Florida Court Holds Lender Can Seek Attorneys’ Fees from Prior, Dismissed Action as Condition of Restatement Banner Image

Florida Court Holds Lender Can Seek Attorneys’ Fees from Prior, Dismissed Action as Condition of Restatement

Florida Court Holds Lender Can Seek Attorneys’ Fees from Prior, Dismissed Action as Condition of Restatement

A Florida appellate court recently held that a lender can include the attorneys’ fees it incurred in a prior foreclosure action as a condition of reinstating the delinquent loan, even when the prior action was dismissed for lack of prosecution and when the borrower was awarded his own fees as prevailing party in the prior action.  See Colombo v. Robertson, Anschutz & Schneid, 2022 Fla. App. LEXIS 3075 (Dist. Ct. App. May 4, 2022).  In 2008, a lender filed a foreclosure action against the borrower.  The trial court later dismissed the action for failure to prosecute, and awarded the borrower his attorneys’ fees as the prevailing party.  In 2017, the lender brought a new foreclosure action.  The law firm representing the lender sent a reinstatement letter setting forth the amount due to reinstate the loan.  The reinstatement amount included $3,733 for the lender’s attorneys’ fees in the prior action.  The borrower then filed an answer in the foreclosure and brought a claim against the law firm for seeking to collect an “illegitimate debt,” based on the fact that the attorneys’ fees from the prior action were incurred in an action in which the complaint was dismissed and the borrower had been awarded his attorneys’ fees.  The law firm moved for summary judgment, and the trial court granted the motion.

On appeal, the Court affirmed.  The borrower’s mortgage contained language about the requirements for reinstatement, which included that the borrower “pays all expenses incurred in enforcing this Security Instrument, including, but not limited to, reasonable attorneys’ fees, property inspection and valuation fees, and other fees incurred for the purpose of protecting Lender’s interest in the Property and rights under this Security Instrument.”  The Court found that the plain language of the contract controlled and that there was nothing illegitimate about this debt.  Further, the Court found that “the borrower was under no obligation to pursue reinstatement under paragraph 19 of the contract; rather, whether the borrower elected the option of reinstatement was completely voluntary.”  Accordingly, the Court found that the borrower could not prevail on its claims and that the lender had the right to seek these fees as part of the reinstatement.

For a copy of the decision, please contact Michael O’Donnell at modonnell@riker.com, Desiree McDonald at dmcdonald@riker.com, or Kevin Hakansson at khakansson@riker.com.

Federal Regulatory Update

For more information about this blog post, please contact Labinot Alexander Berlajolli.

CMS Releases FY 2023 Medicare IPPS & LTCH PPS Proposed Rule

CMS issued the fiscal year 2023 Medicare Hospital Inpatient Prospective Payment System (“IPPS”) and Long‑Term Care Hospital (“LTCH”) Prospective Payment System (PPS) proposed rule, 87 FR 28108, on April 18, 2022 updating Medicare fee-for-service payment rates and policies for inpatient hospitals and LTCHs for fiscal year 2023.

Through this rule, CMS aims to establish new requirements and revise existing requirements for eligible hospitals and critical access hospitals participating in the Medicare Promoting Interoperability Program. Among other changes to hospital payment rates and methodologies, CMS proposes and seeks comment on the following changes:

  • 3.2 percent increase in payment rates under the IPPS in fiscal year 2023 for general acute care hospitals paid under the IPPS that successfully participate in the Hospital Inpatient Quality Reporting (“IQR”) program and that are meaningful electronic health record (“EHR”) users.
  • Adding payment adjustments under the IPPS and OPPS for hospitals that source their N95 respirators from domestic manufacturers.
  • Distribution of approximately $6.5 billion in uncompensated care payments for fiscal 2023.
  • Changes to the IQR program including addition of 10 new measures to assess hospitals' compliance with program requirements.
  • Requirement that hospitals continue reporting COVID-19 and flu data until April 30, 2024.

CMS has released a Fact Sheet detailing each change under the proposed rule. CMS is accepting comments to the proposed rule until June 17.

