STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF FLORIDA LAND SALES, CONDOMINIUMS, AND MOBILE HOMES

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1 STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF FLORIDA LAND SALES, CONDOMINIUMS, AND MOBILE HOMES IN RE: PETITION FOR ARBITRATION Coastal Garden Condominium, Inc., Petitioner, v. Case No Paul Winfrey and Fances Winfrey, Respondents. / FINAL ORDER Pursuant to notice, the undersigned arbitrator of the Division of Florida Land Sales, Condominiums, and Mobile Homes convened a formal hearing in this case on July 21, During the hearing, the parties presented the testimony of witnesses, tendered documents into evidence and cross-examined the other party s witnesses. This order is entered after consideration of the complete record in this matter. APPEARANCES For Petitioner: Steven A. Mason, Esq Sheridan Street Suite 201 Hollywood, Florida For Respondents: Kenneth M. Altman, Esq. Morris Bart, Ltd th Street Suite 200 P.O. Box 218 Gulfport, Mississippi

2 PRELIMINARY STATEMENT On February 4, 2005, Costal Garden Condominium, Inc, (the association) filed a petition for arbitration naming Paul Winfrey and Frances Winfrey as the respondents. The petition alleged that the respondents had violated paragraphs L(4) and L(6) of the declaration of condominium by maintaining and operating a washing machine and clothes dryer (washer/dryer) in their unit in that the installation of the washer/dryer was not approved by the association s board of directors. The petition further alleged that the installation resulted in illegal alterations to and potentially unsafe and hazardous modifications to the common elements. The respondents do not deny that they are maintaining a washer/dryer in their unit but assert that the plumbing and electrical connections were present when they purchased the unit and have asserted affirmative defenses including selective enforcement, laches and equitable estoppel. A hearing was held on July 21, 2005, at the association s attorney s offices during which the arbitrator appeared via telephone. Both parties have filed recommended orders which have been reviewed by the arbitrator prior to entering this final order. FINDINGS OF FACT 1. The respondents are the record owners of unit 101 located at the Coastal Garden Condominium (the condominium). 2. Coastal Garden Condominium, Inc. (the association) is the entity responsible for the operation of the condominium. follows: 3. Section L(4) the declaration of condominium provides, in pertinent part, as 2

3 The common elements shall include the land and all improvements which are not included within the units, together with such other items as are set for in the Condominium Act. Unit owners shall be deemed to own the inner decorated and/or finished surfaces of the perimeter walls, floors and ceilings, together with the walls and partitions contained within the perimeter boundaries of the owners respective units, including plaster, paint wallpaper, carpeting, etc., but shall not be deemed to own any portion of those items defined as common elements by the Condominium Act. No material alteration or substantial additions to the common elements shall be made, except upon the affirmative vote of 75% of the unit owners. No unit owner shall make any alteration, or do any work, within his respective unit, unless approval therefore first be given by the Board of Directors, which approval shall not be unreasonably withheld unless the work, improvement, or addition would tend to jeopardize the safety or soundness of the common elements, or would in any way impair easements, other than normal painting, carpet replacement, minor repairs or the like follows: 4. Section L(6) of the declaration of condominium provides, in pertinent part, as (h) Unit owners, their families, guests, invitees, lessees or their agents, servants or employees shall in no way deface or mar or make any alteration, repair or replacement, or change, in or to the common elements, and shall be liable for damages therefore 5. The respondents are maintaining a washer/dryer in their unit. 6. The condominium units were not originally built with washer/dryer connections. 7. There is a community laundry room at the condominium. 8. The condominium documents do not specifically prohibit the maintenance of a washer/dryer. 9. The electrical and plumbing connections supporting the washer/dryer were installed by a prior owners of the unit, Victor and Terri Tabaac (the Tabaacs ). 3

