https://www.meeb.com/meet-our-team daily 0.75 2026-02-23 https://www.meeb.com/meet-our-team/partner/janet-oulousian-aronson monthly 0.5 2025-05-23 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1586469993958-3LE966WGQY30YEBEK2G1/Janet-Aronson-1-300x200.jpg Meet Our Team - Janet Oulousian Aronson https://www.meeb.com/meet-our-team/partner/thomas-aylesworth monthly 0.5 2026-02-23 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1615832729268-5T831QV0O4DI55DVP4ND/Untitled+design.png Meet Our Team - Thomas W. Aylesworth https://www.meeb.com/meet-our-team/partner/jennifer-l-barnett monthly 0.5 2023-11-06 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0c313e08-fdc9-4c4a-8ed0-99f4dd6e9141/Jenny+Website+%282%29.jpg Meet Our Team - Jennifer L. Barnett - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://www.meeb.com/meet-our-team/partner/seth-barnett monthly 0.5 2025-01-11 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a9d2e5a6-7490-4251-b6de-b5e2c13dc6c7/barnett+cropped+2.jpg Meet Our Team - Seth B. Barnett https://www.meeb.com/meet-our-team/partner/richard-e-brooks monthly 0.5 2023-01-13 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1586469996622-VTRMDRM7RMKSHS8M3R74/Richard-Brooks-1-300x200.jpg Meet Our Team - Richard E. Brooks https://www.meeb.com/meet-our-team/partner/brown-dillon monthly 0.5 2024-09-05 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/567dd7c9-e6ea-4a4a-b9f2-5448e5d4f0bd/dillon75.jpg Meet Our Team - Dillon Brown https://www.meeb.com/meet-our-team/partner/gary-daddario monthly 0.5 2026-02-04 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1586469992734-G1V509USU3O9ETJDXSON/Daddario-Gary-1-300x200.jpg Meet Our Team - Gary Daddario https://www.meeb.com/meet-our-team/partner/mark-s-einhorn monthly 0.5 2025-07-30 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/907b0e5f-caf0-47c2-ad16-c6af6c87036b/square2+-+200+x+200+mse.jpg Meet Our Team - Mark S. Einhorn https://www.meeb.com/meet-our-team/partner/matthew-w-gaines monthly 0.5 2023-01-10 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1586469996344-59CLKVJNDJTSSH5QPWDX/Matt-Gaines-1-300x200.jpg Meet Our Team - Matthew W. Gaines https://www.meeb.com/meet-our-team/partner/hulick-alexandra monthly 0.5 2023-11-10 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a36737cc-2df1-4e32-b210-4a01c01f68e5/Lexie2x3.jpg Meet Our Team - Alexandra Hulick https://www.meeb.com/meet-our-team/partner/pamela-m-jonah monthly 0.5 2023-11-06 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3aebb586-963e-4ec4-ac8f-7b4c837bb163/PMJ+2x3.jpg Meet Our Team - Pamela M. Jonah https://www.meeb.com/meet-our-team/partner/jonathan-klein monthly 0.5 2025-09-18 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c73296a1-9206-48ef-8b8a-0be88650463d/Jonathan.jpg Meet Our Team - Jonathan Klein https://www.meeb.com/meet-our-team/partner/adam-kurth monthly 0.5 2025-09-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/00ce1757-4b90-4d14-a04a-efa4e9041401/Adam.jpg Meet Our Team - Adam T. Kurth https://www.meeb.com/meet-our-team/partner/dean-t-lennon monthly 0.5 2023-08-02 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1586469991973-8N682SYQFBG8LIK0HDJI/Dean-Lennon-1-300x200.jpg Meet Our Team - Dean T. Lennon https://www.meeb.com/meet-our-team/partner/justin-magsarili monthly 0.5 2023-01-10 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1619716556228-LCXTGR9PR6AR7CWPB3TM/Magsarili%2C+Justin.jpg Meet Our Team - Justin Magsarili https://www.meeb.com/meet-our-team/partner/michael-marracino monthly 0.5 2025-09-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0a4ea986-2b6c-4477-a2f7-8355b5e9bac9/Michael+Marracinoshs.jpg Meet Our Team - Michael Marracino - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://www.meeb.com/meet-our-team/chris-matheson monthly 0.5 2023-04-18 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/19c1f0cd-9ca9-4cdf-8d0b-8b54fd147bdc/Chris.jpg Meet Our Team - Christopher Matheson - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://www.meeb.com/meet-our-team/partner/dawn-d-mcdonald monthly 0.5 2023-01-10 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1619716631618-OLD09NBK7YKLYV310IID/McDonald+Dawn.jpg Meet Our Team - Dawn D. McDonald https://www.meeb.com/meet-our-team/partner/william-f-thompson monthly 0.5 2025-11-21 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1586469998800-R719GUX6GMZ0TJM5984N/Will-cropped-8-3-17-300x239.jpg Meet Our Team - William F. Thompson https://www.meeb.com/meet-our-team/partner/todd-claire monthly 0.5 2025-11-21 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/dc5cd72d-9892-42e4-b304-107b03e54159/Todd_Claire.jpg Meet Our Team - Claire Todd https://www.meeb.com/meet-our-team/our-retired-attorneys monthly 0.5 2026-02-03 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c1d94590-daca-432a-bd06-57dc126a1d6e/Pat+Brady.jpg Meet Our Team - Our Retired Attorneys - Patrick Brady (Retired) Contact: Pamela Jonah at 781-849-3621 or pjonah@meeb.com https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cde765d4-8f54-44d3-8bd6-9dc03b5f4eba/Seth+Emmer.jpg Meet Our Team - Our Retired Attorneys - Seth Emmer (Retired) Contact: Mark Einhorn at 781-849-3650 or meinhorn@meeb.com https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1717642068331-2UPHGGYFNMMQ6HHPPHT1/Doug%252Band%252Bgrandson.jpg Meet Our Team - Our Retired Attorneys - V. Douglas Errico (Retired) Contact: Matthew Gaines at 781-849-3675 or mgaines@meeb.com https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1711370107927-RT4QQ1WXDNNJVPSNUROG/Goodman1.jpg Meet Our Team - Our Retired Attorneys - Henry Goodman (Retired) Contact: Pamela Jonah at 781-849-3621 or pjonah@meeb.com https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c66644f0-1dc4-4433-b70e-d81accb069c9/Joe+Saurino.jpg Meet Our Team - Our Retired Attorneys - Joseph D. Saurino (Retired) Contact: Janet Oulousian Aronson at 781-849-3608 or jaronson@meeb.com https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1717642560728-55UG0TC2IVH6ERMVGODS/Shaffer%252Borig.jpg Meet Our Team - Our Retired Attorneys - John Shaffer (Retired) Contact: William Thompson at 781-849-3653 or wthompson@meeb.com https://www.meeb.com/meet-our-team/category/partner monthly 0.5 https://www.meeb.com/meet-our-team/category/General monthly 0.5 https://www.meeb.com/meet-our-team/category/associate monthly 0.5 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter daily 0.75 2026-03-20 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/fanniemae-update-lending monthly 0.5 2026-03-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/48d01dc1-ca51-49ce-99b0-996f08309ad8/key+takeaway.jpg Newsletter - NEW UPDATE ON FANNIE MAE/FREDDIE MAC CONDOMINIUM LENDING STANDARDS: WHAT BOARDS NEED TO KNOW - Key Takeaways for Boards https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c939d92f-7e23-477c-a7b7-d61d88ab6b4f/Compliance+Standards+rules.jpg Newsletter - NEW UPDATE ON FANNIE MAE/FREDDIE MAC CONDOMINIUM LENDING STANDARDS: WHAT BOARDS NEED TO KNOW - Additional New Lender Requirements https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ec3a336b-f5b9-474f-b2ef-acccd6b585c1/Future+plan+building.jpg Newsletter - NEW UPDATE ON FANNIE MAE/FREDDIE MAC CONDOMINIUM LENDING STANDARDS: WHAT BOARDS NEED TO KNOW - Expansion of Waiver of Project Review https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1dbfdf70-7d45-4e26-8364-11480c037d44/Budget+Analysis.jpg Newsletter - NEW UPDATE ON FANNIE MAE/FREDDIE MAC CONDOMINIUM LENDING STANDARDS: WHAT BOARDS NEED TO KNOW - Our Immediate Recommendations for Boards https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/snow-and-ice monthly 0.5 2026-03-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c286b6ee-5519-4b14-a1af-2f9433c6b666/Preformance.jpg Newsletter - SNOW AND ICE LIABILITY RISKS - SOLUTION: A timely question, given the amount of snow we’ve had and continue to have in New England this winter. You shouldn’t immediately fire your contractor, but you shouldn’t ignore the complaint either. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ffa48769-6345-45b1-be69-76d72e8c7649/snow+rules.jpg Newsletter - SNOW AND ICE LIABILITY RISKS - Adopt a snow resolution https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a6542080-b691-4ff7-992d-016a60a4c409/SNOW+RECORD.jpg Newsletter - SNOW AND ICE LIABILITY RISKS - Keep a log describing the association’s response to a snow event. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4d7e4999-7272-4aff-87a7-e30a95a600e0/Complaint+record.jpg Newsletter - SNOW AND ICE LIABILITY RISKS - Keep a separate log recording all complaints about snow removal or post-snow ground conditions and how the board responded to them. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/age-restrictions monthly 0.5 2026-02-25 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/553a7fff-ae5d-4cf6-8898-60a2914a4916/family+with+children.jpg Newsletter - YOUR COMMUNITY IS AGE-RESTRICTED - Federal and state fair housing laws prohibit discrimination against families with children. This should not be news to anyone. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/15273084-ae37-4625-92b9-f3acab47b620/family+restricted.jpg Newsletter - YOUR COMMUNITY IS AGE-RESTRICTED - What happens if a senior housing community subject to the 80-20 rule doesn’t comply with it? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b97b484f-d11f-4571-baba-ce71bf093221/Man+stressed.jpg Newsletter - YOUR COMMUNITY IS AGE-RESTRICTED - What happens if a resident who is over 55 dies, but his/her surviving spouse doesn’t meet the age requirement? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/62baf5e3-e936-40d3-b036-39061a929cd6/for+Sale.jpg Newsletter - YOUR COMMUNITY IS AGE-RESTRICTED - If the heirs who inherit an owner’s unit don’t meet the age requirement, must they sell it to someone 55 or older? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/aa58d837-4474-4279-9170-96891f1ffa1b/relinqueshment.jpg Newsletter - YOUR COMMUNITY IS AGE-RESTRICTED - Can an over-55 community voluntarily relinquish that designation? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5deb20bb-cb27-4d6d-85f3-44ba7831dda7/visit+limits.jpg Newsletter - YOUR COMMUNITY IS AGE-RESTRICTED - Can associations limit visits by friends or relatives who don’t meet the age restrictions? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/00eaab01-d100-4717-a616-3a160e8e3454/elderly+accomodations.jpg Newsletter - YOUR COMMUNITY IS AGE-RESTRICTED - Are over 55 communities required to provide services or programs designed for older residents? https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/tracking-board monthly 0.5 2026-02-24 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/27867348-6ace-48ea-b157-96e4fe406ea0/Registered.jpg Newsletter - TRACKING BOARD POSITIONS - ANSWER: That depends on where the association is located. In Massachusetts, the names of a condominium’s trustees are recorded in the Registry of Deeds and the list should be updated when the composition of the board changes. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ba68449a-fb97-432a-892e-fc8001fc9d61/Deadline+approaching.jpg Newsletter - TRACKING BOARD POSITIONS - This is a fixable problem, but fixing it can take time and the delay could be problematic, if rates change before a loan has been approved, for example, or if a buyer exercises the right to cancel a transaction that doesn’t close by a specified date. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/41c1d1fe-3e31-4deb-94ed-716ab265e582/good+practice.jpg Newsletter - TRACKING BOARD POSITIONS - Most New Hampshire condominiums are structured as voluntary associations rather than as corporations https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e290d474-5abf-4616-9a8f-9e312d06b000/Complaint.jpg Newsletter - TRACKING BOARD POSITIONS - In Rhode Island, all incorporated condominium associations must file with the Secretary of State. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/preventing-delinquencies monthly 0.5 2026-02-24 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/46fe8aa1-850f-4192-8584-d7eec9a7bb3a/New+Year+Resolution.jpg Newsletter - STORM WARNINGS - If condominium board members are compiling a list of New Years’ resolutions, a commitment to staying on top of association collections should definitely be on it. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e5562d6f-3770-4d33-b2db-0d3a81c4e2ab/connecting+dots.jpg Newsletter - STORM WARNINGS - Connect these three trend lines in condo associations and you end up with a fourth: Increasing delinquencies. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/lac-ma-ri-nh monthly 0.5 2026-02-04 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3bb99571-ed46-4654-8bd3-a211dc767284/Mass.jpg Newsletter - MEEB ATTORNEYS KEEPING AN EYE ON HARMFUL BILLS TARGETING CONDOMINIUMS - Massachusetts LAC – Matthew Gaines https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/34aa1348-9a25-4d00-aead-feffee780adf/TRANSPARENT.jpg Newsletter - MEEB ATTORNEYS KEEPING AN EYE ON HARMFUL BILLS TARGETING CONDOMINIUMS - One bill the Mass-LAC is monitoring in the current legislative session, which began January 7, 2025, aims to “enhance transparency and governance” in condo associations. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2e782af3-f9ab-42ea-8981-751e167a4dfa/sweeping.jpg Newsletter - MEEB ATTORNEYS KEEPING AN EYE ON HARMFUL BILLS TARGETING CONDOMINIUMS - A more fundamental problem with sweeping measures like this is that they ignore the fundamental precept on which condominiums are based: They are self-governing communities. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5db8e1b4-7659-4135-aa43-b7d3abdeea3d/Rhode+Island.jpg Newsletter - MEEB ATTORNEYS KEEPING AN EYE ON HARMFUL BILLS TARGETING CONDOMINIUMS - Rhode Island LAC – Janet Aronson https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2855d94c-09ed-47bd-9568-bc944fe9e4d9/bank+audit.jpg Newsletter - MEEB ATTORNEYS KEEPING AN EYE ON HARMFUL BILLS TARGETING CONDOMINIUMS - The LAC hasn’t finalized its legislative agenda for this year, but we are discussing bills addressing insurance and reserve studies for condo associations. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5fbc4886-565e-4415-af3f-040c26a9fa8b/New+Hampshire.jpg Newsletter - MEEB ATTORNEYS KEEPING AN EYE ON HARMFUL BILLS TARGETING CONDOMINIUMS - New Hampshire LAC – Gary Daddario https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/bd8c572f-8bc5-4c7b-b049-f6570c289880/Contact+Us.jpg Newsletter - MEEB ATTORNEYS KEEPING AN EYE ON HARMFUL BILLS TARGETING CONDOMINIUMS - Make it stand out Please contact Mathew Gaines, Janet Aronson, and Gary Daddario‍, with any questions regarding any of the above legislative initiatives. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/election-procedures monthly 0.5 2026-01-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4b2fd07b-e983-42ec-bb9c-f2260e298bf0/confusion.jpg Newsletter - STATUTE ALLOWING VIRTUAL MEETINGS AND ELECTRONIC VOTING IS CONFUSING - THE ASSOCIATION’S ELECTION PROCEDURES DON’T HAVE TO BE The use of the word “present” instead of “participating” is confusing, to say the least as it raised the issue of whether voting still had to take place at an actual meeting (virtually or in person). No wonder boards are confused. How should associations deal with the confusion? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f0fd12b7-edae-424f-92df-08f6d39f4147/event+management.jpg Newsletter - STATUTE ALLOWING VIRTUAL MEETINGS AND ELECTRONIC VOTING IS CONFUSING - THE ASSOCIATION’S ELECTION PROCEDURES DON’T HAVE TO BE - ELECTION PROCEDURES https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4f5871a7-d9bd-4264-a1a6-05dfe12c270d/Submit+button.jpg Newsletter - STATUTE ALLOWING VIRTUAL MEETINGS AND ELECTRONIC VOTING IS CONFUSING - THE ASSOCIATION’S ELECTION PROCEDURES DON’T HAVE TO BE - NOMINATIONS https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b1093e54-ce6e-43ba-b9c6-08a04ed26a2c/no+quorum.jpg Newsletter - STATUTE ALLOWING VIRTUAL MEETINGS AND ELECTRONIC VOTING IS CONFUSING - THE ASSOCIATION’S ELECTION PROCEDURES DON’T HAVE TO BE - ESTABLISHING A QUORUM https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cde17f10-375c-4f4b-a1d5-8dc03a9c57a4/staggering.jpg Newsletter - STATUTE ALLOWING VIRTUAL MEETINGS AND ELECTRONIC VOTING IS CONFUSING - THE ASSOCIATION’S ELECTION PROCEDURES DON’T HAVE TO BE - MAINTAIN STAGGERED TERMS FOR BOARD MEMBERS https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d67cb7af-9815-4179-b748-1c4f28c4ec4e/ballot+counting.jpg Newsletter - STATUTE ALLOWING VIRTUAL MEETINGS AND ELECTRONIC VOTING IS CONFUSING - THE ASSOCIATION’S ELECTION PROCEDURES DON’T HAVE TO BE - ELECTION DISPUTES They aren’t common but they do arise sometimes, usually because some owners question the accuracy, or legitimacy, of the votes. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d53ea3a8-18d1-4cc6-a5d7-53d05b876f87/record+keeping.jpg Newsletter - STATUTE ALLOWING VIRTUAL MEETINGS AND ELECTRONIC VOTING IS CONFUSING - THE ASSOCIATION’S ELECTION PROCEDURES DON’T HAVE TO BE - KEEP GOOD RECORDS Accurate records are the best defense against election challenges. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/information-requests monthly 0.5 2026-01-28 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/87183f52-c89f-4e63-93c6-8d2c02f6d552/guidlines.jpg Newsletter - INFORMATION REQUESTS - ANSWER: Although not the answer most Associations want to hear - yes. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0ce0f3e6-8036-4d11-a5d2-d9cbc2813488/off+limits%27.jpg Newsletter - INFORMATION REQUESTS - That list includes virtually all important association records. But there is some information that is off-limits to owners – a much shorter list that includes: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c7bd5816-bc93-4d0d-b713-2e975fc8ccfc/Takeaway.jpg Newsletter - INFORMATION REQUESTS - The bottom line: Unless your owner is demanding confidential information you cannot disclose, the board generally should approve the request, even if you suspect that the owner is going to use the information against the association. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/34aa1348-9a25-4d00-aead-feffee780adf/TRANSPARENT.jpg Newsletter - INFORMATION REQUESTS - Transparency and cooperation are definitely the best practices when dealing with information requests. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/defending-discrimination-claims monthly 0.5 2025-12-03 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/696679ab-ad17-4ef6-b97c-10850e0ee2b7/time+to+act.jpg Newsletter - DEFENDING HOUSING DISCRIMINATION CLAIMS: WHAT CONDOMINIUM BOARDS NEED TO KNOW - Act Immediately and Involve Counsel Early https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/69f1d331-bc80-4bcf-bc03-b89919a915c3/draft+docs.jpg Newsletter - DEFENDING HOUSING DISCRIMINATION CLAIMS: WHAT CONDOMINIUM BOARDS NEED TO KNOW - Prepare a Strong Position Statement https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/53ffa226-d890-4e71-9dce-59b70acab947/Avoid+pitfalls.jpg Newsletter - DEFENDING HOUSING DISCRIMINATION CLAIMS: WHAT CONDOMINIUM BOARDS NEED TO KNOW - Avoid Common Pitfalls Several recurring mistakes make defending these cases harder: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/06a56937-125c-456c-92e8-b7bee18cef62/time+management.jpg Newsletter - DEFENDING HOUSING DISCRIMINATION CLAIMS: WHAT CONDOMINIUM BOARDS NEED TO KNOW - Manage the “Quiet Period” https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/unauthorized-alterations monthly 0.5 2025-10-28 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/377f5b38-96be-43c3-85da-ea615159f976/hvac+.jpg Newsletter - COURT REBUKES UNIT OWNER FOR UNAUTHORIZED ALTERATIONS: TRUSTEES PREVAIL AT TRIAL - Unauthorized Construction in Common Areas https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/497b814d-dc20-4f48-a955-0f999f5985a6/laws+rules+compliance.jpg Newsletter - COURT REBUKES UNIT OWNER FOR UNAUTHORIZED ALTERATIONS: TRUSTEES PREVAIL AT TRIAL - Court’s Orders and Findings The Court concluded that owner acted intentionally to avoid trustee review because she “believed, probably correctly,” that her proposal would have been denied. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6c0da208-64e4-42c8-b951-431b1dc35e01/key+takeaway.jpg Newsletter - COURT REBUKES UNIT OWNER FOR UNAUTHORIZED ALTERATIONS: TRUSTEES PREVAIL AT TRIAL - Practical Takeaways for Trustees and Property Managers This case offers clear takeaways for trustees and managers: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/trustee-burnout monthly 0.5 2025-12-03 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/30150b33-81c7-4d46-b4d1-fbc74cccedb4/PERSON.jpg Newsletter - TRUSTEE BURNOUT - SOLUTION: Although the ‘problem solved’ heading suggests that we will offer a solution to the problem, we don’t have a cure all, unfortunately. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/reasonable-accommodations monthly 0.5 2025-10-28 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/998c3b20-ea5a-467d-a33e-16f99bd35986/UNDERSTANDING+THE+LAW.jpg Newsletter - REASONABLE ACCOMMODATIONS - SOLUTION: This situation is not unusual but can be problematic for boards especially if they do not understand what the law requires. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7e9fa41e-6a45-4bea-9f4e-f665d6c972b3/Assessment+-+review.jpg Newsletter - REASONABLE ACCOMMODATIONS - But boards aren’t required to approve accommodations automatically either. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3053e85d-0e4c-4b9d-a9a1-07ef94113703/Pet+Rules.jpg Newsletter - REASONABLE ACCOMMODATIONS - Boards can impose some reasonable restrictions. For example, boards can require residents to: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ce791644-df29-441b-89e3-ae52b8d9c161/Dispute+resolution.jpg Newsletter - REASONABLE ACCOMMODATIONS - When association clients ask for advice in dealing with an accommodation request (which they should do before becoming embroiled in a dispute over it), we usually advise them not to fight if that can be avoided. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/lease-contents monthly 0.5 2025-09-29 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d6d6e67d-19d2-4360-bb07-b5140f655d2c/Residential+Leases.jpg Newsletter - WHAT LEASES SAY IS IMPORTANT - WHAT THEY DON’T SAY CAN BE PROBLEMATIC - Residential Leases https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/754beead-636d-4652-aa25-b18a613a235f/Commercial+Lease.jpg Newsletter - WHAT LEASES SAY IS IMPORTANT - WHAT THEY DON’T SAY CAN BE PROBLEMATIC - Commercial Leases Many clauses in commercial leases are essential for landlords but in an uncertain economic climate, a few stand out. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/no-brokers-fee monthly 0.5 2025-09-29 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/79b0bb3d-fd39-4a81-aec1-e17510041784/similar+idea+concept.jpg Newsletter - LANDLORDS CAN’T REQUIRE APARTMENTTENANTS TO PAY THE BROKER’S FEE - Lawmakers in many states are reportedly considering similar bans on the payment of broker fees, aimed at increasing transparency in leasing transactions and reducing rental costs, but Massachusetts is the first to enact one. New York City, which enacted a similar measure a few months ago, was the first city to do so. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/335f347c-a183-464a-96a8-82994b070a7c/dont.jpg Newsletter - LANDLORDS CAN’T REQUIRE APARTMENTTENANTS TO PAY THE BROKER’S FEE - There are no exemptions to the Massachusetts law; it applies equally to landlords who rent hundreds of units and those who rent only one. Landlords cannot: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/64f87d29-b2ff-4dc6-a958-9f7582c37c79/written+disclosure.jpg Newsletter - LANDLORDS CAN’T REQUIRE APARTMENTTENANTS TO PAY THE BROKER’S FEE - Brokers who represent tenants must give them a written disclosure affirming that relationship. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a1f738a5-3b16-4ee4-956f-2a9aa0ea59c8/regulations.jpg Newsletter - LANDLORDS CAN’T REQUIRE APARTMENTTENANTS TO PAY THE BROKER’S FEE - Although the law targets landlords, brokers face potential liability as well. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ffeda129-ab57-4565-9155-fa2bd73593cf/credentials.jpg Newsletter - LANDLORDS CAN’T REQUIRE APARTMENTTENANTS TO PAY THE BROKER’S FEE - Some of these owners may decide to find and screen prospective tenants on their own, forgoing the use of brokers or property managers in order to avoid incurring the broker’s fee. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/adventure-in-condo-living monthly 0.5 2025-09-29 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9b5a3f65-42da-4f9e-9822-a3ae291c1a2b/leak.jpg Newsletter - ADVENTURES IN CONDOMINIUM OWNERSHIP - The adventures start at a recent stay in Lincoln. I could hear an odd dripping sound as I was scrolling through Twitter (I refuse to call it “X”) and other internet nonsense. What the heck is that, I thought to myself? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/644e0a94-ccfc-4bbc-b43c-42b34492b8de/pleasant+emoji+23.jpg Newsletter - ADVENTURES IN CONDOMINIUM OWNERSHIP - What DIDN’T happen is also informative. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/90da9a06-af6d-4010-81d1-04a66a27780a/communication.jpg Newsletter - ADVENTURES IN CONDOMINIUM OWNERSHIP - What did we do right? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1dadbf7b-1e9c-4bc7-9570-2f410745ea79/disagreements.jpg Newsletter - ADVENTURES IN CONDOMINIUM OWNERSHIP - I recently dealt with the same issue but as counsel to a condominium board. In that case, the owner with a leak in the unit denied the existence of a leak despite years’ worth of off and on complaints by the downstairs neighbor. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/02a235a1-13e7-41e4-9680-226a1666a571/Compromise.jpg Newsletter - ADVENTURES IN CONDOMINIUM OWNERSHIP - The board disagreed with my analysis, so I was left with a choice: pay the fee and move on with my life or send a demand letter and create a ton of friction between myself and the Board. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7c5fb30b-2312-40db-8dd3-64e37128d382/team+work+.jpg Newsletter - ADVENTURES IN CONDOMINIUM OWNERSHIP - Wearing my owner hat, I can see the tremendous benefit of a good relationship with one’s neighbors and the Board. Whether they want to be or not, all the owners are essentially in business together, so cooperation and understanding are both of paramount importance. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/stormy-weather-hard-times monthly 0.5 2025-08-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c385cf6a-f561-46dc-b432-85ccc95aa2e8/forward+thinking.jpg Newsletter - PLANNING FOR HARD TIMES - SOLUTION: You are already doing the most important thing any board can do: Thinking ahead. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/70a2dc00-6ef9-4979-ad22-a9fd889dd20e/payment+due.jpg Newsletter - PLANNING FOR HARD TIMES - Collections https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/241b52b2-24e7-4945-8133-84661e108148/Repayment+PIggy+Bank.jpg Newsletter - PLANNING FOR HARD TIMES - Repayment Plans https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b08a3e6b-8502-4150-930a-3d75782f0200/forclosure+-+home+removal.jpg Newsletter - PLANNING FOR HARD TIMES - Foreclosures and Bankruptcies https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/fd840eda-302f-4b55-972e-0e917c15c9ca/vacancy+within+building.jpg Newsletter - PLANNING FOR HARD TIMES Vacant Units https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6988b477-13d3-46c3-8346-d48345deacd4/rental+agreement.jpg Newsletter - PLANNING FOR HARD TIMES Rentals https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b9d2e161-cb86-4b8a-8b58-987548065cf3/growth+with+people.jpg Newsletter - PLANNING FOR HARD TIMES - It is possible that the problems you are anticipating won’t materialize. The real estate market may recover quickly and the economic downturn some analysts are predicting may be avoided. Delinquencies may not exceed current levels, foreclosures and bankruptcies may not increase. You can hope for the best and there is certainly no harm in that – as long as you also plan for the worst and are prepared to deal with it. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/unwanted-guests monthly 0.5 2025-08-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5e9910ba-1726-48e6-84a4-e738ccc02a82/steps.jpg Newsletter - WE DON’T LIKE THAT GUEST: - SOLUTION: The association’s relationship is with the owner, not the guest, so the board’s enforcement actions must target the owner. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8697cf00-ecbb-4107-993b-92bad2174ac4/violation.jpg Newsletter - WE DON’T LIKE THAT GUEST: - The next step is to have the association’s attorney send a formal violation notice imposing the fine, https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7796c655-2711-443f-beeb-82509b838ad2/police.jpg Newsletter - WE DON’T LIKE THAT GUEST: - If the guest’s behavior is disruptive (noise) or criminal (using or dealing drugs), neighbors can call the police and should be encouraged to do so. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/maine-charing2025 monthly 0.5 2025-07-25 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/board-meeting-best-2025 monthly 0.5 2025-07-25 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ab2dbb0b-e960-4a88-a361-242d9af466b6/office+work+place.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Do boards have to meet in person? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d7287994-2979-40b1-b3e1-fdacc987abe4/Email+concept.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Can boards hold meetings via e-mail? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6abd5fbb-dfcd-405c-8d53-1cb559720ca0/question+and+answer+checked.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Must owners be allowed to speak at board meetings? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1ab3eeae-7d57-4149-8048-a109bb39eb13/Minutes.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Are minutes required for board meetings? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4b10101d-d0cc-4d6d-83bc-0db1ece6e80b/sunset+meeting.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Can boards meet in “executive sessions” that owners aren’t allowed to attend? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c1a0dbf1-e7fa-4614-bfa0-9dc7767b9519/executives.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - If a few board members discuss an association issue informally – in person or via e-mail – is that considered an official meeting requiring notice to owners and an official record of the discussion? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/798f6786-c80d-4dd8-873d-0f4cc8f2c2af/mindset.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Can a newly constituted board revoke a decision by a previous one? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a4347d58-2aee-44d4-9fd8-e1ca40832237/broken+string.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Can a board revisit a decision if a board member has second thoughts and wants to change his/her vote? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c526491a-34b7-4240-abfc-c222b13f5ce4/final+thought.jpg Newsletter - BOARD MEETING RULES SHOULD FOLLOW BEST PRACTICES - Final thought! https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/no-special-assessments monthly 0.5 2025-08-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/431e3f42-1e51-435c-a8ac-64537562e57a/meaning+purpose.jpg Newsletter - JUST SAY “NO” TO SPECIAL ASSESSMENTS! - What’s in a name? Supplemental fees are different than Special Assessments, but the math is the same: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4e309d97-9235-4c0e-b8ce-4fd763c9d556/power.jpg Newsletter - JUST SAY “NO” TO SPECIAL ASSESSMENTS! - The power of the lien enforcement process in Massachusetts is based upon the priority nature of the condominium’s lien and also the ability to foreclose upon that lien if not paid. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/litigation-avoidance monthly 0.5 2025-06-10 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c9887c59-b834-4d67-b929-ceac3dd8df8f/HOUR+GLASS+SHATTER.jpg Newsletter - THE BEST LITIGATION STRATEGY IS AVOIDING IT - Litigation, like death and taxes, is probably inevitable. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2fb038f7-3647-4647-a95e-3bf10befb0ca/fair+housing+concept.jpg Newsletter - THE BEST LITIGATION STRATEGY IS AVOIDING IT - Fair Housing https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e054d8bd-dbe6-4fc0-9a74-0cbc99b59102/practices+and+guidelines.jpg Newsletter - THE BEST LITIGATION STRATEGY IS AVOIDING IT - Rules Enforcement You could write a book about litigation risks related to rules enforcement, so I’ll offer just a few suggestions here: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a768b93c-e4e2-4fd9-bd6f-395e63ee1d58/Risk+reduction.jpg Newsletter - THE BEST LITIGATION STRATEGY IS AVOIDING IT - Risk Reduction There are some risk reduction strategies that apply across-the-board. Boards should: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/neighbor-safety monthly 0.5 2025-06-10 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/de22f8e3-cf0b-4849-b169-7cda56fb1383/not+easy.jpg Newsletter - HOW TO HANDLE RESIDENTS AGING IN PLACE - SOLUTION: There is no easy solution, but this is a problem that many associations are facing now or will face in the not-so-distant future. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/eaf6f23c-b54e-4daf-9956-c00beea5006f/mismatched.jpg Newsletter - HOW TO HANDLE RESIDENTS AGING IN PLACE - Associations should also expect more conflicts over expenditures to finance essential maintenance, repairs and renovations. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/40800854-9168-4548-92b6-e64e7a91526e/Reaching+Hand.jpg Newsletter - HOW TO HANDLE RESIDENTS AGING IN PLACE - The instinct to help a resident who falls in the parking lot is admirable, but there are times when doing too much to help can create liability. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/unit-owner-responsible-assessment monthly 0.5 2025-06-10 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/rogue-member monthly 0.5 2025-07-13 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0d15d3c3-1a80-4fe2-91af-de0d49e33c9c/Vote+-+hands.jpg Newsletter - REMOVE OR NOT - ROGUE BOARD MEMBER - ANSWER: No. If this “rogue” trustee is an officer, a majority of the trustees could vote to remove him from that position. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4ed2a3c9-5582-4621-979b-9b1596c97f75/duty+loyalty+trust.jpg Newsletter - REMOVE OR NOT - ROGUE BOARD MEMBER - Start instead by explaining the “duty of loyalty” trustees owe the board and the community. That duty requires trustees to accept board decisions as final and to support publicly even the decisions they have opposed. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cfd13780-d124-468d-b079-6547f154cfaf/nominate.jpg Newsletter - REMOVE OR NOT - ROGUE BOARD MEMBER - If the board member’s term is ending, it would be better to wait for the annual election (assuming the wait is not too long) and either try to persuade him not to run for re-election or try to persuade owners to elect someone else. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5c5ed363-65df-441b-a084-10f8918c9682/who+what+when.jpg Newsletter - REMOVE OR NOT - ROGUE BOARD MEMBER - But before initiating a vote to recall the trustee or campaigning against him, the board should consider what is motivating his behavior. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/hoarding-is-a-disability monthly 0.5 2025-06-09 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d69ad948-af5e-4dbb-aee2-0d5382823c9d/Messy+room.jpg Newsletter - HOARDING IS A DISABILITY: - “This is a disgusting mess?” How many parents have said that about a teenager’s room? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e4bc0154-0ca9-4abb-b7e6-87a4e63dc7b9/Threat.jpg Newsletter - HOARDING IS A DISABILITY: - The Nature of the Threat: There are two types of hoarding: A -- the most worrying type; and B – also worrying but less problematic than A. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/112825a2-8d4b-4061-893d-5d5f520c55a6/Hoarder+-+dishes.jpg Newsletter - HOARDING IS A DISABILITY: - Supreme Court Justice Potter Stewart once said, famously, that he couldn’t define pornography, “but I know it when I see it.” https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e06e471d-3c60-4edd-be70-26f787e5cf4f/Hoarder+-+bedroom.jpg Newsletter - HOARDING IS A DISABILITY: - Excessive clutter -- magazines, clothes and assorted objects covering the floors, boxes stacked waist high -- pose a threat to the occupant, because emergency responders might have trouble reaching him if he suffers a medical emergency. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/edaf39e1-1822-4440-9a8a-5456a4630515/Protect+community.jpg Newsletter - HOARDING IS A DISABILITY: - How to Respond https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2f418a55-8013-411d-8dd0-d03503415a8f/community+cooperation.jpg Newsletter - HOARDING IS A DISABILITY: - Dealing with a hoarding situation requires diplomacy, patience and sensitivity both to the owner who is suffering from a disability and to the other residents who are affected by the owner’s behavior. Strategies that balance those competing interests have the best chance of producing a long term solution that works for everyone. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/quorum-obtained monthly 0.5 2025-06-09 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/598a1eba-e91d-4587-8224-c8b4df7ffe13/Don%27t+Do.jpg Newsletter - QUORUM OBTAINED? - SOLUTION: Your board definitely should not make major decisions – increasing common area fees or approving a major renovation project, for example – without a quorum. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9ef56a4b-8e56-4262-babd-aaa340a2f46d/ROOF+LEAK.jpg Newsletter - QUORUM OBTAINED? - Some association bylaws specify that boards can act without a quorum in an emergency. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/35b3a15b-caf3-492d-8246-f6fb84963f8f/PLANNING.jpg Newsletter - QUORUM OBTAINED? - If the problem isn’t the timing of the board meetings but the behavior of the board members, the other trustees should confront them. Regular attendance should be a requirement for board members. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3e3b08c0-8104-4d24-a81e-f072e812529d/DEADLOCK.jpg Newsletter - QUORUM OBTAINED? - Even if the board has a quorum, the absence of one or more members can result in tie votes that leave the board deadlocked on important issues. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/pool-rules-2025 monthly 0.5 2025-05-15 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a7a38f87-58f0-4634-b48f-390dd3f36265/YOUTH+AND+SEASONED+IN+POOL.jpg Newsletter - SWIMMING POOL RULES - ANSWER: Only if your goal is to be sued for violating federal and state Fair Housing laws, which prohibit discrimination against children. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2890fc0a-03c0-4014-94fa-1bdec83fd732/pool+all+in.jpg Newsletter - SWIMMING POOL RULES - When crafting swimming pool rules – or any rules for that matter -- you can reasonably assume that any provision specifying that “children must” or “children can’t” will by definition violate the anti-discrimination laws. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2d28fb4a-17e0-4da6-9b46-21d92cefb9e9/pool+rules.jpg Newsletter - SWIMMING POOL RULES - Rules prohibiting running, rough-housing, diving in shallow waters and barring alcohol and glass at poolside are all reasonable, necessary and nondiscriminatory. They are also examples of rules your insurance company is likely to require – something the board should keep in mind when adopting new rules and reviewing existing ones. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/energy-efficiency monthly 0.5 2025-05-15 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/04938621-91a7-4145-b914-23219b162fc4/Starts+with+you.jpg Newsletter - CONDO ASSOCIATIONS MUST COMPLY – THEY DON’T HAVE TO PANIC - What to Do https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/bd7061ac-3e0d-44bc-ba90-baeba7dbb3f1/Energy+efficiency+report.jpg Newsletter - CONDO ASSOCIATIONS MUST COMPLY – THEY DON’T HAVE TO PANIC - Enforcement Questions https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9e0aa8c4-5579-4cd5-82a0-6c48198fda95/Complaince+Concer.jpg Newsletter - CONDO ASSOCIATIONS MUST COMPLY – THEY DON’T HAVE TO PANIC https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/electric-charging-united monthly 0.5 2025-04-14 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/24c831c5-527e-4bc9-bb29-521941e33814/No+signe.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - Can associations ban the installation of charging stations in areas that are designated for the exclusive use of the unit owner? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c16c40f5-6acd-4e93-ad8d-18fb3df4bd3a/charging+station+requi.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - What “reasonable” requirements can associations adopt for EV installations? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ae939a77-5205-4cb6-b14b-0345dda1f233/Ev+charging+at+sunset.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - What if the owner’s parking space is far from the electrical supply, which would significantly increase the cost of the installation? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/92e41d8d-e3f2-48bd-9f8d-d06cb6a5b7b4/electrician+at+meters.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - What if the charging station can’t be connected to the owner’s sub-meter? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1584dc84-4378-4b13-a3f3-eeeaf29608d2/Application+with+fee.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - Can associations require owners to submit an application for their charging station and can they charge an application fee? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3b3aa84e-2076-4ab1-8ffb-f306b330d006/fee+due.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - Can associations charge a fee for EV installations? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e6612698-2fca-4e09-bf0f-982cb07ff35b/reserved.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - Should associations approve installations in common areas or limited common areas via easements or licensing agreements? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8e96c901-4631-433b-86e0-eb94ccf6deb4/electric+vehicle+parking.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - Should community associations install multiple charging stations as a common expense? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/df31a92c-7ce6-40fe-9bca-43f42ca369ab/environmetal+improvement.jpg Newsletter - CONDO BOARDS CAN’T BAN CHARGING STATIONS - If a community pays for the charging station installation, would it be considered an improvement, requiring owner approval, or an amenity, which boards have the authority to approve? https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/liability-not-equal225 monthly 0.5 2025-03-15 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c494718a-d47e-4226-9d4c-b3bc4b982042/Non+monetary.jpg Newsletter - ALL D&O INSURANCE POLICIES ARE NOT CREATED EQUALLY: BOARD MEMBERS SHOULD KNOW THEIR LIABILITY RISKS - Non-monetary Claims https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/05ff0889-4bca-49c1-9cec-e7aa084fbf11/Light+bulb.jpg Newsletter - ALL D&O INSURANCE POLICIES ARE NOT CREATED EQUALLY: BOARD MEMBERS SHOULD KNOW THEIR LIABILITY RISKS - Essential Details https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/problem-tenant monthly 0.5 2025-03-16 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cce4b8af-bb3e-450b-8ed2-b0433b0b24ec/Rules+Compliance+Laws.jpg Newsletter - PROBLEM TENANT - SOLUTION: The association’s relationship is with the owner, not with the tenant, over whom the board has no direct control. The tenant should be required to obey association rules, but it is the owner/landlord, not the board, which is obliged to enforce them. So, the board should focus its enforcement efforts on the owner. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/575a8138-1be4-492b-84ae-4709ae22852b/INVESTOR+AGREE.jpg Newsletter - PROBLEM TENANT - The board should also review its requirements for owners who rent their units and consider adopting requirements if you don’t have them. At a minimum, associations should require investor-owners to: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2ec7d92d-9ea8-4c76-931e-44f9c4f37704/JOURNAL+WRITING.jpg Newsletter - PROBLEM TENANT - When confronted with a problem tenant, the board should document all complaints against the tenant and the board’s efforts to require the owner to address the problem. This documentation will be essential should the board initiate legal action against the owner or seek to persuade a court to intervene. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/cta-dead monthly 0.5 2025-06-03 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/landlord-tenant225 monthly 0.5 2025-02-20 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/solar-law-update125 monthly 0.5 2025-01-20 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/14a3e7c9-a1e6-40bb-aedd-a060a0da8cf2/solar+installation.jpg Newsletter - MASSACHUSETTS LEGISLATURE ENACTS CHANGES TO CONDOMINIUM ACT REGARDING ENERGY CONSERVATION DEVICES AND ELECTRIC VEHICLE CHARGING STATIONS - More notable are the new provisions in §10(b)(6) regarding installation of solar energy systems and electric vehicle supply equipment. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3238336f-acb6-455e-a63d-e3f0db3b1f0b/Electric+Vehicle+Supplies.jpg Newsletter - MASSACHUSETTS LEGISLATURE ENACTS CHANGES TO CONDOMINIUM ACT REGARDING ENERGY CONSERVATION DEVICES AND ELECTRIC VEHICLE CHARGING STATIONS - With respect to the installation of electric vehicle supply equipment, the amendments to §10(b)(6) have also provided clarity on whether the installation of such equipment is an “improvement.” https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3bb99571-ed46-4654-8bd3-a211dc767284/Mass.jpg Newsletter - MASSACHUSETTS LEGISLATURE ENACTS CHANGES TO CONDOMINIUM ACT REGARDING ENERGY CONSERVATION DEVICES AND ELECTRIC VEHICLE CHARGING STATIONS - The language in the new Section 10A is very similar to ordinances adopted in the past few years in Boston and Cambridge, but now apply statewide. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/libel125 monthly 0.5 2025-01-20 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/19a0d282-4aca-4c87-842e-a6489a6a639a/Free+Speech.jpg Newsletter - IT’S SCURRILOUS, OFFENSIVE AND UNTRUE - BUT IS IT LIBEL? - Protected Speech https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0007ff67-0738-44b8-bdaf-e59b3a073a03/Evidence.jpg Newsletter - IT’S SCURRILOUS, OFFENSIVE AND UNTRUE - BUT IS IT LIBEL? - Burden of Proof https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e98fcc0c-3c9e-415f-8349-d9dc9a8b958a/steps+to+follow.jpg Newsletter - IT’S SCURRILOUS, OFFENSIVE AND UNTRUE - BUT IS IT LIBEL? - What to Do https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/rhodeislandupdate125 monthly 0.5 2025-02-19 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/fha-modifications monthly 0.5 2024-12-24 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/unclaimed-property monthly 0.5 2024-12-19 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/mobile-home-ruling-overturn monthly 0.5 2024-12-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d866a925-5f6a-4207-86c2-6f49bdb37578/Washington.jpg Newsletter - MEEB SECURES LONG AWAITED VICTORY FOR MOBILE HOME PARK RESIDENTS - “A Heightened Standard” https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ef729009-f37e-4a9f-a90c-6377d0313da1/Stop+domino.jpg Newsletter - MEEB SECURES LONG AWAITED VICTORY FOR MOBILE HOME PARK RESIDENTS - Protecting Owners’ Rights https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/holiday-decorating-tips monthly 0.5 2024-11-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/85a945fb-3cae-4686-8a15-00291dd7625e/do+you+hear+bells.jpg Newsletter - HO, HO, HORRIBLE! - Do you hear what I hear? Holiday music is already playing everywhere. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c675941b-baaf-4b8d-93f4-5390ba660fbd/wreath+door.jpg Newsletter - HO, HO, HORRIBLE! - Decorating tastes differ, and when it comes to holiday decorations, tastes differ a lot. These differences may seem trivial, but the disputes they trigger and the issues they raise are anything but. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c91a32a9-54cf-4b7c-a8b6-c6ac016bf827/tranquility.jpg Newsletter - HO, HO, HORRIBLE! - If the goal is to promote “peace” and “good will” in the community, prohibiting holiday decorations won’t achieve it. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/117fa2b9-063b-46ee-8a39-229a990e536e/pine+cones.jpg Newsletter - HO, HO, HORRIBLE! - For more information or consultation, please contact your attorney or email law@meeb.com or mgaines@meeb.com. Happy Holidays!! https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/homestead-act-update monthly 0.5 2024-11-25 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/10f3d9f9-0033-46eb-97dd-63aac47e91c0/Peace+of+Mind.jpg Newsletter - REVISED HOMESTEAD ACT PROVIDES MORE PROTECTION FOR MASSACHUSETTS HOMEOWNERS - The cost for this protection is only $35; the peace of mind it provides is invaluable. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/maintenance-clarity monthly 0.5 2024-10-28 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7ef77f60-563a-4146-a8e3-1e8ad369b68d/doors+and+window.jpg Newsletter - WHEN IT COMES TO CONDOMINIUM MAINTENANCE, THE ANSWER ISN’T ALWAYS CLEAR - Doors and Windows https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/95cea355-76fc-4c65-a82d-699175654973/doorbell.jpg Newsletter - WHEN IT COMES TO CONDOMINIUM MAINTENANCE, THE ANSWER ISN’T ALWAYS CLEAR - Doorbells https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/45828a65-648a-4d3e-8a3b-d307a4e057e6/fireplace+vents.jpg Newsletter - WHEN IT COMES TO CONDOMINIUM MAINTENANCE, THE ANSWER ISN’T ALWAYS CLEAR - Fireplaces and Dryer Vents https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d5b37efb-6dbd-428d-989c-65dee2d46781/Pest+control+-+spray.jpg Newsletter - WHEN IT COMES TO CONDOMINIUM MAINTENANCE, THE ANSWER ISN’T ALWAYS CLEAR - Pests https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/def0bcba-b139-46c8-8547-ba6caa3bf264/Deck+-+high+rise.jpg Newsletter - WHEN IT COMES TO CONDOMINIUM MAINTENANCE, THE ANSWER ISN’T ALWAYS CLEAR - Exclusive Use / Limited Common Areas https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2ae33658-0a41-4eb3-bbfa-bb17aebabe71/Ground+Rules.jpg Newsletter - WHEN IT COMES TO CONDOMINIUM MAINTENANCE, THE ANSWER ISN’T ALWAYS CLEAR - Board Authority https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/questionnaire-responsibility monthly 0.5 2024-10-08 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f1447def-7469-422a-8520-840eb80e5193/questionnaire.jpg Newsletter - RESPONSIBILITY FOR ANSWERING LENDER QUESTIONNAIRES - Question: An owner in our community has reached an agreement with a buyer who wants to purchase the owner’s unit. The lender providing the buyer’s mortgage has submitted a questionnaire seeking extensive information about the community’s finances, its structural condition and pending litigation among other things. Is the board required to respond? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5cc1c900-e480-4534-9d66-7630b53ed89d/Exclamation+-+question.jpg Newsletter - RESPONSIBILITY FOR ANSWERING LENDER QUESTIONNAIRES Answer: The short answer is no, but a longer answer will probably be more helpful. Mortgage lenders have been asking questions and association boards and their managers have been answering them for a long time. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5dd13b53-00cb-4e5a-8341-ea93b9a55cb8/Risk.jpg Newsletter - RESPONSIBILITY FOR ANSWERING LENDER QUESTIONNAIRES - They should not answer questions requiring expert opinions they aren’t qualified to offer. “Does the association face any potential legal liabilities,” and “Does it comply with local zoning requirements,” are just a few examples of questions boards and managers should avoid. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e4a34547-cb37-40d7-8079-3e464d97eb7e/gears+together.jpg Newsletter - RESPONSIBILITY FOR ANSWERING LENDER QUESTIONNAIRES - Of course, associations do have a relationship with owners and a desire to maintain good relations with them. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/aha monthly 0.5 2024-10-07 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7dfa9128-24b1-442d-9598-c4b4e09438b6/ADU.jpg Newsletter - THE AFFORDABLE HOMES ACT MAKES SWEEPING CHANGES FOR MASSACHUSETTS HOUSING - Accessory Dwelling Units https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5d5d99f3-11e5-4622-84e7-2f72221e1a32/Lots.jpg Newsletter - THE AFFORDABLE HOMES ACT MAKES SWEEPING CHANGES FOR MASSACHUSETTS HOUSING - New Homes on Adjoining Lots Under Common Ownership https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/054dff61-1755-4af8-8fa7-fb99373f9e10/lawyer.jpg Newsletter - THE AFFORDABLE HOMES ACT MAKES SWEEPING CHANGES FOR MASSACHUSETTS HOUSING - Abutter Appeals of Zoning Permits Made More Difficult https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/nh-updates monthly 0.5 2024-11-11 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8e3ed41e-3b7e-4846-949e-282a7643b2b5/Meeting.jpg Newsletter - THE EVER-CHANGING NH CONDO ACT - What has changed? Under HB 1172, Section 37-c was amended to expand the definition of what is not considered a board meeting. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/370805bb-1291-471c-93f0-998c4127cdb5/Mail.jpg Newsletter - THE EVER-CHANGING NH CONDO ACT - Why does that definition matter? Under the condo statute, unit owners are entitled to notice 10 days in advance of a board meeting. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/80623ad6-e792-4e0b-8968-d43fd16ba891/clock+now+or+later.jpg Newsletter - THE EVER-CHANGING NH CONDO ACT - Any other changes? As noted above, at least 10 days’ notice is required to the owners for regular board meetings. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/elelectronic-voting-passes monthly 0.5 2024-09-11 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/post-pandemic-evictions monthly 0.5 2024-08-17 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/466b5db4-dfed-440b-a49b-a5cd1dcffd6c/HANDS+TIED.jpg Newsletter - POST-PANDEMIC HOUSING COURT RULES HAVE IMPROVED THE EVICTION PROCESS - Both the federal and state moratoria prevented courts from even considering eviction petitions for non-payment of rent during the pandemic. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d4bf7101-b863-4710-a72e-0df3adf942f7/kEYHOLE+LIGHT.jpg Newsletter - POST-PANDEMIC HOUSING COURT RULES HAVE IMPROVED THE EVICTION PROCESS - Limiting the Damage Attorneys representing condo associations and rental property owners also found ways to limit the potential losses of landlords. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4806d1eb-8d72-46e1-b9d2-36404ceb7edd/PAPERS.jpg Newsletter - POST-PANDEMIC HOUSING COURT RULES HAVE IMPROVED THE EVICTION PROCESS - Analysts who predicted that the temporary eviction bans would create serious problems for rental property owners also predicted accurately that the courts would be inundated when those bans expired. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d9dfa68c-1ece-409f-9e3f-efd94c23f887/PROCESS+2+STEP.jpg Newsletter - POST-PANDEMIC HOUSING COURT RULES HAVE IMPROVED THE EVICTION PROCESS - Two Step Process The major change created a two-tier eviction process. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/28365dd0-2d04-41d7-b0b4-55a096f23a88/PRODUCTIVITY+UP.jpg Newsletter - POST-PANDEMIC HOUSING COURT RULES HAVE IMPROVED THE EVICTION PROCESS - The two step eviction process has allowed the courts to process eviction cases more efficiently by filtering out matters that do not need to be brought before the judge. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0dab4d49-d570-4748-ad39-7b6089c810b1/POTHOLES.jpg Newsletter - POST-PANDEMIC HOUSING COURT RULES HAVE IMPROVED THE EVICTION PROCESS - Challenges for Landlords The pandemic changed the Massachusetts eviction process largely for the better. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e93bf6c1-1e02-46aa-8a74-3eb7d4af6586/MONEY.jpg Newsletter - POST-PANDEMIC HOUSING COURT RULES HAVE IMPROVED THE EVICTION PROCESS - If the landlord fails to comply with these and other key provisions of the security deposit law, the tenant may be entitled to three times the amount of the security deposit plus court costs and “reasonable” attorneys’ fees. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/affording-insurance-options monthly 0.5 2024-07-23 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/268c5002-d1b1-4b94-a396-b0a00557c1bf/Insurance+agents+-+options.jpg Newsletter - FINDING CONDO INSURANCE IS CHALLENGING - AFFORDING IT CAN BE DIFFICULT TOO - TRY TO FIND A DIFFERENT INSURER. If the association’s existing insurer declines to renew its policy, the board will have no choice but to look elsewhere. But associations facing undesirable, or unaffordable, premium increases may want to shop for alternatives as well. Most insurers are increasing their premiums, so finding a better deal won’t be easy, but it is worth the effort. Associations shopping for insurance should:. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/55f9d7c8-e50c-4b56-9934-e1101e72577e/calculator+figures.jpg Newsletter - FINDING CONDO INSURANCE IS CHALLENGING - AFFORDING IT CAN BE DIFFICULT TOO - EXPLORE OPTIONS FOR PAYING THE HIGHER INSURANCE BILL, These may include: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/16aa018b-6984-41e5-90d6-0710a785a4e6/R+-+Deductible.jpg Newsletter - FINDING CONDO INSURANCE IS CHALLENGING - AFFORDING IT CAN BE DIFFICULT TOO - INCREASE THE MASTER POLICY DEDUCTIBLE. This is the strategy we have long recommended to clients seeking to reduce their premiums and it still tops our list, but secondary mortgage market requirements may limit its appeal. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e08d0d24-22bd-4593-bdf8-f6c8fd082fd6/Plan+B.jpg Newsletter - FINDING CONDO INSURANCE IS CHALLENGING - AFFORDING IT CAN BE DIFFICULT TOO - CHANGE THE TYPE OR AMOUNT OF INSURANCE COVERAGE This is not an option we typically recommend and we’re not recommending it now, but associations unable to obtain insurance or afford the insurance available to them may have to consider it. There are three possibilities, all with significant disadvantages. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7659c231-39e4-4038-8670-144b17ca9dd5/Goals+risks.jpg Newsletter - FINDING CONDO INSURANCE IS CHALLENGING - AFFORDING IT CAN BE DIFFICULT TOO - REQUIRE OWNERS TO OBTAIN AN INDIVIDUAL HO-6 POLICY INSURING THEIR UNITS. This is not a strategy for reducing the association’s insurance costs – at least not directly. But it is an essential means of managing the collective insurance risks faced by associations and the individual risks faced by owners. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3dd3ce64-f3f4-440a-bb89-b90216ec8e00/policies+and+procedures.jpg Newsletter - FINDING CONDO INSURANCE IS CHALLENGING - AFFORDING IT CAN BE DIFFICULT TOO - AMEND THE INSURANCE PROVISION(S) OF THE GOVERNING DOCUMENTS TO ALLOW BOARDS TO CIRCUMVENT THE COVERAGE REQUIREMENTS, IF NECESSARY, TO OBTAIN INSURANCE FOR THE COMMUNITY. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/board-continue-serving monthly 0.5 2024-07-01 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4b1cffa0-8b8c-4055-9d70-420b4170f3ef/Problem+questionmark.jpg Newsletter - SERVING BEYOND TERM? - Problem: Some members of the board continue to serve after their terms have expired, because no one wants to take their place. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9d7620ba-9f2d-4ab1-8d4c-2920d5bc4e99/solution+brain.jpg Newsletter - SERVING BEYOND TERM? Solution: This is a common problem. Few condo owners want to volunteer for what can be a thankless role, at best; and even if there are candidates willing to run, associations can’t always attract the quorum required to elect them at an annual meeting. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/774ed4d4-0dc1-4ec2-8cc9-f41eadfa192c/time+for+action.jpg Newsletter - SERVING BEYOND TERM? - So, our best advice is to be proactive. Make sure your board is duly constituted and correct any problems before a lender, a disgruntled owner, an opposing attorney or an insurer identifies them. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1c948bd8-4aba-4005-913b-acbb90b25b47/steps.jpg Newsletter - SERVING BEYOND TERM? - Other steps the board might consider to avoid board legitimacy questions: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8db844b9-1299-423e-9eb6-7ed296f41470/Timing+is+everyting.jpg Newsletter - SERVING BEYOND TERM? - Reducing the risk that board decisions may be challenged is the primary reason for ensuring that the board is duly constituted, but not the only one. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/drone-risks-benefits monthly 0.5 2024-07-01 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/131c86b6-ad6c-451a-8902-f1d3e76e6c0c/Drone+above+building.jpg Newsletter - MANAGE THE RISKS DRONES CREATE FOR COMMUNITY ASSOCIATIONS BUT DON’T IGNORE THEIR BENEFITS - FAST AND COST-EFFECTIVE A condominium community with 30 buildings can inspect every roof, every gutter, and every chimney with a single drone deployment. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6eef5196-29ae-4cac-9869-5948477bd86f/Thermal+images.jpg Newsletter - MANAGE THE RISKS DRONES CREATE FOR COMMUNITY ASSOCIATIONS BUT DON’T IGNORE THEIR BENEFITS - VARIED USES Community associations can use drone imaging in a variety of ways, extending well beyond regular maintenance, all of which can provide time and money savings: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/82ab71bd-7d25-4f8b-8daa-19dae601b55d/Privacy+blinds.jpg Newsletter - MANAGE THE RISKS DRONES CREATE FOR COMMUNITY ASSOCIATIONS BUT DON’T IGNORE THEIR BENEFITS - PRIVACY CONCERNS. Privacy is an important consideration when deploying drones in a community association. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/88afbcff-f154-40a1-9bc7-238eee8d0e25/Drone+Regulations.jpg Newsletter - MANAGE THE RISKS DRONES CREATE FOR COMMUNITY ASSOCIATIONS BUT DON’T IGNORE THEIR BENEFITS - MITIGATING THE RISKS Privacy concerns should not make associations forego the use of drones to inspect their property or to monitor rules compliance; but boards should recognize the potential liability risks and take reasonable steps to mitigate them: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7c9840a9-888a-485b-89cc-c77dc1bbb13a/Future.jpg Newsletter - MANAGE THE RISKS DRONES CREATE FOR COMMUNITY ASSOCIATIONS BUT DON’T IGNORE THEIR BENEFITS - EYES ON THE PRESENT - AND THE FUTURE Privacy is a major concern when deploying drones but it isn’t the only one. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/recovery-after-bankruptcy monthly 0.5 2024-06-23 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e30cb78b-0e6e-4290-8eaf-b31cb11845e7/QUESTION+MARKS.jpg Newsletter - IS THERE RECOVERY AFTER BANKRUPTCY? - Question: A resident of our community, who owes several thousand dollars in unpaid common area dues, just declared bankruptcy. What can we do? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f443b6cc-5127-4021-9ddb-416679e07681/Flower+pot+crying+-+removal.jpg Newsletter - IS THERE RECOVERY AFTER BANKRUPTCY? - Answer: Don’t despair. All is not lost either literally or figuratively. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0856b733-a383-47b7-a95f-552d1f544bcb/Halt+-+Stop.jpg Newsletter - IS THERE RECOVERY AFTER BANKRUPTCY? - If your attorney has been handling a lien enforcement case, that case will immediately be put on hold. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/72281a64-a9b8-4f5d-981f-75b2ae533047/snail.jpg Newsletter - IS THERE RECOVERY AFTER BANKRUPTCY? - None of this will happen quickly – or as quickly as the association might like. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/expanding-liability-risks monthly 0.5 2024-06-23 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/10f747cf-3588-4b4e-9256-c4b86d072cf8/pipe+fixed.jpg Newsletter - COURTS MAY BE EXPANDING CONDOMINIUM ASSOCIATION LIABILITY RISKS - The case arose from a broken sewer pipe that leaked, causing significant damage in the plaintiff’s unit. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8733e732-9767-43cc-8097-73737e7089d9/Engineer+Study.jpg Newsletter - COURTS MAY BE EXPANDING CONDOMINIUM ASSOCIATION LIABILITY RISKS - Reasonableness Doesn’t Apply in Contract Claims https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/be4e018f-ce20-4961-a4c7-f29db7a9890c/don%27t+panic.jpg Newsletter - COURTS MAY BE EXPANDING CONDOMINIUM ASSOCIATION LIABILITY RISKS - What can an Association do to Limit Liability? https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/bankruptcy-voids-foreclosure monthly 0.5 2024-05-21 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/11643a6c-0d23-43e7-ba32-f30bea568921/gavel.jpg Newsletter - BANKRUPTCY COURT RULING MAKES FORECLOSURE AUCTIONS AVOIDABLE - Due to a recent ruling by the U.S. Bankruptcy Court for the District of Massachusetts, however, the Gavel Rule is no longer the law in the Commonwealth. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9ea7f5d2-29a3-491c-bea2-53bbe5b66f56/Prove+it.jpg Newsletter - BANKRUPTCY COURT RULING MAKES FORECLOSURE AUCTIONS AVOIDABLE - The Judge then turned to Massachusetts law which requires the transfer of real estate to be perfected by filing evidence of the transfer (such as a deed) with the applicable registry of deeds. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0fa6a03f-6b08-4f44-8651-a86e0b84fbd0/Trash.jpg Newsletter - BANKRUPTCY COURT RULING MAKES FORECLOSURE AUCTIONS AVOIDABLE - Remember, the sale is avoidable under bankruptcy law only if a bona fide purchaser could avoid the sale. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/replacing-board-members monthly 0.5 2024-04-15 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1abd5d6e-5fc1-4498-bf8a-bec8ec31af8b/Exclamation.jpg Newsletter - REPLACING BOARD MEMBERS - Potential solutions to this problem have several components. The key issues: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/47730409-cca0-4615-9931-a9d65ca05ca1/Action.jpg Newsletter - REPLACING BOARD MEMBERS - Filling the Vacancy The documents may or may not specify the procedure for filling a vacant board position. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6485eab5-cef8-4883-bb9c-9c4d0bbff587/Vacant.jpg Newsletter - REPLACING BOARD MEMBERS - If Noone Wants to Serve Another major problem many boards face when dealing with a vacancy is the difficulty finding owners who are willing to serve. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/finer-points-of-fining monthly 0.5 2024-05-07 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/afd4f8a1-0ebd-4be1-94c1-e18a217fa1df/Goldilocks+Rule.jpg Newsletter - THE FINER POINTS OF FINING CONDOMINIUM OWNERS - THE GOLDILOCKS RULE No single formula will apply to all communities, but boards should remember that the primary purpose of a fine is to encourage compliance; it is not to punish owners and it is certainly not to generate revenue for the association. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a8f531b5-cd79-41dc-8a28-d70546009b2d/Consistency.jpg Newsletter - THE FINER POINTS OF FINING CONDOMINIUM OWNERS - CONSISTENCY AND DISCRETION Boards should enforce association rules consistently and even-handedly, and they should impose fines the same way. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6aa3b5bd-b492-48a4-8cac-d1929356f6bf/Heavy+load.jpg Newsletter - THE FINER POINTS OF FINING CONDOMINIUM OWNERS - THE ENFORCEMENT PROCESS Enforcement in a condominium community is complicated by the fact that the owners who violate association rules are also friends and neighbors of the board members responsible for enforcing them. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b2879f29-b5fe-42e8-9aaa-78c48ac17fea/Hearing.jpg Newsletter - THE FINER POINTS OF FINING CONDOMINIUM OWNERS - VIOLATION ‘HEARINGS’ Some condominium statutes require boards to hold hearings, or offer to hold them, before imposing fines or other penalties. Rhode Island has such a requirement, Massachusetts does not. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/its-a-privilege monthly 0.5 2024-03-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/68141703-dcce-44a9-a5f2-94a6e1142dd0/Don%27t+Do.jpg Newsletter - IT’S A PRIVILEGE! - THE DON’TS: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/fc5978af-7481-4320-a0c6-02764f402db1/Golden+Rules.jpg Newsletter - IT’S A PRIVILEGE! - THE DO’S: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/244dba7b-3b98-4e79-a918-b2f9481f0f3f/briefcase.jpg Newsletter - IT’S A PRIVILEGE! - Contact Thomas Aylesworth for assistance with understanding the confidentiality of your documents and the process in protecting same. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/shorter-productive-meetings monthly 0.5 2024-03-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/75477786-4cbc-4723-926a-53bfd20c0727/Agenda.jpg Newsletter - SHORTER MORE PRODUCTIVE MEETINGS - HAVE AN AGENDA The agenda provides a road map for the meeting, identifying the issues to be covered and the order in which they will be discussed. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6b455654-1618-464f-b16e-49037783faa1/remotely.jpg Newsletter - SHORTER MORE PRODUCTIVE MEETINGS - ESTABLISH THE AUTHORITY TO MEET REMOTELY: Unless the governing documents require in-person meetings (which most do not) board members can generally adopt a resolution permitting them to meet via Zoom, https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e839b3bd-1438-41d5-9764-f8e21c78af4f/tug+of+war.jpg Newsletter - SHORTER MORE PRODUCTIVE MEETINGS - ADOPT RULES FOR DEALING WITH TIE VOTES: To ensure majority votes, boards have an odd number ꟷ three, five, seven, etc. – of trustees. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/43f1c1fa-dc0c-4253-94c0-b1dcce496ca1/Golden+Rules.jpg Newsletter - SHORTER MORE PRODUCTIVE MEETINGS - Make it stand out Following these ‘best practices won’t ensure ‘good’ meetings, but they will reduce the likelihood of “bad” ones. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/unclaimed monthly 0.5 2024-12-16 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/matter-of-time monthly 0.5 2024-02-25 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b398d765-c2e9-4c9a-b598-947c1dfc4e28/time+for+action.jpg Newsletter - SUPERLIEN MAKES COLLECTING DELINQUENT CONDOMINIUM PAYMENTS A MATTER OF TIME - Ideally, the process works something like this: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ae24972c-fe8b-463c-8613-a863c9ee4275/straightforward.jpg Newsletter - SUPERLIEN MAKES COLLECTING DELINQUENT CONDOMINIUM PAYMENTS A MATTER OF TIME - The collection process is, or should be, straightforward. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e1344d07-e70c-4c7c-8caf-1af869406add/Payment+Plan.jpg Newsletter - SUPERLIEN MAKES COLLECTING DELINQUENT CONDOMINIUM PAYMENTS A MATTER OF TIME - Payment Plans https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/84f0748f-aad0-4461-9385-6439798d48e7/Important+Message.jpg Newsletter - SUPERLIEN MAKES COLLECTING DELINQUENT CONDOMINIUM PAYMENTS A MATTER OF TIME - Some Supplemental Advice https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/58d4e1fb-da9f-4a61-8da7-feb8108d0708/getting+Tough.jpg Newsletter - SUPERLIEN MAKES COLLECTING DELINQUENT CONDOMINIUM PAYMENTS A MATTER OF TIME - Getting Tough https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c83ab44c-8b6f-4f5f-bb31-522262941ab2/privacy.jpg Newsletter - SUPERLIEN MAKES COLLECTING DELINQUENT CONDOMINIUM PAYMENTS A MATTER OF TIME - Privacy concerns and legal liability risks also argue strongly against trying to embarrass delinquent owners by identifying them – in meeting minutes, in the newsletter, on the Web site, or in other public venues. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/sign-restrictions monthly 0.5 2024-02-12 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1a5af045-6e8e-4925-a5f7-d913797cb7dc/Q%26A.jpg Newsletter - DO CONDOMINIUM BOARDS HAVE THE RIGHT TO RESTRICT SIGNS? - QUESTION: Our condominium association has a rule barring the display of signs in common areas or in locations visible from common areas. Some board members say we are required to make an exception for political signs. Is that true? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f431dfef-f81c-453d-b6dc-f358adb0a5ed/Question+marks.jpg Newsletter - DO CONDOMINIUM BOARDS HAVE THE RIGHT TO RESTRICT SIGNS? - ANSWER: The key question is whether condominium boards have the authority to restrict the right to freedom of speech, guaranteed by the Constitution. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/589b71ae-3f8d-422b-8bf6-559c7961a5d7/Free+Speech.jpg Newsletter - DO CONDOMINIUM BOARDS HAVE THE RIGHT TO RESTRICT SIGNS? - Also worth noting, a Massachusetts Superior Court has held that residents of a condominium have free speech rights related to the state’s constitution. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c8603ae2-af0d-46df-abc9-becdbe707ba6/Flag+Election.jpg Newsletter - DO CONDOMINIUM BOARDS HAVE THE RIGHT TO RESTRICT SIGNS? - But “reasonable” restrictions similar to those the courts have accepted for the display of flags are likely to pass muster with both owners and the courts. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9cc895b7-35b2-49d0-add2-cf7ff1979886/Neon+Flag.jpg Newsletter - DO CONDOMINIUM BOARDS HAVE THE RIGHT TO RESTRICT SIGNS? - And you can restrict the “manner” of the display, prohibiting signs with flashing neon lights or loud noises that would constitute a nuisance to residents. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/high-density-neighborhood monthly 0.5 2024-01-25 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c9cb6083-d9ea-46d7-b503-6e5a6f5bfa7c/High+density.jpg Newsletter - IS YOUR COMMUNITY NEAR THE MBTA? WHAT YOU SHOULD KNOW ABOUT HIGH DENSITY COMING TO YOUR NEIGHBORHOOD - What is the purpose of the MBTA Communities Act? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b7ef84dd-95c9-41ce-afd7-8435ff24e208/Boston+skyline+with+t.jpg Newsletter - IS YOUR COMMUNITY NEAR THE MBTA? WHAT YOU SHOULD KNOW ABOUT HIGH DENSITY COMING TO YOUR NEIGHBORHOOD - What communities are included? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2fc1fa20-7158-465d-8d4a-a2986629824b/math.jpg Newsletter - IS YOUR COMMUNITY NEAR THE MBTA? WHAT YOU SHOULD KNOW ABOUT HIGH DENSITY COMING TO YOUR NEIGHBORHOOD - What does the new law require? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/96b4778f-7847-40b1-8952-b245b88bcea0/non+compliance.jpg Newsletter - IS YOUR COMMUNITY NEAR THE MBTA? WHAT YOU SHOULD KNOW ABOUT HIGH DENSITY COMING TO YOUR NEIGHBORHOOD - What if an MBTA Community says “no”. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c1d086cb-6c85-4cde-bbb2-14cb3bce9c05/voice.jpg Newsletter - IS YOUR COMMUNITY NEAR THE MBTA? WHAT YOU SHOULD KNOW ABOUT HIGH DENSITY COMING TO YOUR NEIGHBORHOOD - What can I do? https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/ev-town-laws-ordinances monthly 0.5 2024-01-16 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/57051998-9e4c-4775-9e96-f834fe4a4eb0/inspections.jpg Newsletter - PLANNING A PARKING PROJECT? MAKE SURE TO CHECK FOR NEW ELECTRIC VEHICLE CHARGING LAWS AND ORDINANCES - Born from a desire to encourage more residents to install EVCS, the Town of Hingham recently adopted an amendment to the Town’s Zoning By-Law to require EVCS installation under certain circumstances. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/87de8e57-d0b1-458d-ba00-477f41c1f974/Asphalt+repaving.jpg Newsletter - PLANNING A PARKING PROJECT? MAKE SURE TO CHECK FOR NEW ELECTRIC VEHICLE CHARGING LAWS AND ORDINANCES - Parking lots containing 20 or more parking spaces shall provide infrastructure to make a minimum of 25 percent of the spaces compatible with electric vehicle charging and a minimum of 10 percent shall be equipped with electric vehicle charging stations. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/fb7e0a6b-0d50-4662-bf1f-ba06b4992da6/compromise.jpg Newsletter - PLANNING A PARKING PROJECT? MAKE SURE TO CHECK FOR NEW ELECTRIC VEHICLE CHARGING LAWS AND ORDINANCES - Fortunately, the Zoning By-Law did provide for the ability of the association to apply for a Special Permit to seek a reduction in the number of EVCS it must install. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/362d5dd3-1897-4c1e-9f90-3196bc1a9ead/future+arrow.jpg Newsletter - PLANNING A PARKING PROJECT? MAKE SURE TO CHECK FOR NEW ELECTRIC VEHICLE CHARGING LAWS AND ORDINANCES - As condominium boards consider whether to install multiple charging stations in their communities, our recent experience is a good reminder that it is often better to be proactive than reactive when it comes to emerging trends. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/dog-biting monthly 0.5 2024-02-11 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/78005964-10ca-4bdb-98d2-cc5ead683c38/Dogs+in+elevator.jpg Newsletter - DOES BITING LEAD TO EVICTION? - QUESTION: One owner’s dog bit and injured another owner’s dog in the elevator. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ddfb0ce2-f095-466b-b5b4-a906af127a59/Detective.jpg Newsletter - DOES BITING LEAD TO EVICTION? - The first step with any biting incident like this one is to collect information from both dog owners – and from witnesses, if any – to determine exactly what happened. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ac4d6755-4684-41b7-8e6e-228c8854b5b0/Dog+Angel.jpg Newsletter - DOES BITING LEAD TO EVICTION? - If the dog has been a perfect angel for five years, has never done anything like this before, then a graduated response is appropriate. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5f823a24-c103-43a3-8859-938dfc508469/Exit.jpg Newsletter - DOES BITING LEAD TO EVICTION? - While ordering the removal of a dog shouldn’t usually be the first response to a first offense, it may be necessary, at some point, if you are dealing with repeat (biting) offenders or with animals that regularly frighten or disturb other residents. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0622f2ab-e4d8-412b-99c1-fc2ae29061a1/Dog+reading+.jpg Newsletter - DOES BITING LEAD TO EVICTION? - The board has the authority to evict any animal, including an emotional support animal, that violates the rules, but eviction will almost certainly require a court order, because few owners will willingly relinquish their pets. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/paid-in-full monthly 0.5 2024-01-16 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1ffb056c-888a-422f-bdba-9b74a5b55027/paid+in+full+stamp.jpg Newsletter - PROBLEM SOLVED: “PAID IN FULL” - Problem: An owner wrote ‘paid in full’ on a check that was less than the amount actually owed. The association manager didn’t notice the discrepancy and deposited the check. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e8676920-2466-4458-b981-f28a0d3cf48f/Days+outstanding.jpg Newsletter - PROBLEM SOLVED: “PAID IN FULL” - To meet the conditions for accord and satisfaction, the UCC says: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/da3632ad-2095-4b0b-8ccd-1cbdd0deb86c/Review+payment.jpg Newsletter - PROBLEM SOLVED: “PAID IN FULL” - If board members or managers have questions about a check – if they can’t read a notation or don’t understand it – they should err on the side of caution. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/understand-rights-and-responsibilities monthly 0.5 2024-01-15 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5e8de011-5c08-482d-a602-ee71e48bd30f/Compliance1.jpg Newsletter - CONDOMINIUM OWNERS SHOULD UNDERSTAND THEIR RIGHTS AND RECOGNIZE THEIR RESPONSIBILITIES - The rights owners have are those required by statute or by the association’s governing documents, or established by court decisions. This is a fairly small list. Owners have the undisputed right: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/95128418-6d01-49db-96c5-ae4e6f9f4dde/illusion.jpg Newsletter - CONDOMINIUM OWNERS SHOULD UNDERSTAND THEIR RIGHTS AND RECOGNIZE THEIR RESPONSIBILITIES - A Longer List That’s about it for the undisputed rights for owners. As I noted, it’s a small list. The list of owners’ expectations – or rights they assume they have, but don’t – is much longer. The most common of these imagined rights include the right to: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1ed64ac5-ee3a-4f5e-9076-7c4bdc69f865/circle+vector.jpg Newsletter - CONDOMINIUM OWNERS SHOULD UNDERSTAND THEIR RIGHTS AND RECOGNIZE THEIR RESPONSIBILITIES - Owners’ Obligations It is also worth noting that while owners have rights and those rights are important, they don’t exist in a vacuum. They are one side of a two-sided coin; the other side is owners’ responsibilities, which are equally important. The most important include the obligation to: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/10fa2c62-2e8c-433b-aece-2819378de742/bad+neighbors.jpg Newsletter - CONDOMINIUM OWNERS SHOULD UNDERSTAND THEIR RIGHTS AND RECOGNIZE THEIR RESPONSIBILITIES - The obligation of owners to maintain their units protects the right of other owners not to be subjected to odors or pests originating in the poorly maintained units of their neighbors. An owner’s ‘right’ to enjoy loud music may interfere with the right of other owners not to be disturbed by it. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b34e159f-39b7-4eed-b273-3bcb395cbfe6/Community+windows.jpg Newsletter - CONDOMINIUM OWNERS SHOULD UNDERSTAND THEIR RIGHTS AND RECOGNIZE THEIR RESPONSIBILITIES - The obligations owners have to the community and to each other help ensure that all owners can enjoy the rights they have and the ownership benefits to which they are entitled. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/unavailable-lending-list monthly 0.5 2023-11-22 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/understanding-aia-contracts monthly 0.5 2025-04-11 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/18f1a0a1-96a0-4b40-b7f4-adfac846ed8e/blue+prints.jpg Newsletter - UNDERSTANDING AIA CONTRACTS - AND THE NEED FOR REVISIONS - There are many reasons for involving a design professional, including having a licensed and insured professional design expert: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/675e46f7-950c-4c93-a7a2-2d91ba7c28d9/checklist.jpg Newsletter - UNDERSTANDING AIA CONTRACTS - AND THE NEED FOR REVISIONS - ESSENTIAL CHANGES At the beginning of a project, the AIA contract can serve as a kind of screening test for interested contractors. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/04ccdc66-5782-4e4f-b8af-cb8d66ed24d2/Terms+and+conditions.jpg Newsletter - UNDERSTANDING AIA CONTRACTS - AND THE NEED FOR REVISIONS - CONTROL Generally, a design professional would design the project and prepare plans and specifications, which would be attached as an exhibit to the general contract. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/bc4f643f-f854-4d9a-ba84-a51c5e9b881d/waiver.jpg Newsletter - UNDERSTANDING AIA CONTRACTS - AND THE NEED FOR REVISIONS - INSURANCE The standard language in the AIA contract requires the association’s insurer to waive its “subrogation rights.” https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/de57dd2a-0dca-4e11-b701-cd254a38a00e/time+equals+money.jpg Newsletter - UNDERSTANDING AIA CONTRACTS - AND THE NEED FOR REVISIONS - TIME AND COMPENSATION FOR DELAYS https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d890f6cc-2666-4b0b-b2b4-f394fe484ce7/work+in+progress.jpg Newsletter - UNDERSTANDING AIA CONTRACTS - AND THE NEED FOR REVISIONS - TERMINATION The standard language allows termination of the contract either “for cause” or for “convenience” – for no reason. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/fb6b5154-8c84-4d9d-980b-62c8d117d2a7/SCALES.jpg Newsletter - UNDERSTANDING AIA CONTRACTS - AND THE NEED FOR REVISIONS - Make it stand out The contract should be fair – or at least, not unfair – to the contractor. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/meeb-answering-shelter-call monthly 0.5 2023-11-22 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/lending-rules monthly 0.5 2023-11-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/86153ce0-09c3-40c7-a11b-830e1722021b/iStock-1169165171.jpg Newsletter - NEW LENDING RULES CREATE POTENTIAL FINANCING OBSTACLES FOR SOME CONDOMINIUMS - Under the new guidelines, community associations will be ineligible for secondary market financing if they have “significant deferred maintenance,” defined as: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c351fb90-01b6-46b5-8571-45c83ff611c3/engineer+report.jpg Newsletter - NEW LENDING RULES CREATE POTENTIAL FINANCING OBSTACLES FOR SOME CONDOMINIUMS - Records Review https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0933e1e2-1e57-44f4-8e57-11a12021f8a7/questionnaire.jpg Newsletter - NEW LENDING RULES CREATE POTENTIAL FINANCING OBSTACLES FOR SOME CONDOMINIUMS - Lender Questionnaires https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7e739c2d-61c3-476d-a498-9406f7370ead/R+-+Deductible.jpg Newsletter - NEW LENDING RULES CREATE POTENTIAL FINANCING OBSTACLES FOR SOME CONDOMINIUMS - Insurance Deductibles https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d21870ba-364f-45c8-b8c6-d4adc042253b/long+term+-+short+term+decision.jpg Newsletter - NEW LENDING RULES CREATE POTENTIAL FINANCING OBSTACLES FOR SOME CONDOMINIUMS - Doing the Right Thing https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/36499dd1-3ecf-4671-8322-de5e26a4a08e/time+to+plan.jpg Newsletter - NEW LENDING RULES CREATE POTENTIAL FINANCING OBSTACLES FOR SOME CONDOMINIUMS - Make it stand out What we do recommend: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/sjc-landlord-win monthly 0.5 2023-11-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e613ab86-9f11-4b91-b247-68c04fdf2b90/eye.jpg Newsletter - SJC AWARDS COMMERCIAL LANDLORD HUGE WIN - Under Massachusetts Law, the court applies one of two tests to determine whether or not a liquidated damages provision is enforceable. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d96d1218-5dd3-4e2f-997b-eee0e900a133/money+gavel.jpg Newsletter - SJC AWARDS COMMERCIAL LANDLORD HUGE WIN - Make it stand out Judge Budd agreed with the trial court that… https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/construction-headache monthly 0.5 2023-09-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2032f04c-c4f2-4418-a001-6b1e5909feb9/FOUNDATION+CRACK.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - When construction fails to deliver protection against damage and instead allows roofs to leak, walls to crack, plumbing to break or mold to grow, the construction may be considered defective and may be actionable. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f36fae4f-a1d5-472e-854f-7a5d02d8109e/Engineer+Study.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Commission an engineering study to identify the scope and source of the construction defects and deficiencies and the estimated cost of repairs. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3713fc53-a6e3-423f-8179-0000bf9ae0f2/law+timeline.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Pay attention to construction litigation deadlines. There are two that are critical: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b3f3a84a-28cf-4e4e-94d3-4fdc95d82cbd/Goals+risks.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Evaluate the pros and cons of filing suit. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f0046dbd-eebd-480d-8efd-4383696a6769/Consult+with+Lawyer.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Consult an attorney as soon as the board identifies or suspects suspect construction defects. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4e52ee21-3cb4-4629-9081-6e1c747363f1/Review+Docs.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Review the association’s governing documents and relevant state laws. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/67943d9c-fc14-400e-a10c-d2d87381df1b/Drying+carpet.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Limit the damage. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4b233dc9-95f0-47bc-924c-3858b9d16520/Insurance+denial.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Don’t expect insurance to cover construction defect damage. Most policies specifically exclude this coverage. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/746381fa-6a29-4c42-a250-02e6a138e39b/Negotiate.jpg Newsletter - DON’T LET CONSTRUCTION DEFECTS BECOME A NEVER-ENDING HEADACHE: Roadmap to Handling Construction Defects - Negotiate before filing suit. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/nh-supplemental-assessments monthly 0.5 2023-10-12 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/df2f3a3d-7a2a-40ff-87b3-ce5c4fec3bf1/Angry+fists.jpg Newsletter - PROBLEM SOLVED - NEW HAMPSHIRE SUPPLEMENTAL ASSESSMENTS - Problem: A New Hampshire condominium board voted to approve a supplemental assessment to finance a community-wide roof replacement project because the association’s reserves could not entirely cover the cost. Owners are furious. Some say they won’t pay the assessment; others are threatening to sue to prevent it. What can/should the board do? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8bd7b6da-68d5-4c50-9920-e783a4ea2038/Emergency+Box.jpg Newsletter - PROBLEM SOLVED - NEW HAMPSHIRE SUPPLEMENTAL ASSESSMENTS - Threaten the structural integrity of common areas; Pose a danger to the life or safety of property owners; or https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/78b1d206-ceca-4668-ac8c-75f30fb0b45b/Proactive.jpg Newsletter - PROBLEM SOLVED - NEW HAMPSHIRE SUPPLEMENTAL ASSESSMENTS - Adopting and following a proactive maintenance schedule Periodically updating the association’s reserve study and using it to plan for major expenditures Funding association reserves to match the reserve study’s estimates for the timing and cost of essential repairs, replacements and renovations. Adopting realistic budgets based on actual operating costs, not on a desire to avoid fee increases that might antagonize owners. Costs increase annually and association fees should, as well. Owners can swallow bite-sized annual increases that force them to tweak their budgets more easily than huge adjustments that may upend their financial plans. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/tree-fall monthly 0.5 2023-10-12 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/993d3aae-7945-4159-8238-65820951b32c/Car+hit+by+tree.jpg Newsletter - IF A TREE FALLS IN AN ASSOCIATION IT DOES MAKE A SOUND: BUT WHO PAYS? - Storm winds cause a tree to topple over crushing an owner’s car: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c6161d01-2317-4bda-9a82-409845fe80c2/GUTTER+CLOGGING.jpg Newsletter - IF A TREE FALLS IN AN ASSOCIATION IT DOES MAKE A SOUND: BUT WHO PAYS? - Tree limb hangs over abutter’s property dropping leaves and dripping sap: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4684ec44-c1dd-418c-9fbc-26314cbfa713/overhanging+limbs.jpg Newsletter - IF A TREE FALLS IN AN ASSOCIATION IT DOES MAKE A SOUND: BUT WHO PAYS? - What can an abutter do when limbs hang over their property?: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2f545b0c-2357-4493-9e51-b6a4a9eca6e6/tree+roots.jpg Newsletter - IF A TREE FALLS IN AN ASSOCIATION IT DOES MAKE A SOUND: BUT WHO PAYS? - Roots from a tree grow over the boundary line and damage piping and cement: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a47dc764-0b57-41cb-8db4-bea4d11f0a90/Save+the+tree.jpg Newsletter - IF A TREE FALLS IN AN ASSOCIATION IT DOES MAKE A SOUND: BUT WHO PAYS? - Abutter reads this article, goes too far, enters upon land owned by another and cuts a tree down: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/accessing-unit monthly 0.5 2023-09-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/22713e87-85e8-424e-ba4c-06968fbdbc96/INSPECTION.jpg Newsletter - PROBLEM SOLVED - ACCESSING A UNIT - The manager needs to inspect a unit, but the owner can’t be reached or refuses to open the door https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2dd75baa-4e7c-4d07-b182-f3da01e263e5/URGENT+NOTICE.jpg Newsletter - PROBLEM SOLVED - ACCESSING A UNIT - you should first send a written notice to the owner explaining why and when access is required. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ae63e954-f842-43d6-8141-bd9cb905e04d/POLICE+KNOCK.jpg Newsletter - PROBLEM SOLVED - ACCESSING A UNIT - Whenever you are entering a unit when an owner is not present, it is always best to have a third party with you such as a health inspector, police officer or a security guard, if possible, to attest, that nothing was broken or stolen while you were there. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f8f1bf8d-306c-4b7c-afc9-6bebdde2a397/FIREDOOR.jpg Newsletter - PROBLEM SOLVED - ACCESSING A UNIT - In an emergency when immediate access is required (water is gushing or smoke is seeping from under the door) and the owner isn’t home or can’t be reached, the Nike slogan applies – “Just do it.” https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a6542438-1d69-47a1-91a5-a06e96cf5b9a/ALL+OKAY.jpg Newsletter - PROBLEM SOLVED - ACCESSING A UNIT - Sometimes it will be a judgment call based on the information you have, and certainly speaking to other residents or family members of the owner may help assess the situation. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/fannie-mae-and-freddie-mac monthly 0.5 2023-09-18 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4e808325-7a17-451a-8352-8bfcc1dc050c/Questionnaire.jpg Newsletter - FANNIE MAE AND FREDDIE MAC RELEASE LENDER BULLETINS - The bulletins don’t change the joint condominium questionnaire that many mortgage lenders use to acquire information about a community but do update and clarify the previous guidance. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/harassment monthly 0.5 2023-09-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1e701dd9-9bd7-43b5-8189-99fd07e074ab/Core+Values.jpg Newsletter - ANNOYANCE, HARASSMENT, COMPLAINT OR THREAT: WHEN SHOULD BOARDS ACT AND WHAT SHOULD THEY DO? - Code of Conduct https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2ef1265d-e8ed-462a-985e-493de6b95631/Cyber+bullying.jpg Newsletter - ANNOYANCE, HARASSMENT, COMPLAINT OR THREAT: WHEN SHOULD BOARDS ACT AND WHAT SHOULD THEY DO? - Make it stand out Owners vs. the Board https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8a6c900f-50c6-4ffd-9f75-07fa09752fc1/toxic.jpg Newsletter - ANNOYANCE, HARASSMENT, COMPLAINT OR THREAT: WHEN SHOULD BOARDS ACT AND WHAT SHOULD THEY DO? - Owners vs. Owners https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/bb4efe0c-1a36-4a12-9137-e7bb644fa576/Disciplinary+Procedure.jpg Newsletter - ANNOYANCE, HARASSMENT, COMPLAINT OR THREAT: WHEN SHOULD BOARDS ACT AND WHAT SHOULD THEY DO? - It Is the Board’s Problem https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c59441b7-9c43-4164-9e0e-8216d30379ef/Code+of+Conduct.jpg Newsletter - ANNOYANCE, HARASSMENT, COMPLAINT OR THREAT: WHEN SHOULD BOARDS ACT AND WHAT SHOULD THEY DO? - We suggest these steps: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/berdo-update monthly 0.5 2023-08-14 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/58ab1038-8593-4596-9834-47b2d6bb976c/System+upgrading.jpg Newsletter - KEEPING AN EYE ON THE CHANGING CARBON EMISSIONS REQUIREMENTS FOR CONDOMINIUMS UNDER “BERDO” AND “BEUDO” - Luckily, there is hope. Like Boston, the City of Cambridge passed the Building Energy Use Disclosure Ordinance (“BEUDO”) for the purpose of reducing the city’s carbon emissions. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/hurricane-preparedness monthly 0.5 2023-07-18 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cc15f8d2-113f-4ac9-a41a-2fd18b9cdaf7/Emergency+plan.jpg Newsletter - PROBLEM SOLVED - DISASTER PREPAREDNESS - The Solution: Recognizing that you need a plan is an excellent start. The next step is to appoint a committee to create one. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f6b85c9b-37ef-4f5e-9add-ac9c8a08c27b/Make+a+kit+build+a+plan.jpg Newsletter - PROBLEM SOLVED - DISASTER PREPAREDNESS - The associations disaster management plan should be comprehensive and detailed. The key components should include: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/652fff5b-88f8-4e6d-acc9-1c3daa9d685b/Preparation+is+key.jpg Newsletter - PROBLEM SOLVED - DISASTER PREPAREDNESS - You should distribute the disaster management plan to owners (it won’t be very helpful if no one knows what it entails), and you should review the plan periodically, as some details may become outdated or irrelevant https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/climate-change-increase-policy monthly 0.5 2023-07-18 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/dcaede26-5501-441e-afb5-f9191f1d697d/Insurance+policy+decsion.jpg Newsletter - CLIMATE CHANGE RISKS ARE SOARING AND SO ARE SOME CONDO INSURANCE PREMIUMS - There are four ways to cope with rising premium costs: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/fd24608e-8bd7-4de7-bfef-770d2ff21736/Bare+walls.jpg Newsletter - CLIMATE CHANGE RISKS ARE SOARING AND SO ARE SOME CONDO INSURANCE PREMIUMS - Going Bare https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c45b00af-eb95-4229-b097-8aa58e9c2cfe/Insurance+Protection.jpg Newsletter - CLIMATE CHANGE RISKS ARE SOARING AND SO ARE SOME CONDO INSURANCE PREMIUMS - Increase the Master Policy Deductible https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b18e6d70-7bc3-44f3-86ca-ca880c8f95a0/Price+to+value.jpg Newsletter - CLIMATE CHANGE RISKS ARE SOARING AND SO ARE SOME CONDO INSURANCE PREMIUMS - Shop the Policy https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/4b8af1ea-d531-408e-b1c6-66099ee47095/decisions+solutions.jpg Newsletter - CLIMATE CHANGE RISKS ARE SOARING AND SO ARE SOME CONDO INSURANCE PREMIUMS - Consider Funding Options https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/notice-to-quit monthly 0.5 2023-06-16 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/40e9955c-b299-4f3d-a647-4891a1e5b82b/Pay+Rent.jpg Newsletter - LANDLORD-TENANT 101 – THE “NOTICE TO QUIT” - Nonpayment of Rent https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0b3a2c7d-1f8d-4269-a139-858469f17d1e/breach+of+lease.jpg Newsletter - LANDLORD-TENANT 101 – THE “NOTICE TO QUIT” - “For Cause” Evictions https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9ba39c59-1154-412d-815d-e8254d726d63/for+rent.jpg Newsletter - LANDLORD-TENANT 101 – THE “NOTICE TO QUIT” - Tenancies at Will https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/new-legislative-agendas monthly 0.5 2023-06-18 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/83465f6d-37ae-45e8-abca-d3c865ac68ba/Mass.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS - Make it stand out Massachusetts https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6adb8e09-622e-43c3-977d-592f68810ada/Law+icon.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS - Although the LAC doesn’t flatly oppose the bill, he says, it finds many of its provisions problematic. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8fe13b38-61e9-45c6-84d3-2378abb74d34/sledgehammer.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS Although the LAC doesn’t like some provisions or portions of them, Gaines says, “The committee isn’t taking a sledgehammer and opposing the entire bill. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/481ad81e-bf8c-4ec9-9ab0-53ac80dfb83f/New+Hampshire.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS - Make it stand out New Hampshire https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0869d722-ed09-4548-8430-04a6f6c12ba2/Creative+writing.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS Determined to create language the bankers would accept, LAC members redrafted the bill to address their concerns. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1299719c-2e1b-4c3d-934d-dc6a4c744a99/stunned.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS - “We were stunned,” Daddario says. “We thought having the word ‘foreclosure’ in the title of the bill made its intention clear. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3c7252da-eb6b-410c-b491-188078d2ba8a/frustrated+businessman.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS We haven’t given up,” Daddario emphasizes. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e4f91ed8-dd84-4bb6-9e25-dd4c5d66804f/Rhode+Island.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS - Make it stand out Rhode Island https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/84bcf989-ba5e-469e-8006-7fb9e85179c5/vote.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS - The second measure, also expected to win approval, would enable associations to amend their documents to allow them to conduct annual or special meeting of unit owners remotely and to allow owners to vote electronically. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/79c53632-7899-4c81-be03-81490e786801/loophole.jpg Newsletter - THIS YEAR’S LEGISLATIVE AGENDAS CONTAIN SOME NEW MEASURES, SOME OLD ONES AND SOME DISAPPOINTMENTS - The other major item on the LAC’s agenda revisits an issue lawmakers addressed last year, when they approved a measure closing a loophole that enabled some insurers to deny coverage for a condo owner’s share of the association’s master policy deductible. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/lswimming-pool-safety monthly 0.5 2023-07-17 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/af68e57f-de68-4144-9403-930659813d07/dos+and+donts.jpg Newsletter - SWIMMING POOL SAFETY: NO RUNNING, NO SPLASHING, NO ALCOHOL AND WATCH OUT FOR ANTI-DISCRIMINATION LAWS - The laws are strict and the penalties for violating them can be severe. Following these suggested dos and don’ts for swimming pool rules will help boards keep their associations out of trouble while keeping their residents in the swim. Volunteer Assistance – and Concerns https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c9a8abce-d0df-45c6-80e0-21ba0857199d/Pool+Rules.jpg Newsletter - SWIMMING POOL SAFETY: NO RUNNING, NO SPLASHING, NO ALCOHOL AND WATCH OUT FOR ANTI-DISCRIMINATION LAWS - The association’s rules should also address health and safety issues as well as operation and maintenance requirements. Our suggestions: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/limiited-common-areas monthly 0.5 2023-05-24 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ef73618d-b8ee-49ea-b51d-406277bc83ab/Board+meeting.jpg Newsletter - LIMITED COMMON AREAS CREATE SOME COMMON PROBLEMS - The Board’s Authority Volunteer Assistance – and Concerns https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9c58a6c8-8110-4f29-a9c0-1d3e2d91b65d/Criteria+-+acceptance+-+review.jpg Newsletter - LIMITED COMMON AREAS CREATE SOME COMMON PROBLEMS - Managing LCE Requests https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3a4f3786-2d6f-424f-a9dc-b5729e00347f/Flower+pot+crying+-+removal.jpg Newsletter - LIMITED COMMON AREAS CREATE SOME COMMON PROBLEMS - Enforcement Issues https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/rent-control-revival-k9cam monthly 0.5 2023-05-11 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/43f6f015-8b67-4afc-bcac-5632281521d0/Timing+is+everyting.jpg Newsletter - MA APPEALS COURT ADDRESSES SCOPE OF STATUTE OF REPOSE - The Massachusetts statute of repose limits the time period within which tort claims can be brought in connection with any improvements to real estate. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/413a1af3-c70e-47d2-81af-92d69496a5d6/Loosing+time.jpg Newsletter - MA APPEALS COURT ADDRESSES SCOPE OF STATUTE OF REPOSE - In UMass Building Authority v. Adams Plumbing & Heating, Inc., the Massachusetts Appeals Court addressed whether breach of warranty and contractual indemnification claims brought beyond the six-year time period survived the bar imposed by the statute of repose. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cf694219-d8de-430b-9de8-d5f28c824102/Scales+time+gavel.jpg Newsletter - MA APPEALS COURT ADDRESSES SCOPE OF STATUTE OF REPOSE - Massachusetts courts often point to the precedent that “[w]hile the statute [of repose] applies specifically to actions of tort, a plaintiff may not escape the consequences of the statute by recasting a negligence claim in the form of another claim.” https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d440684d-2b61-4839-b79e-7f182bdfd3d8/HOURGLASS+CALENDAR.jpg Newsletter - MA APPEALS COURT ADDRESSES SCOPE OF STATUTE OF REPOSE - For any property manager or condominium association involved with improvements to real property in Massachusetts, they should always make sure to familiarize themselves with the important protections afforded by the Massachusetts statute of repose, as well as the ways in which contractual language and/or extra-contractual statements potentially may give rise to claims that fall beyond the protections of the statute. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/pesky-pests monthly 0.5 2023-05-11 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/70be1e14-f574-416e-b7b3-9c3aadacca01/Pest+control+-+spray.jpg Newsletter - WHOSE PROBLEM ARE THOSE PESKY PESTS? - Make it stand out MEEB’S SOLUTION: Generally, in condominium communities the managing board controls the common areas but their authority ends at the threshold of owners’ units. There are exceptions, however, and pest control is one of them. Nobody likes uninvited guests especially the ones that refuse to leave. Boards have the authority – and the obligation – to protect the health and safety of residents and to prevent property damage in the community. Because pests can migrate to other units and common areas, they pose a threat to both residents and property. So, the board can and should work with owners to deal with the problem. Sometimes that can be at the owner’s expense but with assistance from management. Other times it makes more sense to treat the issue as a common expense assuming the owner in question did not cause the infestation and has not acted negligently. Requiring owners to exterminate their own unit is often the answer. But if the board wants owners to report the problem early – and not fear incurring a large expense – it may make good policy to treat the issue as a common expense. If the pests have spread to other units, the board should certainly hire an exterminator to treat all the units. If a non-cooperative owner is responsible for the problem, the board can bill this owner for the extermination costs. However, if there are breaches in the foundation or the siding through which the pests can enter — making the issue a common one, rather than an owner issue — then the association arguably should pay the extermination costs for the entire community. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b38d72e8-6f78-417a-a71f-59522290c21c/Bed+bugs.jpg Newsletter - WHOSE PROBLEM ARE THOSE PESKY PESTS? - Not every situation is the same and that certainly is true with bed bug infestations, for several reasons: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/730deff6-af01-4ff1-8ba8-e507f4fb071b/Bed+bug+treatment.jpg Newsletter - WHOSE PROBLEM ARE THOSE PESKY PESTS? - Make it stand out Theoretically, an owner who discovers bed bugs in his/her unit should be responsible for dealing with them. But because the owner often didn’t “cause the problem”— and therefore cannot be seen as negligent — and because it is so unlikely that bed bugs originating in one unit will be confined there − in most cases, the board should coordinate the treatment process to ensure that all units are treated effectively, and the association should pay the extermination costs. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/315154e5-51f6-4b8b-bc26-0345cd3523f1/Pest+outline.jpg Newsletter - WHOSE PROBLEM ARE THOSE PESKY PESTS? - Because treating pests often requires the cooperation of multiple residents, we advise boards to adopt a pest resolution, similar to a mold/maintenance resolution, specifying that owners have an obligation to report infestations, to treat (or cooperate with association efforts to treat), their units, and to cooperate fully with community-wide extermination procedures. If an owner does not comply with the minimum standards set in the resolution there is a better chance of establishing that they have acted negligently. For more information on how to handle pests please contact Dean Lennon. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/envelope-project-planning monthly 0.5 2023-05-09 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/40d33e2b-62da-4f71-b849-beed925c5750/Engineer+inspecting+building.jpg Newsletter - A SUCCESSFUL BUILDING ENVELOPE PROJECT REQUIRES PROPER PLANNING - Properly Inspect the Buildings Volunteer Assistance – and Concerns https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7e01349b-2074-4a4d-9541-17045b4fc0e3/Review+Documents.jpg Newsletter - A SUCCESSFUL BUILDING ENVELOPE PROJECT REQUIRES PROPER PLANNING - Review Condominium Documents https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e4438541-2ef8-4900-9543-5231b8bb8c51/Communication.jpg Newsletter - A SUCCESSFUL BUILDING ENVELOPE PROJECT REQUIRES PROPER PLANNING - Over Communicate https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/bdd19779-ad7f-4921-8b02-3fa3ffbbd5dd/Budget+Analysis.jpg Newsletter - A SUCCESSFUL BUILDING ENVELOPE PROJECT REQUIRES PROPER PLANNING - Identify Funding https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d813f346-a7f4-4b26-982e-5f262e560b40/Contract+terms.jpg Newsletter - A SUCCESSFUL BUILDING ENVELOPE PROJECT REQUIRES PROPER PLANNING - Draft Detailed Contracts https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9e21edca-f54c-4012-8d1c-fb206a118934/Engineer+review+plans.jpg Newsletter - A SUCCESSFUL BUILDING ENVELOPE PROJECT REQUIRES PROPER PLANNING - Review/Monitor Work https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/protecting-association-funds monthly 0.5 2023-04-14 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/dde15cc9-240f-46d1-86a9-ca8c2613ab41/Money+under+lock+and+chain.jpg Newsletter - PROTECTING ASSOCIATION FUNDS - Make it stand out OUR SOLUTION: The Federal Deposit Insurance Corporation (FDIC) insures up to $250,000 in bank savings and checking accounts, bank CDs and bank money market account. With the three U.S. banks that failed U.S. regulators quickly promised to guarantee all deposits, above the FDIC limit. They might respond the same way to future failures, but you can’t count on that. So associations should take several steps to ensure that associations funds are protected, primary among them: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/00069ef9-2dfd-431d-bcc9-dfd7eef64652/Pig+money+safety.jpg Newsletter - PROTECTING ASSOCIATION FUNDS - Don’t deposit more than $250,000 in a single depository institution. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9a87393a-42aa-4076-9d09-c6d8292520dd/dUE+dILIGENCE.jpg Newsletter - PROTECTING ASSOCIATION FUNDS - Make it stand out Due Diligence https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/rent-control-revival monthly 0.5 2023-05-10 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/bed5cf12-bf6a-4952-9619-6e992caa80f7/Bunker+Hill.jpg Newsletter - BOSTON MOVES TO REVIVE RENT CONTROL - Same Arguments Same Arguments https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/165845e7-6022-4eb1-b779-d6a1fe89e233/Boston+City+Hall.jpg Newsletter - BOSTON MOVES TO REVIVE RENT CONTROL - Massachusetts Governor Maura Healey is expected to sign Boston’s rent control petition if it wins approval in the state Legislature, but its prospects there are unclear. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/spring-time-rules monthly 0.5 2023-04-05 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/956abf58-1e4f-425b-b612-2bf33f20a155/Tree+Cutt.jpg Newsletter - SPRING: TIME TO SMELL THE FLOWERS - AND THINK ABOUT LIABILITY, CONTRACTS AND RULES - Volunteer Assistance – and Concerns Volunteer Assistance – and Concerns https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3427414f-8e82-4d57-82f0-5efdcdbc0a53/Planting+painting+shrubs.jpg Newsletter - SPRING: TIME TO SMELL THE FLOWERS - AND THINK ABOUT LIABILITY, CONTRACTS AND RULES - There isn’t a lot of risk here, but nothing is completely risk-free. The agreement should cover planting in common areas and limited common areas, which are also subject to association rules. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/74af5e55-68c8-4dac-b7c7-dff26e89534c/Dive+In.jpg Newsletter - SPRING: TIME TO SMELL THE FLOWERS - AND THINK ABOUT LIABILITY, CONTRACTS AND RULES - Dive In! Even in New England, summer will arrive – eventually. If you have a swimming pool, you should begin planning to open it long before the opening date. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/b6e27f23-1c3b-43aa-9426-810ae6485e41/Pool+operator+large.jpg Newsletter - SPRING: TIME TO SMELL THE FLOWERS - AND THINK ABOUT LIABILITY, CONTRACTS AND RULES - You want a professional pool manager, who is knowledgeable and insured, to assume this responsibility. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/980a313e-9a0f-4bf2-8f78-6fc84003ac4c/pool+rules.jpg Newsletter - SPRING: TIME TO SMELL THE FLOWERS - AND THINK ABOUT LIABILITY, CONTRACTS AND RULES Before you open the pool for the season, you should make sure the association’s pool rules comply not only with health and safety requirements, but also with state and federal laws, which prohibit discrimination against children. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/be4ceadd-057b-422d-94c7-b68760bd532c/no+fire+-+free.jpg Newsletter - SPRING: TIME TO SMELL THE FLOWERS - AND THINK ABOUT LIABILITY, CONTRACTS AND RULES - Cooking Out Cooking Out https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/56f78048-8f27-42fc-bff3-402490f9a39c/balcony+Nuisance+.jpg Newsletter - SPRING: TIME TO SMELL THE FLOWERS - AND THINK ABOUT LIABILITY, CONTRACTS AND RULES - Condominium boards should review the rules governing not only outdoor grills but outdoor activities generally – rules governing gatherings in common areas for example, or regulating noise in the community. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/e-bikes monthly 0.5 2023-03-12 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f5397970-7f2e-4a8a-ae86-25a57649157c/Question+mark+-+Battery.jpg Newsletter - “HOT” TOPIC: E-BIKES AND DANGER THEY POSE - Several residents in our high-rise condominium own electric bikes that they are keeping (and charging) in their units. Some of our owners have expressed concern about the risk of fires caused by the lithium batteries the bikes use, and have asked the board to ban the bikes for that reason. People who own the bikes obviously don’t like that idea. Does the board have the authority to ban electric bikes and should we do so? https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/06bb7eb0-b684-46f4-b3f8-7bf76e978c0a/Burned+battery.jpg Newsletter - “HOT” TOPIC: E-BIKES AND DANGER THEY POSE - The New York City Fire Department reported more than 200 of these fires last year. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/0565a913-58d1-4db7-8a53-6c8f12225fbc/no+bikes+-+small.jpg Newsletter - “HOT” TOPIC: E-BIKES AND DANGER THEY POSE - The board has the authority to enact rules targeting nuisances (which most governing documents prohibit) and barring activities that threaten common area property or the health and safety of condominium residents. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/aeab7569-5d82-461a-a31a-632cbd16cd66/E+Bike+-+Rack.jpg Newsletter - “HOT” TOPIC: E-BIKES AND DANGER THEY POSE - Make it stand out Advocates of electric bikes, who have been (and probably will remain) outspoken, say banning them is unwise and unfair, because it will impede the use of vehicles that are environmentally friendly and essential to the livelihoods of many people. Instead of banning the bikes, advocates say, condo associations and landlords should adopt rules targeting the risks they create, risks that stem primarily from purchasing flawed batteries or failing to maintain and charge the batteries properly. There may be some merit to that argument; as the technology evolves, the batteries will probably become safer. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e779b628-44ce-4865-a81f-169f27596f8e/Ground+Rules.jpg Newsletter - “HOT” TOPIC: E-BIKES AND DANGER THEY POSE - Make it stand out Adopting rules establishing safety requirements for the bikes is an alternative for associations that don’t want to ban them altogether. At a minimum, the rules should require owners to: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/short-term-rentals monthly 0.5 2023-03-07 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1e82428a-5200-48f6-8e83-7055e58dbc32/Pool+party.jpg Newsletter - SHORT-TERM RENTALS NO LONGER GENERATING HEADLINES BUT STILL CAUSING CONCERNS FOR CONDOMINIUM COMMUNITIES - Owners who were renting their units asserted their right to do so, while owners who objected to the rentals complained about the security threats they created, the wear and tear on common areas and amenities, the rowdy behavior of guests, and the vacation atmosphere created by an endless parade of transient residents who treated the units like the hotel rooms for which they were using them, rather than the residences that owners intended them to be. The hotel industry, meanwhile, complained about unfair competition from owners who were not subject to the health and safety rules with which hotels had to comply or the taxes they were required to pay. Lawmakers eventually responded to those concerns. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/471359ce-6c2c-4bc4-b62f-31ff45a62a07/legislation+gavel.jpg Newsletter - SHORT-TERM RENTALS NO LONGER GENERATING HEADLINES BUT STILL CAUSING CONCERNS FOR CONDOMINIUM COMMUNITIES - Make it stand out Legislative Remedies https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/df136762-13be-444d-8300-dd940dbd70e1/long+term+-+short+term+decision.jpg Newsletter - SHORT-TERM RENTALS NO LONGER GENERATING HEADLINES BUT STILL CAUSING CONCERNS FOR CONDOMINIUM COMMUNITIES - Letting Owners Decide https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3b3f9429-86af-443d-a0a2-a66923af65c8/regulation.jpg Newsletter - SHORT-TERM RENTALS NO LONGER GENERATING HEADLINES BUT STILL CAUSING CONCERNS FOR CONDOMINIUM COMMUNITIES - Regulating the Rentals https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d5453375-112f-46d0-b652-b66dce4ff8bd/Compliance+Standards+rules.jpg Newsletter - SHORT-TERM RENTALS NO LONGER GENERATING HEADLINES BUT STILL CAUSING CONCERNS FOR CONDOMINIUM COMMUNITIES - Essential Requirements Short-term rental restrictions should also define short-term rentals (periods of 30 days or less is a good marker) and require owners renting their units for short periods to: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/sjc-expands-employer-liability monthly 0.5 2023-06-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e4541906-211d-48bd-835e-1c020736d731/box+supplies.jpg Newsletter - MA SUPREME JUDICIAL COURT EXPANDS EMPLOYER LIABILITY FOR LATE PAYMENT OF WAGES - On a late Friday afternoon, you conclude an investigation into an employee’s alleged misconduct and determine that you must immediately terminate that employee. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1cefa343-26e6-405c-a3ca-4e426847adb9/compensation.jpg Newsletter - MA SUPREME JUDICIAL COURT EXPANDS EMPLOYER LIABILITY FOR LATE PAYMENT OF WAGES - So if you owed $10,000 to that employee on Friday, you would now be liable for three times that $10,000 and not just three days of interest on that $10,000. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/61992960-5333-485d-a196-b1ee047da418/salary+payment.jpg Newsletter - MA SUPREME JUDICIAL COURT EXPANDS EMPLOYER LIABILITY FOR LATE PAYMENT OF WAGES https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/8e46e060-7af0-460a-96dc-b476aab4c590/exit.jpg Newsletter - MA SUPREME JUDICIAL COURT EXPANDS EMPLOYER LIABILITY FOR LATE PAYMENT OF WAGES - First, employees who are terminated must be paid their final wages on the date of termination, and employees who resign must be paid on the next applicable pay day. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6265af6d-5c03-4f98-9931-f38768936cc3/employee+rights.jpg Newsletter - MA SUPREME JUDICIAL COURT EXPANDS EMPLOYER LIABILITY FOR LATE PAYMENT OF WAGES - The Wage Act is a strict liability statute, meaning that an employer’s intent is irrelevant in evaluating liability and damages. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/parking-dispute-resolution monthly 0.5 2023-02-13 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/93b1d7c9-368d-4759-a945-c87e6fd786ff/Handshake.jpg Newsletter - HOW NOT TO HANDLE A PARKING DISPUTE - The board’s inaction resulted in protracted litigation when working together with the owner likely would have resulted in a cheaper and faster resolution. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/6ebce3e7-bfed-4f0e-a5bb-e7bca07ac4b1/Line+parking+spaces.jpg Newsletter - HOW NOT TO HANDLE A PARKING DISPUTE - In actuality, only 11 spaces were used by individuals and the boundaries of those spaces did not match the recorded site plan. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9b423272-55eb-471d-b86b-d30b54ec301a/My+Space.jpg Newsletter - HOW NOT TO HANDLE A PARKING DISPUTE - The trustees’ unreasonable failure to act resulted in the Stahls inability to sell their spot and the subsequent litigation. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d59b67b0-d89f-4cd1-9c03-d6842ee89f00/Justice.jpg Newsletter - HOW NOT TO HANDLE A PARKING DISPUTE - The Court rejected the Trustee’s proposal for the Court to adopt a newly proposed site plan as the Judge found this to be outside the Court’s authority. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/487f9da2-3d51-4545-bb67-1ce6d3b10244/Key+Takeaways.jpg Newsletter - HOW NOT TO HANDLE A PARKING DISPUTE Trustees must follow the Master Deed and site plans when it comes to parking. The Trustees are not empowered to change exclusive use parking rights without the affected owner’s consent and without properly amending the docs/plan through an owner vote. When an owner presents an issue that can only be resolved via the board’s intervention and action, the board must do so. Sure, it is expensive and time consuming to amend a site plan or to re-line a parking lot. But inaction was not an option and that is what led to an lawsuit which was very much avoidable. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/keeping-budget-balanced monthly 0.5 2023-01-29 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/fd4590b8-2c50-477a-8074-0e277178795d/EXPLORE+OPTIONS.jpg Newsletter - KEEPING THE ASSOCIATION’S BUDGET BALANCED IN INFLATIONARY TIMES - On the revenue side, associations have some options, and when times are tight as they are now, it is worth looking at all options. Here are a few ideas to explore: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ac6e3ace-db17-48eb-969b-997e72b826c3/growth.jpg Newsletter - KEEPING THE ASSOCIATION’S BUDGET BALANCED IN INFLATIONARY TIMES - Look for Revenue But Be Realistic https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cdbd1ad1-66cd-4135-85d2-665a241dbf65/Cost+Control.jpg Newsletter - KEEPING THE ASSOCIATION’S BUDGET BALANCED IN INFLATIONARY TIMES - Try Cutting Costs - It is Hard But Possible https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/f33d8dbf-e1f7-4c11-ad85-efda8b1e4a55/Important.jpg Newsletter - KEEPING THE ASSOCIATION’S BUDGET BALANCED IN INFLATIONARY TIMES - On this list of measures boards can consider to increase fees or lower costs, there are a few important don’ts: https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/higher-interest-rates-make-t-bills-worth-considering-for-condo-reserve-investments monthly 0.5 2023-01-19 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2da62948-d782-4d36-b395-887d9b1c7a5e/Investment+options.jpg Newsletter - HIGHER INTEREST RATES MAKE T-BILLS WORTH CONSIDERING FOR CONDOMINIUM RESERVE INVESTMENTS - The investment mantra – do no harm – still applies. Pork futures, options and bitcoin are all off the table for association reserve funds – or should be. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ffdb2ae1-bfa7-4d5c-8840-8e86e74e4da6/risk+vs.+reward.jpg Newsletter - HIGHER INTEREST RATES MAKE T-BILLS WORTH CONSIDERING FOR CONDOMINIUM RESERVE INVESTMENTS - Best of Both Worlds https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/dc2c86f3-5e52-4827-9edd-47bdaa08a3b5/How+to+start.jpg Newsletter - HIGHER INTEREST RATES MAKE T-BILLS WORTH CONSIDERING FOR CONDOMINIUM RESERVE INVESTMENTS - You can purchase T-bills relatively easily, on line, but you can sell them only through a brokerage account, which the board should probably establish at the outset. Just make sure the institution at which you open a brokerage account understands condominiums and has experience dealing with them. Brokers unfamiliar with condominiums might balk at cashing out a matured T-bill if new board members have replaced those whose names are on the account. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/legislation-passed-regarding-electric-vehicle-charging-stations-in-the-city-of-cambridge monthly 0.5 2023-01-20 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/c6d119b4-f9fa-4b92-982f-60d30be783eb/Electric+vehicle.jpg Newsletter - LEGISLATION PASSED REGARDING ELECTRIC VEHICLE CHARGING STATIONS IN THE CITY OF CAMBRIDGE - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/5bc732cd-474c-4719-a5fd-b9b4bef80246/Cambridge.jpg Newsletter - LEGISLATION PASSED REGARDING ELECTRIC VEHICLE CHARGING STATIONS IN THE CITY OF CAMBRIDGE - At the outset, it is important to note that this new law only pertains to the City of Cambridge, and does not affect any other cities or towns in Massachusetts . https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/327859d8-db01-4b55-a422-de4e123e954e/Need+to+know.jpg Newsletter - LEGISLATION PASSED REGARDING ELECTRIC VEHICLE CHARGING STATIONS IN THE CITY OF CAMBRIDGE https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e789b281-b25a-453f-bd8c-ede93a6c5626/charging+stations.jpg Newsletter - LEGISLATION PASSED REGARDING ELECTRIC VEHICLE CHARGING STATIONS IN THE CITY OF CAMBRIDGE https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/boston-energy-ordinance monthly 0.5 2023-06-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/39343c2a-7727-476d-8b44-d9ccfc96a4e8/CO2.jpg Newsletter - BOSTON ENERGY ORDINANCE WILL CREATE DIFFICULT AND COSTLY COMPLIANCE CHALLENGES FOR CITY’S CONDO ASSOCIATIONS - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ec19b4e0-f79e-4871-a2f1-7e6cd0901bef/climate+changes.png Newsletter - BOSTON ENERGY ORDINANCE WILL CREATE DIFFICULT AND COSTLY COMPLIANCE CHALLENGES FOR CITY’S CONDO ASSOCIATIONS - Reporting Requirements Buildings subject to the regulations must report their annual energy usage in carbon emissions per square foot. That information isn’t included in your electricity, gas and water bills, but it is easily obtainable from the companies providing those services https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/afd5ffb7-03f1-4b2e-b5a6-2cb877cc6cd1/calculator.jpg Newsletter - BOSTON ENERGY ORDINANCE WILL CREATE DIFFICULT AND COSTLY COMPLIANCE CHALLENGES FOR CITY’S CONDO ASSOCIATIONS - The penalty for failing to reach the interim and final emission-reduction targets is $1000 per day for larger buildings (more than 35 units) and $300 per day for smaller ones (between 15 and 35 units). https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/meebsuccessful monthly 0.5 2023-01-10 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/lacupdate monthly 0.5 2023-06-27 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/83465f6d-37ae-45e8-abca-d3c865ac68ba/Mass.jpg Newsletter - LEGISLATIVE ACTION COMMITTEE MEMBERS NEVER STOP WORKING FOR COMMUNITIES - Make it stand out Massachusetts https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/3e92f3ba-b6e2-4993-972e-9c0568293507/Leglislation.jpg Newsletter - LEGISLATIVE ACTION COMMITTEE MEMBERS NEVER STOP WORKING FOR COMMUNITIES - On the Radar Other measures the LAC is eyeing with concern: https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/e4f91ed8-dd84-4bb6-9e25-dd4c5d66804f/Rhode+Island.jpg Newsletter - LEGISLATIVE ACTION COMMITTEE MEMBERS NEVER STOP WORKING FOR COMMUNITIES - Make it stand out Rhode Island https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/481ad81e-bf8c-4ec9-9ab0-53ac80dfb83f/New+Hampshire.jpg Newsletter - LEGISLATIVE ACTION COMMITTEE MEMBERS NEVER STOP WORKING FOR COMMUNITIES - Make it stand out New Hampshire https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/7el7n1il9jw0u9vzgruh4jysgnt0ds monthly 0.5 2022-11-09 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/our-growing-expertise-1 monthly 0.5 2022-10-09 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/9c63f81a-528c-4df8-9a02-de10d4da7352/Seth+Barnett+%282%29.jpg Newsletter - OUR GROWING EXPERTISE - Make it stand out Seth Barnett https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/dealing-with-association-operations-during-the-covid-19-crisis-bdkdd monthly 0.5 2022-10-01 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/bd041460-b732-4360-84b6-c93aa91763ed/In+the+news.jpg Newsletter - SURFSIDE SETTLEMENT - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/securityissues monthly 0.5 2022-11-11 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/7ebb7ce9-0e03-4cb8-9856-48e6c54b740f/VERDICT.jpg Newsletter - SECURITY ISSUES FOR ASSOCIATIONS - Make it stand out Condominium Security Decision Rattles Association Windows By: Pamela M. Jonah / pjonah@meeb.com https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ea233e31-d2d6-4fc8-aedb-be3724644dd6/phone+man.jpg Newsletter - SECURITY ISSUES FOR ASSOCIATIONS - The association also had an obligation to provide security in common areas, Judge Roach found, an obligation that, she acknowledged, Massachusetts courts have never specifically defined This decision doesn’t provide that definition either, but it does find an association’s obligations to be more explicit and potentially broader than we have seen in other decisions. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/ca00e7b9-08f7-4051-8c9c-9957be202e10/experts.png Newsletter - SECURITY ISSUES FOR ASSOCIATIONS - • Consider hiring a security consultant to review your community’s security needs. Bear in mind, however, that the failure to implement the consultant’s recommendations will almost certainly be cited as evidence that the board breached its obligation to provide adequate security. If you reject security recommendations, make sure you have sound reasons for doing so. https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/employee-spotlight monthly 0.5 2022-08-23 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/itshotoutside monthly 0.5 2022-08-23 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/sjc-decision-narrows-the-window-for-filing-construction-defect-suits monthly 0.5 2022-08-16 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/new-loan-guidelines-create-headaches-for-condos-but-also-focus-attention-on-maintenance-obligations monthly 0.5 2022-09-09 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/recent-changes-in-the-joint-employer-rule-may-expose-associations-and-management-companies-to-unanticipated-liability monthly 0.5 2022-03-22 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/own-a-drone-better-make-sure-pilot-is-licensed-and-device-is-registered-and-insured monthly 0.5 2022-03-22 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/lender-questionaires-heat-up monthly 0.5 2021-11-18 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/you-looking-at-me-video-doorbell-cameras-trigger-privacy-concerns-and-potential-liability-risks monthly 0.5 2021-11-18 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/fnma-update monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/your-condominium-building-is-probably-not-going-to-collapse-but-ignoring-or-delaying-needed-repairs-and-maintenance-could-be-problematic-and-expensive monthly 0.5 2021-10-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/hud-provides-more-guidance-on-emotional-support-animals-but-little-help-for-association-boards-dealing-with-accommodation-requests monthly 0.5 2021-09-15 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/requiring-employees-to-be-vaccinated-against-covid-19 monthly 0.5 2021-09-15 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/assessment-of-rules-enforcement-legal-fees-in-new-hampshire monthly 0.5 2021-09-15 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/its-not-what-it-looks-likethe-ins-and-outs-of-windows-and-doors monthly 0.5 2021-08-19 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/cdc-issues-a-new-eviction-moratorium-prohibiting-evictions-in-communities-experiencing-high-levels-of-covid-19 monthly 0.5 2021-08-19 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/electric-cars-were-coming-now-theyre-here-condo-associations-have-to-plan-for-the-charging-stations-owners-are-going-to-demand monthly 0.5 2021-08-18 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/back-to-basics monthly 0.5 2021-04-15 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/back-to-work-vel-non-or-vacinated-vel-non monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/massachusetts-eviction-moratorium monthly 0.5 2021-05-10 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/annoyance-or-harassment-what-to-do-when-owners-cross-that-line monthly 0.5 2021-05-05 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/condominium-forms-caring-committee-to-help-residents-during-covid-19 monthly 0.5 2021-04-06 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/update-on-operations-during-the-covid-19-crisis monthly 0.5 2021-04-06 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/uncategorized/r-i-superior-court-creates-covid-19-non-liquidating-receivership-program-to-assist-businesses-affected-by-covid-19 monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/sba-emergency-loan-program-offers-pandemic-relief-to-association-management-companies monthly 0.5 2021-03-09 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/what-about-property-management-when-it-comes-to-business-closures monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/what-about-urgent-business-if-meetings-are-to-be-avoided monthly 0.5 2021-03-09 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/dealing-with-association-operations-during-the-covid-19-crisis