NEW Table of Contents

CHAPTER 1. CONDOMINIUM LAW – AN OVERVIEW 1

• I. COMMON INTEREST DEVELOPMENTS 1
  • A. Types of Common Interest Developments 1
  • B. Differences Between Condominium Projects, Planned Developments, and Stock Co-ops 2
• II. HOMEOWNERS’ ASSOCIATION STRUCTURE 3
  • A. Legal Structure of Homeowners’ Associations 3
  • B. Governing Documents and Plans 4
    • 1. Subdivision Map or Condominium Plan 4
    • 2. Declaration of Covenants, Conditions and Restrictions (often simply called the “Declaration” or the “CC&Rs”) 5
    • 3. Articles of Incorporation 5
    • 4. Bylaws 6
    • 5. Homeowners’ Association or House Rules 6
  • C. Law Governing the Governing Documents 6
    • 1. Statutory Law 6
    • 2. Case Law 7
    • 3. California Department of Real Estate Regulations 7
  • D. Other Issues Regarding the Governing Documents and the Law 8
    • 1. Binding Effect of Governing Documents 8
    • 2. Liberal Construction of Governing Documents 8
    • 3. Conflicts between the Governing Documents and Statutory Law 8
    • 4. Ambiguous or Unclear Governing Document Provisions 9
    • 5. Unreasonable or Unfair Governing Document Provisions 9
    • 6. Owner’s Right to Inspect and Copy Governing Documents and Homeowners’ Association Books, Records, Minutes and Rules 9
    • 7. Amending Governing Documents: Procedural Requirements 11
      • a. CC&Rs 12
        • (i) Eliminating Developer-Related CC&R Provisions 13
        • (ii) Court Ordered Amendment of CC&Rs 13
        • (iii) Extending Life of the CC&Rs 14
        • (iv) Special Approvals 15
        • (v) Ballot Solicitation 16
      • b. Bylaws 16
      • c. Articles of Incorporation 17
      • d. Condominium Plans and Subdivision Maps 18
    • 8. Identity of “Declarant” 18
• III. OWNERSHIP, ACCESS AND USAGE 19
  • A. Individually Owned Portions of a Condominium Project 19
  • B. Individually Owned Portions of a Planned Development 20
  • C. Ownership of Common Areas 20
  • D. Use of Common Areas 21
    • 1. By a Unit or Lot Owner 21
    • 2. By a Non-Resident Unit or Lot Owner 21
    • 3. By Guests and Tenants 21
    • 4. Restrictions on or Fees for Use of Common Area 22
  • E. Exclusive Use or Restricted Common Area 22
  • F. “Percentage Interest” or “Common Interest” 23
  • G. Party Walls 23
  • H. Partition 23
  • I. Individual Unit or Lot Split Off 24
  • J. Sale or Exchange of Portions of Unit or Lot 24
  • K. Sale or Exchange of Exclusive Use or Restricted Common Area 25
  • L. Combination of Two or More Units or Lots 25
  • M. Access 25
    • 1. Homeowners’ Association Access to Individually Owned Units or Lots 25
    • 2. Unit or Lot Owner Access to Neighboring Unit or Lot 26
  • N. Rental Restrictions 26
  • O. Transfer of Ownership 27

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