Condo Media - October 2019 - 57

There are three simple
things to remember
about the Super Lien to
ensure the proper steps
are taken to enforce it.
HOW A LIEN BECOMES
A SUPER LIEN
In the condominium context, a lien
for unpaid common expenses is a
normal lien on a condominium unit.
It's automatic at the time of the
assessment and it remains there until
it's paid in full or is wiped out by a
mortgage foreclosure sale. Fortunately,
an association does not have to sit
back helplessly waiting for a bank to
foreclose. Instead, the association
can unleash the Super Lien and if
implemented properly it will ensure
associations recover all budgeted
common area fees. Stated in Superman
terms, the lien is to the Super Lien as
Clark Kent is to Superman. However,
unlike Clark Kent, who needed a
phone booth to become Superman,
the association needs to follow specific
statutory requirements for the lien to
become the Super Lien. If the statutory
requirements are followed, associations
should be able to recover all budgeted
common expenses.
There are three simple things to
remember about the Super Lien to
help ensure the proper steps are taken
to enforce it. They are known as the
"Three Ss."
SIXTY DAYS
The statute provides that "when any
portion of the unit owner's share of the
common expenses has been delinquent
for at least 60 days ... the organization of
unit owners shall send a notice stating
the amount of the delinquency." In
addition to notice to the unit owner, the
association must also send two notices
to any first mortgagee. First a 60-day
notice, stating that the unit is at least
60 days in arrears. Second, a 30-day
notice stating that association may file
suit in 30 days. All of these legal notices

are almost always sent by the association
attorney. Once these three notices have
been sent, the association is ready to file
suit and unleash the Super Lien.
SIX MONTHS
The next step is to file suit. When a
lawsuit is filed, it prioritizes six months
of common expenses immediately
preceding the legal action, plus
attorneys' fees and costs. (The
association will recover all its legal
fees and costs!) If suit is filed in June,
January through June are "prioritized."
Prioritized means that the lien for the
prioritized months is in front of all other
liens and encumbrances, with a few
exceptions. To satisfy the Super Lien,
the association can foreclose and wipe
out all other junior liens, including the
first mortgage. To avoid this, the first
mortgagee generally pays the priority
lien amount to prevent the association
from foreclosing. When the Super Lien
is enforced properly, associations will
file suit every six months, if necessary,
to create a rolling Super Lien that
prioritizes every single month, and the
association does not lose a penny in
condo fees.

lien shall not include any amounts
attributable to "special assessments."
An association jeopardizes the
collectability of an assessment if it
assesses a special assessment. A special
assessment cannot be prioritized.
Fortunately, associations do not have
to assess special assessments. If the
association is careful and they assess a
"condo fee increase" or a "supplemental
fee," they will be able to collect it. Sadly,
there are charges, such as fines, late fees,
penalties and a few more that cannot be
prioritized, even by the Super Lien.
As with all superhero movies,
The Avengers: Endgame, is no longer
in theatres. In its place, there will no
doubt be a steady stream of various
superheroes flying across the big screen
month after month, showing off their
super powers while saving the world.
Fortunately, if you live in a
condominium in Massachusetts, you
don't have to wait for your favorite
superhero to appear in the movies.
Remember the three Ss and the Super
Lien will be there to protect your
condominium budgets, month, after
month, after month, after month ...
n RICHARD E.

SPECIAL ASSESSMENTS
Like Superman with Kryptonite, the
Super lien also has its weaknesses.
One of the biggest and also one of the
easiest to avoid, is the evil "Special
Assessment." M.G.L.c. 183A ยง 6(c),
expressly states that the priority

BROOKS, ESQ.,
AND WILLIAM F.
THOMPSON, ESQ.,
ARE PARTNERS IN THE
FIRM OF MARCUS,
ERRICO, EMMER &
BROOKS, P.C.

