Condo Media - April 2017 - 55

to the contrary, the provision does not
apply here. It is a judgment call that I
make on the following four grounds:
First, while Section 2.05 (a)(12) of
the Condominium Act does not reference an expiration date of a right of first
refusal, it does state that if a declarant,
and its successor unit owner controlled
association is to have such a right, it
must be stated in the declaration.
Second, Section 2.03 (b) states that
the rule against perpetuities shall not
apply to declaration, bylaws, and rules
and regulations. While Rhode Island
has since repealed this rule, the fact
that the Legislature chose to insert this
particular provision within the Condo
Act supports the contention that once a
condominium is created or established,
the rules set forth therein cannot be
defeated simply because as the rule
against perpetuities would have it, they
are "on the books" too long.

Third, Section 4.09 of the Condo Act
states that if the declaration contains
a right of first resale, on any resale
certificate issued on a unit sale, there
must be language therein indicating
whether the association is waiving its
right of first refusal. To me, this means
that even when there is no termination
date expressed in the declaration, the
right of first refusal is still in play and
must be addressed by the association on
the certificate.
Fourth, the strongest argument
for its continued validity comes from
title insurance companies that have
an endorsement on their policies
available affording purchasers affirmative coverage for the failure of
title by reason of a right of first refusal
to purchase the unit and its common
elements, which was exercised or
could have been exercised at the date
the policy is issued. So clearly here,

978.879.3825
WORKSpainting.com

the title companies are respecting the
existence of the right of first refusal,
regardless of whether there is a termination or expiration date expressed in
the declaration.
While my friend and colleague points
out that the general principal of real
estate law set forth in his referenced
statute plainly states an application
for general residential and commercial
land conveyances, I advised him with
confidence that condominiums are
creatures of a special statute, with its
own rules and regulations, and that in
this case, this general principal does not
apply.

n FRANK LOMBARDI ESQ., CCAL
IS A PRINCIPAL WITH THE LAW FIRM
OF GOODMAN, SHAPIRO &
LOMBARDI, LLC.

WE'LL
RESTORE

Quality
PAINTING
and a team
you can
trust!

YOUR FACADE
(and every other element of your
condominium's exterior envelope)

Works Painting LLC * License # CS 91245 ~ HIC # 132798

STATEWIDE RM
* INTERIOR * EXTERIOR * RESIDENTIAL
* COMMERCIAL * HISTORIC RESTORATION

A preferred general contractor & restoration specialist since 1996
Kieran Fitzgibbon, President
617-686-3302 | kfitzgibbon@statewiderm.com | statewiderm.com

CONDO MEDIA AD 2.25'' Wx 4.625'' T- Full color

April 2017

55


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Condo Media - April 2017

Table of Contents for the Digital Edition of Condo Media - April 2017

Table of Contents
Condo Media - April 2017 - Intro
Condo Media - April 2017 - BB1
Condo Media - April 2017 - BB2
Condo Media - April 2017 - Cover1
Condo Media - April 2017 - Cover2
Condo Media - April 2017 - Table of Contents
Condo Media - April 2017 - 2
Condo Media - April 2017 - 3
Condo Media - April 2017 - 4
Condo Media - April 2017 - 5
Condo Media - April 2017 - 6
Condo Media - April 2017 - 7
Condo Media - April 2017 - 8
Condo Media - April 2017 - 9
Condo Media - April 2017 - 10
Condo Media - April 2017 - 11
Condo Media - April 2017 - 12
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Condo Media - April 2017 - 15
Condo Media - April 2017 - 16
Condo Media - April 2017 - 17
Condo Media - April 2017 - 18
Condo Media - April 2017 - 19
Condo Media - April 2017 - 20
Condo Media - April 2017 - 21
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Condo Media - April 2017 - Cover3
Condo Media - April 2017 - Cover4
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