monthly 0.5 2022-09-09 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/the-curious-case-of-the-steak-and-tuna-sub monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/uncategorized/hud-issues-guidance-on-reasonable-accommodations-for-assistance-animals monthly 0.5 2021-03-09 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/important-reminder-to-comply-with-upcoming-deadlines-under-the-massachusetts-paid-family-medical-leave-act monthly 0.5 2021-03-09 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/united-states-supreme-court-issues-landmark-takings-case monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/meeb-settles-2-unit-condominium-construction-defect-suit-for-600000 monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/embracing-electronic-voting monthly 0.5 2022-02-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/appeals-court-decision-holds-that-no-diligence-is-not-reasonable-diligence-in-foreclosure-sales monthly 0.5 2021-03-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/owner-did-not-have-to-share-in-costs-to-renovate-limited-common-areas-for-others-exclusive-use monthly 0.5 2021-03-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/new-boston-ordinance-regarding-electric-vehicle-charging-stations monthly 0.5 2021-03-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/governor-signs-short-term-rental-legislation monthly 0.5 2021-03-22 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/even-when-the-board-doesnt-have-the-numbers-to-act-you-still-must-follow-the-rules-of-the-association monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/when-it-comes-to-do-make-sure-your-board-is-in-the-know monthly 0.5 2018-12-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/a-bully-in-the-building monthly 0.5 2018-12-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/a-rule-is-a-rule-or-is-it monthly 0.5 2018-11-14 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/annual-meetings-are-a-great-time-for-protective-amendments monthly 0.5 2018-11-14 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/the-use-of-social-media-in-connection-with-employment-decisions-tips-and-traps-for-the-unwary monthly 0.5 2018-09-18 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/death-taxes-and-common-expenses monthly 0.5 2018-09-18 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/massachusetts-new-noncompetition-agreement-law monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/flying-drones-is-not-harassment monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/court-holds-that-condominium-trust-might-have-legal-obligation-to-notify-owners-about-the-existence-of-sex-offenders-living-at-condominiums-and-laibility-for-failing-to-do-so monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/not-in-my-club-house monthly 0.5 2018-07-20 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monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/appeals-court-splits-automatic-registration-accreted-land monthly 0.5 2016-12-30 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/land-court-judge-holds-text-messages-can-create-enforceable-contracts monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/rhode-island-supreme-court-lets-unit-expansion-stand monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/trick-treat-accommodate-dont-discriminate monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/city-sidewalks-busy-sidewalks monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/condominium-successfully-challenges-developers-transfer-reservation-rights monthly 0.5 2016-11-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/ready-changes-new-hampshire-condominium-act monthly 0.5 2016-11-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/supreme-judicial-court-interprets-residential-automatic-sprinkler-provision-massachusetts-fire-prevention-act monthly 0.5 2016-11-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/uncategorized/updated-regulations-for-determining-whether-white-collar-salaried-employees-are-exempt-from-overtime monthly 0.5 2016-11-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/collecting-delinquent-condominium-fees-new-hampshire-just-got-difficult monthly 0.5 2016-11-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/winter-coming-ready monthly 0.5 2016-11-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/virtual-attendance-meetings monthly 0.5 2016-11-28 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/governor-signs-public-records-law-overhaul monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/meeb-wins-parking-easement-case-appeals-court monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/undue-burdens-board-members-property-managers-unnecessarily-unwittingly-assuming-tremendous-responsibilities-potential-liabilities monthly 0.5 2016-07-26 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/massachusetts-appeals-court-upholds-1978-shared-parking-agreement-two-condominiums monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/rules-regulations-unenforceable monthly 0.5 2016-04-15 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/uncategorized/always-feel-like-somebodys-watching monthly 0.5 2016-04-15 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monthly 0.5 2015-11-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/selective-enforcement-a-unit-owners-potential-defense-to-an-associations-enforcement-of-rules-and-regulations monthly 0.5 2015-11-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/the-statutes-of-limitations-and-repose monthly 0.5 2015-11-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/hoarding-in-community-associations monthly 0.5 2015-11-04 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/five-takeaways-condominium-associations-can-learn-from-brady-v-nfl monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/policyholder-gets-fees-in-dispute-with-insurer monthly 0.5 2015-08-26 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/understanding-your-fiduciary-duty-as-a-condominium-board-member monthly 0.5 2015-08-26 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https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/newsletter/ten-things-massachusetts-employers-know-newly-enacted-parental-leave-act monthly 0.5 2022-07-21 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/uncategorized/boards-must-ask-the-right-questions-to-ensure-a-smooth-transition-to-owner-control monthly 0.5 2010-07-01 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/category/Newsletter monthly 0.5 https://www.meeb.com/marcus-errico-emmer-brooks-newsletter/category/General monthly 0.5 https://www.meeb.com/marcus-errico-emmer-brooks-pc-3 daily 0.75 2026-02-06 https://www.meeb.com/marcus-errico-emmer-brooks-pc-3/boir monthly 0.5 2024-01-24 https://www.meeb.com/marcus-errico-emmer-brooks-pc-3/cta-requirements monthly 0.5 2024-01-25 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1f804186-5ff0-4967-ab4e-cfb0a431c11c/Money+social+security.jpg Legal Alerts and Updates - CTA REPORTING REQUIREMENT - Entity name and tax identification number. Names of board members, including birthdate, address, and identifying number from driver’s license, state ID, or passport. Identity of the individual with substantial control over the financial reporting for the association. Changes, corrections, and additions to the filing must be made within 30 days of when the change occurs and is known. https://www.meeb.com/marcus-errico-emmer-brooks-pc-3/important-changes-ri monthly 0.5 2023-11-20 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/2470a385-26e3-4fc8-8ee6-27afee68e49a/Transparancy+-+RI.jpg Legal Alerts and Updates - IMPORTANT CHANGES TO RHODE ISLAND CONDOMINIUM LAW - Boards are strongly encouraged to review their condominium documents to make sure there are no limits on the deductible for the Association’s policy. Additionally, it is recommended that Boards adopt a policy that details this responsibility and how insurance claims for the Association will be handled in the future. Making Unit Owners aware of this obligation will help to ensure that the coverage will be in place at the time of a loss. We cannot over emphasize the importance of having a policy in place so when an insurance loss occurs that policy will serve to avoid any issues. 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daily 0.75 2021-03-15 https://www.meeb.com/developer-transition daily 0.75 2021-03-15 https://www.meeb.com/landlord-tenant daily 0.75 2021-03-15 https://www.meeb.com/employment daily 0.75 2021-03-15 https://www.meeb.com/common-expense-lien-enforcement daily 0.75 2021-03-15 https://www.meeb.com/amendments daily 0.75 2021-10-26 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/506bee0d-7f2d-479b-b6f8-b862189f146a/virtual+meetings.jpg Amendments - ELECTRONIC VOTING AND VIRTUAL MEETINGS AMENDMENT Most condominium documents fail to address whether members of the Board may attend and conduct meetings electronically or whether Owners can vote or sign documents electronically. 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In particular, the amendment provides for the purchase of the master insurance policy with so-called “All In” coverage, to insure Common Areas and Facilities and all of the Units with all fixtures, additions, alterations, and improvements, but not including any furniture, furnishings, or household and personal property belonging to and owned by individual Unit Owners or Tenants. The Amendment also provides for a deductible which is directly proportional to the amount of such loss related to such Unit, or Units, and/or the amount of the loss related to the Common Areas and Facilities. Further, the Amendment requires all Unit Owners to obtain insurance to cover the master policy deductible and their personal property in the event of a casualty loss. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/d7a55a82-959b-4453-bac2-a03870f10ded/leasing-rental+amendment.jpg Amendments - LEASING/RENTAL AMENDMENT There is no question that unit owners living in their condominium units tend to take better care of their units and the common areas of the condominium in which they reside than tenants leasing a unit from a unit owner. Adopting or amending leasing provisions can ensure that your condominium meets the owner-occupancy percentages that mortgage lenders require and can help reduce nuisance issues related to tenants from occurring. Restrictions can range from setting a maximum number of units that can be rented at any one time to requiring that unit owners first live in their unit for a set period of time before being allowed to rent/lease their unit. In addition, this type of amendment also addresses requiring unit owners to reference condominium documents including rules and regulations of the condominium within their unit lease, provide copies of the lease to the association each and every time there is a new tenant, and address unacceptable behavior of tenants. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/415c9e6a-10cc-4c5c-982b-0361e66e56bc/pet+amendment.jpg Amendments - PET AMENDMENT Pets in condominiums can stir up all sorts of issues between pet owners and non-pet owners. One way to get ahead of the game is for communities to draft and adopt pet provisions that fit their own individual communities. This type of amendment can range from limiting the number, kind, and size of pets per unit, as well as prohibiting the keeping of all, or some kinds of pets. Already have some pets in the community but want to prohibit future pets? We can build in grandfathering provisions so existing owners with pets can keep them, but new residents cannot maintain them. Likewise, this type of amendment can also provide general restrictions and guidance for having pets and provide authority of the managing board to remove problem pets from the community if nuisance or safety issues arise. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/cc16ce4c-1c31-4836-8a1a-1f4e3c0cb78d/short-term+rental+amendment.jpg Amendments - SHORT-TERM RENTAL AMENDMENT The online rental/vacation market is booming and doesn’t appear to be slowing down anytime soon. Many condominium communities have been blindsided by the popularity of rental sites such as Airbnb and other sites wherein unit owners rent their unit(s) (or rooms in their unit) on a nightly or short-term basis. Unfortunately, many communities have felt the negative effect of short-term leasing and having new vacationers moving in and out of the buildings like a hotel. This amendment prohibits short-term transient use of a unit, or portion of a unit, including, but not limited to listing services such as Airbnb, and also covers situations where owners “swap” the use of their unit instead of receiving actual payment. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/a5be6845-4821-411d-a243-c919a772865e/marijuana+amendment-2.jpg Amendments - SMOKING/MARIJUANA AMENDMENT This Amendment responds to the legalization of medical and recreational marijuana, which became legal in the Commonwealth of Massachusetts. These laws permit Massachusetts residents (including condominium unit owners) to (1) smoke and consume marijuana in their units, (2) to grow between 6 - 12 marijuana plants at a time in their units, and (3) to open marijuana retail stores, a/k/a “pot shops” subject to certain licensing and regulations. The Marijuana Amendment provides for the prohibition of smoking, growing, and/or sale of marijuana at a condominium (some condominiums want to just ban growing and retail sales). https://www.meeb.com/resolutions daily 0.75 2023-06-25 https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1633637655303-X8T7LGY4RIEUY91TMQVQ/anti-litigation.jpg Resolutions - ANTI-LITIGATION RESOLUTION This resolution targets the “derivative” lawsuits owners file against boards, accusing them of failing to execute their responsibilities. The Massachusetts Legislature adopted the Uniform Corporations Business Act to protect businesses from costly frivolous litigation. The statute includes a provision specifying that a derivative suit can be filed against a corporate board only if it is in the best interests of the corporation. This resolution applies that principle to the condominium association, specifying that a derivative suit can be brought against the board only if more than 50% of the condominium owners approve it. One insurance company, Travelers Bond, has decided to give any condominium it insures that adopts this resolution a 10% on its next directors’ and officers’ policy premium. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1633633197626-79IK7EUGFMUVU8APICDJ/Drone.jpg Resolutions - DRONE RESOLUTION This Resolution is a response to the increasing popularity of the private use of unmanned aircraft systems (commonly called drones). The resolution sets limits and restrictions on residents’ use of drones on common area and protects the Condominium from the potential for liability caused by drones. This package includes the recordable Resolution but does not include out of pocket expenses. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1633636083956-RS9VTPOKJAGGNLC7WVC6/Flag.jpg Resolutions - FLAG RESOLUTION This resolution responds to the Freedom to Display the American Flag Act of 2005, which Congress enacted after a spate of widely publicized law suits challenging condominium association rules prohibiting owners from displaying flags. The law prohibits associations from barring the display of U.S. flags on exclusive use common areas, but it allows communities to adopt “reasonable restrictions” governing the time, place and manner of those displays. The resolution details restrictions that address the community’s reasonable concerns without interfering with the statutory rights of owners. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1633636138628-JZTIWOLMTY8WVG77ZXA2/Insurance.jpg Resolutions - INSURANCE RESOLUTION Few questions are as confusing or as likely to trigger disputes between owners and condominium boards as those involving insurance claims. This resolution outlines the steps the board will take to reduce claims and control insurance premium costs and describes the standard operating procedures the board will follow to manage claims that arise. The resolution includes an owner’s release form for settled insurance claims and it clarifies the critical question of who is responsible for paying the association’s deductible. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1633636248467-2R1RGV5KRAXA0SFLV4SX/Maintenance.jpg Resolutions - MAINTENANCE RESOLUTION The explosion of mold-related litigation and the refusal of most insurance companies to cover mold-related damages have heightened awareness of the need to avoid the water damage that can create mold. This resolution is designed to educate owners about this concern and to clarify their responsibility to maintain their units to minimize mold risks. The resolution specifies measures owners are required to take (e.g. regulating the moisture, humidity and temperature in their units, reporting or repairing leaks immediately, keeping the heat on during winter vacations) and attempts to shift liability for mold damage to owners who fail to meet their maintenance obligations. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1633636582882-UIE942BXE8SQYBUWM6LB/Satellite+Dish.jpg Resolutions - SATELLITE RESOLUTION Like the Flag Resolution, this one responds to federal law – the Federal Telecommunications Act of 1996 — which allows condominium owners to install satellite dishes and antennas on exclusive use common areas, but also allows associations to reasonably regulate the installations. The Federal Communications Commission regulations implementing the law specify that associations must enact a resolution outlining the restrictions they intend to impose in order to exercise this authority. In addition to detailing the installation restrictions and requirements, the resolution package includes a letter to owners, an instruction letter to the board, and a notification form to be distributed in connection with installations. https://images.squarespace-cdn.com/content/v1/5e8b98e786eff9497ca943d5/1633636766231-EQEMBRP7LFZYW8LWNE97/Snow.jpg Resolutions - SNOW REMOVAL | TREATMENT RESOLUTION This resolution is designed to help associations trim their snow removal and treatment budgets and reduce exposure to liability for snow and ice related claims at the same time. Many jurisdictions (including Massachusetts), have recently expanded the standard for determining liability in snow related injury cases and are simply more plaintiff friendly, making it much easier for an aggrieved party to allege their injuries were the result of an association’s negligence. When it comes to snow and ice removal, associations are being asked to do more, quicker, and without regard to the realistic budget constraints they face. Within the frame- work of individual condominium documents and applicable state condominium statutes, this resolution allocates responsibility for snow and ice removal between the association and individual unit owners, defines areas to be treated by each party, and communicates the level of snow and ice treatment, and the timing for such, which is right for individual communities. https://www.meeb.com/condominium-acts-2 daily 0.75 2025-08-04 https://www.meeb.com/boir-form-instructions daily 0.75 2024-11-20 https://www.meeb.com/boir-instructions daily 0.75 2024-11-21