Changes to CMS ACO Models

Beginning Jan. 1, 2023, CMS will be replacing the Global and Professional Direct Contracting (“GPDC”) Model for Medicare accountable care organizations (“ACO”) with the redesigned ACO Realizing Equity, Access, and Community Health (“REACH”) Model, as an effort to improve care coordination and outcomes for Medicare patients, especially those in underserved communities. According to CMS’s Press Release for this change, the ACO REACH Model will maintain the following priorities:

  • a greater focus on health equity and closing disparities in care;
  • an emphasis on provider-led organizations and strengthening beneficiary voices to guide the work of model participants;
  • stronger beneficiary protections through ensuring robust compliance with model requirements;
  • increased screening of model applicants, and increased monitoring of model participants;
  • greater transparency and data sharing on care quality and financial performance of model participants;
  • and stronger protections against inappropriate coding and risk score growth.

Providers should be aware of the following information made available by CMS:

  • The first performance year of the redesigned ACO REACH Model will start on January 1, 2023, and the model performance period will run through 2026.
  • CMS is releasing a Request for Applications for provider-led organizations interested in joining the ACO REACH Model.
  • Current participants in the GPDC Model must agree to meet all the ACO REACH Model requirements by January 1, 2023 in order to participate.

Accreditation Organizations Required to Notify CMS of Change of Ownership

Centers for Medicare and Medicaid Services (“CMS”) published a final rule, 87 FR 25413, effective June 28, 2022, requiring Accreditation Organizations (“AO”) to notify CMS at least 90 days prior to the effective date of a change of ownership (“CHOW”). The notice will allow CMS to evaluate whether the AO, under the new ownership, would (1) be viable or equipped to accredit facilities under its existing CMS approval; (2) be able to enforce the health and safety requirements of CMS for that program; (3) operative effectively; and (4) continue to meet or exceed the Medicare standards. The final rule is intended to ensure the ongoing effectiveness of the transferred accreditation program(s) and to minimize any risk to patient safety.

CMS Proposes Rule Expanding Medicare Coverage

CMS published a proposed rule, 87 FR 25090, which implements certain provisions of the 2021 Consolidated Appropriations Act, aimed at expanding coverage for people with Medicare and further advancing health equity. Under the proposed rule, Medicare coverage would be provided the month immediately after enrollment, thereby reducing the uninsured period, and access to Medicare would be expanded through new special enrollment periods (“SEPs”) for individuals who meet exceptional conditions. The rule also extends immunosuppressive drug coverage under Part B for certain individuals whose Medicare entitlement based on end‑stage renal disease would otherwise end 36 months after the month in which they received a successful kidney transplant, provided they do not have certain other health coverage.  CMS issued a fact sheet on the proposed rule. Comments are due June 27, 2022.

NY Court Holds Statute of Frauds Bars Oral Modification of Agreement When Parties Dispute Terms

The Supreme Court of New York, Suffolk County, recently held that the statute of frauds bars an oral modification to an asset sale agreement when the parties dispute the terms of the oral modification, even if they both acknowledge an oral modification occurred.  See Castle Restoration, LLC v. Castle Restoration & Constr., Inc., 159 N.Y.S.3d 829 (Sup. Ct. 2022).  In the case, a plaintiff and defendant entered into an asset sale agreement whereby defendant sold its equipment, customer list, and other assets to plaintiff.  Plaintiff signed a promissory note to defendant for $1.1 million.  Plaintiff then defaulted on the first payment, and defendant filed a motion for summary judgment in lieu of complaint.  Plaintiff argued that it was not delinquent under the note because the parties had a subsequent oral agreement whereby plaintiff would provide labor and materials to defendant to help complete defendant’s remaining contracts, the value of which would offset plaintiff’s payment obligations.  The trial court denied defendant’s motion for summary judgment, but the Second Department reversed, holding that a breach of a related contract cannot defeat a motion for summary judgment on an instrument for the payment of money only unless the two are “inextricably intertwined,” and further that the alleged oral agreement and the note were not “inextricably intertwined.”  Plaintiff then brought this action, alleging breach of contract against defendant relating to both the asset purchase agreement and the oral agreement.

The Court ruled for defendant, finding that any alleged oral agreement was prohibited by the statute of frauds, and that plaintiff failed to prove defendant breached the written agreement.  First, the Court held that the parties’ asset sale agreement included a no-oral-modification provision.  Although the parties agreed that there was a subsequent oral agreement that said plaintiff would complete defendant’s remaining projects in exchange for some offset of the amounts owed under the note, they disagreed on how the offset would be calculated.  The Court accordingly ruled for defendant, holding that “[t]he statute of fraud applies when, as here, the parties acknowledge an oral agreement, but dispute its terms and conditions.”  With regard to the written agreement, the Court found that “a party is relieved of its duty to perform under a contract when the other party has committed a material breach.”  Here, plaintiff breached almost immediately by failing to make the required payments, which discharged defendant of its duty to perform.  Accordingly, plaintiff’s claims were dismissed.