4 10. The respondents purchased their unit in 1996 and installed the washer/dryer within about thirty days of moving into the unit. They simply attached the machines to the previously installed electrical and plumbing connections. 11. The washer/dryer connections were apparently installed by a prior owner sometime in When the Tabaacs purchased the unit in 1993, they completed an extensive renovation of the unit of which the board was aware. 12. The installation of the plumbing servicing the washing machine required modification to the outside wall of the unit in order to relocate the cleanout opening. Likewise, installation of the exhaust vent servicing the dryer involved penetrating the outside wall of the unit. These projects would have been readily observable and there installation would have required sledge-hammering or jack-hammering through the wall. These modifications constitute material alterations. 13. The installation also required connecting the washing machine to plumbing contained in the unit and the addition of a new breaker to the unit s electrical panel to power the clothes dryer. 14. Robert O Brien, a certified plumbing contractor in Florida was accepted as an expert in plumbing. Mr. O Brien testified that the plumbing connections do not comply with the current State of Florida Building Code nor the Southern Building Code that was in effect at the time of installation in the following ways: a. The drain-line from the washing machine uses 1 ½ piping where the codes require 2 piping. b. The drainline is too far from the drain vent under either code. 4

5 c. The drainline lacks a p-trap which prevents sewer gas and vermin from entering the unit or if there is a p-trap, it is located too far down line to meet code based upon his visual inspection using an optical scope. 15. Mr. O Brien indicated that the installation would have required a plumbing permit. 16. Norman F. Brag, a licensed professional electrical engineer and master electrician in the State of Florida was accepted as an electrical expert. Mr. Brag testified that the installation of the electrical service for the dryer involved the addition of 30 amp breaker to the unit s electrical panel. The breaker servicing the dryer is a wafer/minibreaker, which is smaller than a standard breaker and is usually installed when retrofitting the electrical service due to limited space. Such a change would have required an electrical permit. 17. The City of Hallandale Beach, Florida (the city), is the governmental subdivision responsible for enforcing building codes applicable to the condominium. 18. Antonio Gonzalez, the building official for the City of Hallandale Beach, Florida, indicated that the washer/dryer plumbing and electrical modifications required permits. After searching the city s electronic records and undertaking a manual inspection of files not maintained in the city s electronic database, Mr. Gonzalez was unable to find any applicable permits issued for the washer/dryer. 19. At the association s behest, the city issued the code violation citations to the respondents on June 21, 2005, for installing a washer connection without a permit and on 5

6 July 7, 2005 for installing plumbing without a permit and improperly performing electrical work done without a permit. 20. After receiving the code violation citations, the respondents have undertaken efforts to comply by removing the washer/dryer and applying for permits. Although the respondents have removed the washer/dryer and moved to another home since the filing of the petition, they would like to reinstall the washer/dryer and return to the unit. 21. In November 2004, the association s legal counsel sent the respondents a letter demanding that they remove the washer/dryer. 22. Around this same time, the association was aware that the owner of unit 201 was maintaining a washer/dryer in her unit. 23. The association took no formal action against the owner of unit 201, with board members only speaking to her informally. The association indicated that it did not feel it was necessary to take formal action because the unit owner is selling her unit and she agreed that a condition of the sale would be to prohibit the re-installation of a washer/dryer. However, the association only learned of the unit owner s intent to sell her unit about thirty days prior to the final hearing. Up until this time the owner of unit 201 opposed removal of her washer/dryer. In fact, at the time the association filed the petition against the respondents, the owner of unit 201 was continuing to resist the removal of her washer/dryer. 24. The association also indicated that it did not file an arbitration action against owner of unit 201 because it was awaiting the outcome the present action. 25. The association has not had the washer/dryer installation in unit 201 inspected by an electrician or plumber and has not reported it to the city. 6

