Condo Media - August 2022 - 39

COMMON AREA CONFUSION
The problem is that owners often do
not understand the fine boundary
between what constitutes part of the
unit and what has crossed into common
area. In fact, many owners are of
the understanding that they own the
property outside of their unit, and,
therefore, they are free to modify it
as they please without restriction or
approval from the board. However, we
all know that is rarely the case. Rather,
absent clear language in the governing
documents or an express grant to the
contrary, if the area or element to be
modified is located outside the boundary
of the unit, it is the association's
property and therefore the association
is responsible for maintaining and
repairing the same. Consequently,
governing boards have the sole power
to approve or deny an owner's request
to modify a common area.
Luckily, the Massachusetts Condominium
Act provides a mechanism
whereby the association can approve
an owner's request to modify the
common area with certain conditions
imposed by the board that are designed
to protect the association. Specifically,
Massachusetts General Laws Chapter
183A ยง 5(b)(2) authorizes governing
boards to grant an owner an easement
over common area and/or to grant
an owner the exclusive use of certain
common area. Whether it be via an
easement or designation of limited
common area, the board is allowing
the owner to modify the association's
common areas as if it were part of the
unit. In exchange, the board can (and
should) require the owner to forever
maintain and repair that common area
at the owner's sole cost and expense.
UPGRADES AND INSTALLATIONS
After enduring the dog days of summer
or fearing the fact that winter is coming
yet again (can't wait for the new
Games of Thrones prequel), an owner
may finally decide to upgrade the unit's
HVAC system. Or, because the owners
are spending more time at home,
they may want to install a new deck
or patio or expand an existing deck
or patio in the backyard. Regardless
of what is being constructed or
installed, such work undoubtedly requires
the installation of equipment
and/or addition of a structure within
common area.
For example, upgrading an HVAC
system often requires the installation
of an air conditioning condenser
outside of the unit. Likewise, the
installation or expansion of a patio or
deck will necessitate expansion into
the common areas. However, if the
board decides to approve the owner's
request, through either the grant of
an easement or limited common area,
it should impose conditions such
as the following to ensure that such
modification (which only benefits
the owner) does not drain the association's
resources and/or pose
a nuisance to the rest of
the condominium:
l Require the owner to install,
maintain, repair, and/or replace
the HVAC system or deck at the
owner's sole cost and expense;
l Designate specific locations where
the air conditioning condenser or
deck can be installed or built;
l Hold the owner responsible
(at their sole cost and expense)
for any damage to their unit, the
surrounding units, and/or the
common area which are suffered
as a result of the installation,
maintenance, and/or replacement
of the HVAC system or deck.
Particularly, require the owner
to restore the common area back
to its prior condition;
l If the owner fails to properly
maintain the HVAC system or
deck, grant the board the power
to make any and all repairs on the
owner's behalf and assess the
cost back to the unit;
l Require the owner to have all
work performed by licensed and
insured contractors;
l Prior to construction, require the
owner to submit construction plans,
building permits, and evidence of
the contractor's insurance to the
board for approval. The board could
even require the owner to pay for
all costs incurred by the association
to review the same (i.e. engineering
and legal fees); and/or
l Require the contractor's insurance
policy to name both the association
and the property manager as
additional insureds.
Through the grant of an easement
or limited common area, the board
can ensure that the owner remains responsible
for maintaining the HVAC
system or deck in perpetuity.
Although, there are some instances
where an express grant is not absolutely
necessary. For example, an
owner may want to plant flowers or
a small garden outside of their unit.
Here, the effort required to keep up a
garden is minimal when compared to
heating one's home. Hence, rather than
legally granting the owner the right to
modify common area as if it were part
of their unit, the board could simply
establish reasonable rules and regulations
requiring the owner to adequately
maintain the garden.
Remember, the modification of
common area benefits no one but the
owner. With a carefully drafted grant,
the board will not have to suffer the
consequences just because the owner
is finally deciding to do some work
around the house.
n MATTHEW W.
GAINES, ESQ.,
IS A PARTNER WITH
THE FIRM MARCUS,
ERRICO, EMMER &
BROOKS, P.C. AND DILLON G. BROWN, ESQ., IS AN
ASSOCIATE WITH THE FIRM.
August 2022 CONDOMEDIA 39

Condo Media - August 2022

Table of Contents for the Digital Edition of Condo Media - August 2022

Contents
Condo Media - August 2022 - Cover1
Condo Media - August 2022 - Cover2
Condo Media - August 2022 - Contents
Condo Media - August 2022 - 2
Condo Media - August 2022 - 3
Condo Media - August 2022 - 4
Condo Media - August 2022 - 5
Condo Media - August 2022 - 6
Condo Media - August 2022 - 7
Condo Media - August 2022 - 8
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Condo Media - August 2022 - Cover3
Condo Media - August 2022 - Cover4
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