature may have made a mistake.  The way A.R.S. 33-1806 WAS written limited transfer fees to the costs actually incurred by the HOA in preparing paperwork associated with a home purchase.  We believe that is fair.  A company should be compensated for work it actually performs.  What was (and still is) happening, however, is that HOAs and management companies were charging significant fees, sometimes up to $2,000 with every home purchase.  People were upset, but nobody wanted to bother with suing.  Understandable.  Suing is expensive and usually an emotional nightmare.  It became an epidemic.  The legislature heard about it and decided to take action.  Their hearts were in the right place.
Now, with the new law, the HOA has free license to charge up to $400.  Plus more in certain situations.  $400 for perhaps 15 minutes of work in emailing some documents??  While we may have intended to LIMIT the fees, we ended up giving license to charge even more.
Another wrinkle in the new law.  It states it specifically applies to management companies.  Does this mean mangement companes are free to charge their own fees?  We certainly believe that would be illegal and contrary to the legislature's intent, but what will management companies think when they read and "interpret" the language of the new A.R.S. 33-1806?
We are concerned.  We feel that the good intent may be exploited.  We believe the limits may ultimately provide justification for charging new owners much more than the actual costs incurred in preparing paperwork.