7 CONCLUSIONS OF LAW The petitioner is a condominium within the meaning of section , Florida Statutes. The undersigned has jurisdiction over the parties to and the subject matter of this dispute, pursuant to section , Florida Statutes. The respondents, by their ownership of a unit at the condominium, are required to comply with all governing condominium documents. The respondents do not deny that they are maintaining a washer/dryer in their unit. It is also undisputed that the condominium documents do not specifically prohibit a washer/dryer. In support of its contention that washer/dryers are prohibited in individual units, the association relies upon sections L(4) and L(6) of the declaration of condominium. The association argues that installation of the washer/dryer and its supporting plumbing and electrical connections constitute a material alteration or substantial addition to the common elements and that they are a hazard for which the proper approval was not sought or received in violation of section L(4) of the declaration. Similarly, the association contends that the modifications alter or mar the common elements in violation of section L(6) of the declaration. It is quite clear that the installation of the plumbing and exhaust vent supporting the washer/dryer altered and defaced a common element wall. 1 The installation involved breaking through the wall to reroute part of the plumbing and for the permanent placement of an exhaust vent hood on the outside of the wall. Thus, the installation of the washer/dryer violates section L(6) of the declaration of condominium. 1 The undersigned notes that this provision does not require that the alteration be material in nature and, therefore, has a more expansive application than the material alteration provision addressed below. 7

8 A material alteration or substantial addition to the common elements which is not approved by at least 75% of the unit owners violates paragraph L(4) of the declaration. A material alteration or addition to a building palpably or perceptively varies or changes the form, shape and elements or specifications of a building from its original design plan, or existing condition, in such a manner as to appreciably affect or influence its function, use or appearance. Sterling Village Condo. Inc. v. Breintenbach, 251 So.2d 685 (Fla. 4th DCA 1971). The association argues that respondents have materially altered the common electrical and plumbing system by attaching a washer/dryer to the condominium unit s electrical and plumbing system which in turn connects to the building s common element systems. Such is the case in Environ Condominium II Assoc., Inc. v. Friedland, Arb. Case No , Final Order (February 24, 1997), where the arbitrator found that the installation of a washer and dryer materially altered the common element plumbing system based upon testimony of a plumbing expert who reviewed the plans for the building and concluded that the building s common plumbing could not handle the installation of washing machines in each unit. However, in the instant matter the association did not present sufficient evidence to establish the installation of a washer/dryer in the respondents unit would result in such a material alteration to the common plumbing or electrical systems. It is clear that installation of the plumbing line and dryer vent through the outside of the unit was a material alteration. The respondent relies upon Colonial Club Condominium Assoc. Section I, Inc. v. Grunberg, Arb. Case No , Final Order (April 6, 2000) in support of their argument that such modifications are not a material alteration. However, 8

9 the unit owner in Colonial Club managed to install a washer/dryer without directly connecting to or breaching any of the common elements. The respondent further contends that the modifications should not be considered a material alteration because they are not of a structural nature. However, a material change has been given a much more expansive treatment in the arbitration case law and is a broader term than a structural change which may be considered a subset of material changes. Fourth Gulfstream Garden Apartments Condominium, Inc. v. Manno, Arb. Case No , Final Order (January 19, 2000). Section L(4) of the declaration clearly prohibits material alterations to the common elements. Section L(4), of the declaration of condominium, also generally prohibits a unit owner from making any alteration or doing any work, within his respective unit, unless approval is first given by the Board of Directors. The provision further provides that the association need not approve the alteration if it would jeopardize the safety or soundness of the common elements. The association did not grant approval for the installation of the washer/dryer in the respondents unit. Furthermore, the installation has been cited for building code violations and the association s experts indicated there were serious flaws in its installation. Therefore, it is reasonable for the association not to approve the flawed installation of the washer/dryer. Thus, the washer/dryer installation also violates this aspect of section L(4) of the declaration of condominium. The respondents argue that they should not be responsible for modifications made to install the electrical and plumbing service for the washer/dryer because they were installed by a prior owner. This argument fails as a unit owner is liable for modifications made to the unit by a prior owner that violate the condominium documents. See Palm 9