October 2019 CONDOMEDIA

57



Condo Media - October 2019

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

Contents
Condo Media - October 2019 - Intro
Condo Media - October 2019 - Cover1
Condo Media - October 2019 - Cover2
Condo Media - October 2019 - Contents
Condo Media - October 2019 - 2
Condo Media - October 2019 - 3
Condo Media - October 2019 - 4
Condo Media - October 2019 - 5
Condo Media - October 2019 - 6
Condo Media - October 2019 - 7
Condo Media - October 2019 - 8
Condo Media - October 2019 - CT1
Condo Media - October 2019 - CT2
Condo Media - October 2019 - 9
Condo Media - October 2019 - 10
Condo Media - October 2019 - 11
Condo Media - October 2019 - 12
Condo Media - October 2019 - 13
Condo Media - October 2019 - 14
Condo Media - October 2019 - 15
Condo Media - October 2019 - 16
Condo Media - October 2019 - 17
Condo Media - October 2019 - 18
Condo Media - October 2019 - 19
Condo Media - October 2019 - 20
Condo Media - October 2019 - 21
Condo Media - October 2019 - 22
Condo Media - October 2019 - 23
Condo Media - October 2019 - 24
Condo Media - October 2019 - 25
Condo Media - October 2019 - 26
Condo Media - October 2019 - 27
Condo Media - October 2019 - 28
Condo Media - October 2019 - 29
Condo Media - October 2019 - 30
Condo Media - October 2019 - 31
Condo Media - October 2019 - 32
Condo Media - October 2019 - 33
Condo Media - October 2019 - 34
Condo Media - October 2019 - 35
Condo Media - October 2019 - 36
Condo Media - October 2019 - 37
Condo Media - October 2019 - 38
Condo Media - October 2019 - 39
Condo Media - October 2019 - 40
Condo Media - October 2019 - 41
Condo Media - October 2019 - 42
Condo Media - October 2019 - 43
Condo Media - October 2019 - 44
Condo Media - October 2019 - 45
Condo Media - October 2019 - 46
Condo Media - October 2019 - 47
Condo Media - October 2019 - 48
Condo Media - October 2019 - 49
Condo Media - October 2019 - 50
Condo Media - October 2019 - 51
Condo Media - October 2019 - 52
Condo Media - October 2019 - 53
Condo Media - October 2019 - 54
Condo Media - October 2019 - 55
Condo Media - October 2019 - 56
Condo Media - October 2019 - 57
Condo Media - October 2019 - 58
Condo Media - October 2019 - 59
Condo Media - October 2019 - 60
Condo Media - October 2019 - 61
Condo Media - October 2019 - 62
Condo Media - October 2019 - 63
Condo Media - October 2019 - 64
Condo Media - October 2019 - 65
Condo Media - October 2019 - 66
Condo Media - October 2019 - 67
Condo Media - October 2019 - 68
Condo Media - October 2019 - 69
Condo Media - October 2019 - 70
Condo Media - October 2019 - 71
Condo Media - October 2019 - 72
Condo Media - October 2019 - Cover3
Condo Media - October 2019 - Cover4
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202012
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202011
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202010
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202009
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202008
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202007
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202006
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202005
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202004
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202003
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202002
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_202001
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201912
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201911
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201911_v2
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201910
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201909
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201908
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201907
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201906
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201905
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201904
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201903
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201902
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201901
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201812
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201811
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201810
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201809
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201808
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201807
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201806
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201805
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201804
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201803
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201802
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201801
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201712
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201711
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201710
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201709
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201708
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201707
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201706
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201705
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201704
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201703
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201702
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201701
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201612
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201611
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201610
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201609
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201608
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201607
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201606
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201605
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201604
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201603
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201602
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201601
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201512
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201511
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201510
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201509
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201508
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201507
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201506
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201505
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201504
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201503
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201502
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201501
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201412
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201411
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201410
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201409
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201408
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201407
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201406
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201405
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201404
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201403
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201402
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201401
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201312
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201311
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201310
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201309
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201308
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201307
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201306
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201305
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201304
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201303
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201302
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201301
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201212
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201211
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201210
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201209
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201208
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201207
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201206
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201205
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201204
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201203
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201202
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201201
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201112
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201111
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201110
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201109
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201108
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201107
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201106
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201105
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201104
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201103
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201102
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201101
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201012
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201011
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201010
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201009
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201008
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201007
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201006
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201005
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_200904
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201003
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201002
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_201001
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_200912
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_200911
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_200910
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_200909
https://www.nxtbook.com/nxtbooks/mcneill/condomedia_200908
https://www.nxtbookmedia.com