J & N REALTY, INC.

Neighbor Dispute or Association Issue?  

Defining Association Duty to Resolve Homeowner Disputes 

Neighbor-to-Neighbor or Association? 

What is the association’s duty or authority to be involved in “neighbor to neighbor” disputes? 

Association’s duty and authority to be involved in “neighbor to neighbor” disputes comes from: 

·         Governing Documents 

·         Federal, State and Local laws 

·         Legal Risk of Inaction 

·         Ethical/Moral/Right Thing to do 

·         Other? 

Association’s duty and authority is often found in the Governing Documents CC&Rs generally contain: 

·         “nuisance” provisions 

·         “quiet enjoyment” provisions 

·         Use restrictions 

Architectural provisions 

CC&Rs may also contain: 

·         View protection 

·         Fencing requirements 

·         Structural Modification restrictions 

·         Other types of restrictions 

How involved does the association have to become in neighbor-to-neighbor disputes? 

·         Duty of reasonable investigation 

·         Duty of the reasonably prudent landlord 

·         Duty to enforce the Governing Documents 

·         Procedures for handling reports/complaints 

·         Different procedures for different types of complaints/disputes 

·         Behavioral situations (harassment, threatening behavior) 

·         Dangerous physical conditions  

·         Third party criminal conduct 

·         Disputes/problems that only affect one other home? 

·         Hatfields/McCoys vendettas? 

Do all affected neighbors need to be involved? 

What is the project configuration? 

·         Stacked/High Rise? 

·         Terraced streets? 

·         Density? 

Biggest areas of neighbor-to-neighbor disputes: 

Noise 

·         Partying 

·         Hard surface flooring 

·         Daily living noise 

·         Music/TV 

·         Walking/Jumping/Playing 

·         Differing work/sleep schedules 

Odors 

·         Second hand smoke 

·         Cooking odors 

·         Animal 

·         Barbecues 

·         Fire pits 

·         Incense/Marijuana 

Structural modifications 

·         Architectural applications 

·         View Issues 

·         Fencing 

·         Banners/Flags 

·         Statues/Art 

·         Commercial Use 

·         Landscape 

·         Hoarding/clutter 

Legal Issues: What the lawyer will want to know about the situation 

·         Duration of problem 

·         Prior owner installed 

·         Association lack of enforcement 

·         Association selective enforcement 

·         Discrimination 

·         Forseeability of possible criminal/violent acts  

·         Only one owner/unit affected 

·         Future maintenance/repair obligations  

·         Changed conditions 

·         Reluctant witnesses 

·         Lack of reliable evidence 

·         Other 

Enforcement 

·         Perform a reasonable investigation. Visit the property, listen to the noise, photograph the violation 

·         If it is possible to corroborate/verify the situation, then a violation letter should be sent 

·         Possibly violent/criminal actions should immediately be reported to the police 

·         Sometimes an informal meeting will work… 

·         Hearings/fines/suspension of privileges, etc. 

·         IDR 

·         Involve the Association’s lawyer (the letter from the lawyer) 

·         ADR 

·         Lawsuit –Temporary restraining order, preliminary injunction, permanent injunction 

·         Other