10 Royal Apartments, Inc. v. Flaherty, Arb. Case No , Summary Final Order (December 12, 1996). The respondents contend that the association is selectively enforcing the above restrictions. To prove the defense of selective enforcement, a party has to show that there are instances of similar violations of which the governing body has notice but in which they have refused to act. See White Egret Condominium, Inc. v. Franklin, 379 So.2d 346 (Fla. 1979); see also Killearn Acres Homeowners Association, Inc. v. Keever, 595 So.2d 1019, 1021 (Fla. 1st DCA 1992); and, Camelot II Condominium Assn., Inc. v. Dirse, Arb. Case No , Final Order (May 10, 2001). In order to establish selective enforcement, the respondents need only demonstrate a single instance of a similar violation. Cove Village, Inc. v. Vendola, Arb. Case No , Summary Final Order (October 9, 2003). The respondent bears the burden of proving his affirmative defenses. Sea Breeze South Apartments Condo., Inc. v. Beck, Arb. Case No , Final Order (May 17, 2002); White Egret Condominium, Inc. v. Franklin, 379 So.2d 346 (Fla. 1979); Killearn Acres Homeowners Association, Inc. v. Keever, 595 So.2d 1019, 1021 (Fla. 1st DCA 1992). The association seeks the removal of the respondents washer/dryer. The owner of unit 201 has similarly installed a washer/dryer. Although, the association discovered the washer/dryer in unit 201 around the same time they learned of the respondents washer/dryer, the association has taken no formal action against the owner of unit 201, only informally notifying her that the equipment must be removed. The association provided two reasons why it has not taken formal action against the owner of unit 201. First, it indicated that the owner was in the process of selling her 10

11 unit, and agreed that any sale would be contingent on the new unit owner not installing a washer/dryer. 2 This argument might have merit if the owner of unit 201 when first approached by the board had indicated that she was selling her unit. To the contrary, the owner of unit 201 resisted removal of her washer/dryer for months, well past the time of the filing of the petition in this matter, only indicating her intent to sell her unit approximately thirty days before the final hearing in this matter. The association also indicated that it has not taken any formal action against the owner of unit 201 because it is awaiting the outcome this case. The test case scenario was addressed in Killearn Acres Homeowners Assoc., Inc. v. Keever, 595 So.2d 1019 (1st DCA 1992) where the association s architectural control committee had determined to take action against a similarly situated homeowner depending upon the outcome of the case against the Keevers. In Killerarn Acres, the court ruled that there was insufficient evidence of arbitrary enforcement where the association deferred its enforcement action against a homeowner with a similarly situated satellite dish. Likewise, arbitration case law has permitted an association file a petition against only one unit owner where it demonstrated sufficient intent 3 to take formal action against similar violators such as by the issuance of notice of violation letters. See New Castle Condo. Assoc. v. Greger, Arb. Case No , Final Order (January 26, 2001) citing Wimbledon at Jacaranda Condo. No. 1, Inc. v. Gormley, Summary Final Order, Arb. Case No , Summary Final Order (July 29, 1998) citing Killearn Acres. 2 It is not clear whether such a condition would require any modification to the common elements to be restored in the same manner that the association is demanding the respondents restore their unit. 3 This suggests that the proper approach is a case-by-case approach examining the facts of each case. Where an association does nothing to enforce or threaten to enforce the restriction against other similarly situated owners, selective enforcement will lie. 11

12 In the instant matter, the association has arbitrarily chosen to not take any formal action against the owner of unit 201. The association has not sent the owner of unit 201 a written notice that she is violating the declaration. Furthermore, the association has not attempted to have the washer dryer in unit 201 inspected by licensed professionals, nor reported it to city s building department. If the association is concerned about the safety of the respondents washer/dryer installation, one would assume they would be equally concerned about any other installation not approved by them. To permit the association to avoid the defense of selective enforcement by simply claiming that they were only formally proceeding against one unit owner as a test case without any substantive proof of intent to eventually proceed against the other unit owners such as notice of violation letters or board minutes would make the defense of selective enforcement meaningless. The association has not established that it intended to proceed formally against the owner of unit 201 in the same manner as that it has proceeded against the respondents rather, it has demonstrated a pattern of arbitrary and disparate treatment of the respondents. Based upon the foregoing, the association has not provided a sufficient explanation why it has proceeded formally against the respondents and not the owner of unit 201. Thus, the association has engaged in selective enforcement and is prohibited from demanding the removal of the respondent s washer/dryer. Finally, the association is prohibited from demanding the removal of the washer/dryer by the doctrine of laches. Laches involves an unreasonable delay in asserting a known right, which delay causes undue prejudice to the party claiming laches. Sea Breeze South Apartments Condo., Inc. v. Beck, Arb. Case No , 12

