Condo Media - May 2019 - 57

attorney had not run an up-to-date title
search prior to the sale, as a result the
bank did not get notice of the sale and
could not protect its lien interest.
The problems in the above example
could have easily been avoided. While it
is likely a drafting error in the statute,
a literal reading of the notice provision
in the foreclosure statute does not require that the foreclosure notice also be
sent via first class mail to the unit owner.
This should always be done in practice
to help make sure that the unit owner
is in fact aware of the proceedings.
Boards and management must be diligent to keep unit owner contact information up to date. In the above example,
the board could have also directed the
attorney to send the unit owner the notice via email as she was known to communicate via this method. Also, since
she lives at the unit, notice could have
been hand-delivered to her unit. These
extra steps should have been taken as an
exercise of good faith, which is required
by the Rhode Island Condominium Act
(R.I. Gen. Laws 34-36.1-1.11- obligation
of good faith).

Outside of a courtesy "late letter,"
lien enforcement should be handled
by attorneys with experience in Rhode
Island association lien collections.
Attorneys skilled in this area will be
aware of the importance of proper and
timely notification to the lender at the
most current address for notice.
As far as the accounting is concerned,
the initial notice of the 60-day delinquency must always state the amount
owed. Boards must exercise caution to
be sure the accounting is correct. If a unit
owner makes a payment during a lien enforcement proceeding, the attorney must
be notified immediately prior to posting
or otherwise accepting the payment.
While the foreclosure procedure is
non-judicial, it still may be challenged.
If challenged, it will likely be reviewed
by a judge. If there is a faulty foreclosure,
the association could be liable to the unit
owner and/or the auction purchaser.
Associations must be in a position to
defend any foreclosure proceeding in
that the procedure was followed properly
and that it was conducted in good faith.
If the foreclosure was intended in bad

faith, the association (and board) may
also face punitive damages pursuant
to Section 4.17 of the Rhode Island
Condominium Act.
The goal should always be to ensure
timely notice of lien enforcement
proceedings-not to try and sneak a
sale through. All unit owners must
be treated equally. For example, it is
not acceptable to only foreclose on
units belonging to people board members don't like while giving leniency
to others.
The foreclosure statute is strong and
it is a remedy that must be used responsibly and in good faith-it should not be
rushed to or used punitively. At the end
of the day, the association, through its
board, has the power to take someone's
property away-and with this power
comes great responsibility.
n MARY-JOY HOWES, ESQ.,
IS A PARTNER WITH THE LAW
FIRM GOODMAN, SHAPIRO &
LOMBARDI, LLC AND CO-CHAIR OF
THE CAI RHODE ISLAND LEGISLATIVE
ACTION COMMITTEE (RILAC).

MPM ANNOUNCES...
New President!
Mercantile Property Management (MPM) is pleased to announce the promotion of Ryan J. McGowan, CMCA to
President effective January 1, 2019.
Expansion!
To meet the growing needs of the industry, MPM has moved our satellite office to larger space at 160 Old Derby St in
Hingham. Kerry Augustine, AMS, CMCA, PCAM, Vice President is heading up this office of five professional staff.

Ryan J. McGowan, CMCA
President
OFFICES

Bourne
&
Hingham

Experience!
Since 1987, MPM continues to provide exceptional service and is proud to be serving over 4000 owners of residential
and office communities throughout Southeastern Massachusetts, Cape Cod and Rhode Island. Our nationally certified
property managers and professional team personally work with each community to ensure a well-managed and
financially sound place to live/work.
Personalized Service!
Our motto: "Personalized service of the highest quality", continues to be the foundation upon which we build.
We provide innovative services offering the latest in comprehensive financial reporting, maintenance tracking, and
exceptional communication.

Awarded Cape Cod Magazine - Best of Cape Cod Reader's Choice 2018 for Property Management!

"Personalized service of the highest quality"

800-696-9449
508-759-5555
www.MercantileProperty.com
May 2019 CONDOMEDIA

57



Condo Media - May 2019

Table of Contents for the Digital Edition of Condo Media - May 2019

Contents
Condo Media - May 2019 - Intro
Condo Media - May 2019 - Cover1
Condo Media - May 2019 - Cover2
Condo Media - May 2019 - Contents
Condo Media - May 2019 - 2
Condo Media - May 2019 - 3
Condo Media - May 2019 - 4
Condo Media - May 2019 - 5
Condo Media - May 2019 - 6
Condo Media - May 2019 - 7
Condo Media - May 2019 - 8
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Condo Media - May 2019 - 11
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Condo Media - May 2019 - Cover3
Condo Media - May 2019 - Cover4
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