13 Final Order (May 17, 2002), citing Appalachian, Inc. v. Olson, 468 So. 2d 266 (Fla. 2d DCA 1985). The washer/dryer connections were installed in At that time the association was aware that the current owner of the unit was making major renovations to the unit. Furthermore, the association s plumbing expert testified that the modifications made to the outside wall of the unit would have been open and notorious and required the use of sledgehammer or jackhammer. Therefore, it is difficult to believe the association was not aware of the installation when it occurred. Eleven years is an unreasonable delay to assert a right. Therefore, the association is prohibited from demanding the removal of the washer and dryer. Although, the association is prohibited from demanding the removal of the washer/dryer because the respondents have established the above affirmative defenses 4, such defenses do not permit the respondents to maintain a continuing safety hazard. Therefore, the respondents must bring the washer/dryer installation into compliance with all applicable building/technical codes. Therefore, it is ORDERED: The relief requested by the association is hereby denied. The respondents shall be permitted to maintain their washer/dryer. However, the respondents shall either bring the washer/dryer s installation into compliance with all applicable building/technical codes or remove the washer/dryer, within thirty (30) days of the date this order. DONE AND ORDERED this 13 th day of September 2005, at Tallahassee, Leon County, Florida. 4 See Fifty-Six Collins Ave. Condo. v. Dawson, 354 So.2d 432 (3d DCA 1978)(even if it were shown that the unit owner s modifications did not comply with building codes, it would not affect the trial judge s conclusion that the conduct of the condominium association created an estoppel against its late and inconsistent attempt to bar the unit owner s right to install shutters on her unit s balcony) 13

14 James W. Earl, Arbitrator Department of Business and Professional Regulation Arbitration Section 1940 North Monroe Street Tallahassee, Florida RIGHT TO TRIAL DE NOVO PURSUANT TO SECTION , FLORIDA STATUTES, THIS DECISION SHALL BE BINDING ON THE PARTIES UNLESS A COMPLAINT FOR TRIAL DE NOVO IS FILED BY AN ADVERSELY AFFECTED PARTY IN A COURT OF COMPETENT JURISDICTION IN THE CIRCUIT IN WHICH THE CONDOMINIUM IS LOCATED WITHIN 30 DAYS OF THE DATE OF MAILING OF THIS ORDER. THIS FINAL ORDER DOES NOT CONSTITUTE FINAL AGENCY ACTION AND IS NOT APPEALABLE TO THE DISTRICT COURTS OF APPEAL. ATTORNEY S FEES As provided by s , F.S., the prevailing party in this proceeding is entitled to have the other party pay its reasonable costs and attorney s fees. Rule 61B , F.A.C. requires that a party seeking an award of costs and attorney s fees must file a motion seeking the award not later than 45 days after rendition of this final order. The motion must be actually received by the Division within this 45 day period and must conform to the requirements of rule 61B , F.A.C. The filing of an appeal by trial de novo of this final order tolls the time for the filing of a motion seeking prevailing party costs and attorney s fees until 45 days following the conclusion of the de novo appeal proceeding and any subsequent appeal. 14

15 Certificate of Service I hereby certify that a true and correct copy of the foregoing final order has been sent by U.S. Mail to the following persons 5 on this 13 th day of September 2005: Steven A. Mason, Esq Sheridan Street Suite 201 Hollywood, Florida Kenneth M. Altman, Esq. Morris Bart, Ltd th Street Suite 200 P.O. Box 218 Gulfport, Mississippi Paul Winfrey Frances Winfrey 630 Layne Boulevard Apartment 101 Hallandale, Florida James W. Earl, Arbitrator 5 The respondents attorney contacted the arbitration section indicating that his office was destroyed by Hurricane Katrina. Therefore, he has requested that the respondents be directly provided a copy of this final order. In addition to the respondents attorney, all future pleadings filed by the association shall also be provided directly to respondents until otherwise advised by the respondents attorney. 15

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