For a copy of the decision, please contact Michael O’Donnell at modonnell@riker.com, Desiree McDonald at dmcdonald@riker.com, or Kevin Hakansson at khakansson@riker.com.

Illinois Appellate Court Holds November 2020 Foreclosure Sale Was Not Improper in Light of COVID Moratorium

The Illinois Court of Appeals recently found that Fannie Mae’s COVID-related instruction for servicers to suspend foreclosure related activities beginning in March 2020 was not grounds to vacate a February 2020 foreclosure judgment or a November 2020 foreclosure sale. See Bayview Loan Servicing, LLC v. Starks, 2022 IL App (2d) 210056, ¶ 3 (Ill. App. Ct. May 5, 2022).  In the case, defendant defaulted on her mortgage with plaintiff.  In February 2020, the trial court entered an order of default and a foreclosure judgment, and defendant’s redemption period expired in May 2020.  In July 2020, the trial court entered an order continuing the case to July 23, 2021 and citing “Other: GSE moratorium hold” as the case status.  Nonetheless, the property was sold at a judicial sale in November 2020.  In December 2020, defendant filed a motion to vacate the default and the sale, and seeking to assert an answer and counterclaims alleging intentional torts committed by plaintiff.  The trial court denied the motion, but expressly stated that the decision did not bar defendant from bringing her claims in a separate action.  Defendant appealed, arguing that the denial unjustly prohibited her from litigating her claims against plaintiff and that the sale was improper in light of Fannie Mae’s March 2020 Lender Letter that instructed loan services to suspend “foreclosure-related activities” due to COVID.

On appeal, the Appellate Court affirmed.  First, the Court found that although claims “related to the mortgage or the subject property” that were not raised in a foreclosure action would be barred in future actions, defendant’s proposed counterclaim alleged intentional torts that would not be barred.  More importantly, the trial court expressly stated that “[t]his ruling is without prejudice as to Defendant filing any separate claims that she may seek to file and does not operate as a bar  to any such filings.”  Second, the Court found that the trial court was not required to halt the foreclosure process pursuant to Fannie Mae’s Lender Letter, noting that the final judgment was entered in February 2020:  “All of these events occurred before Fannie Mae disseminated its lender letter. While [defendant] may have hoped that the case would be on hold following the trial court's July 24, 2020, order continuing the case to July 23, 2021, which cited the ‘GSE Moratorium hold’ as the reason, her expectations do not render the court's actions arbitrary or unreasonable. [Defendant] acquiesced in the foreclosure of her home when she declined to file an answer.”  Finally, the Court noted that there was no evidence defendant raised this argument to the trial court and accordingly forfeited this argument on appeal.

For a copy of the decision, please contact Michael O’Donnell at modonnell@riker.com, Desiree McDonald at dmcdonald@riker.com, or Kevin Hakansson at khakansson@riker.com.

No Surprises Act Update

For more information about this blog post, please contact Labinot Alexander Berlajolli.

CMS Releases Revised No Surprises Act IDR Process Guidance

In the wake of the U.S. District Court for the Eastern District of Texas’s February 2022 ruling rejecting the No Surprises Act’s independent dispute resolution (“IDR”) regulations issued by the Department of Health and Human Services (“HHS”), the Centers for Medicare & Medicaid Services (“CMS”) has released guidance to “Certified IDR Entities” to direct them in carrying out the arbitration process dictated by the No Surprises Act.

The initial IDR process under the No Surprises Act requires the provider and insurer to each submit a proposed payment amount and explanation to the arbitrator. The arbitrator must then select one of the two proposed payment amounts “taking into account the considerations specified in subparagraph (C)” which includes, among other things, the qualifying payment amount (“QPA”), the experience of the provider, the provider’s market share, and the complexity of the service.

In its decision this past February, the Eastern District of Texas determined that nothing in the No Surprises Act statutory language instructs arbitrators to weigh any one factor or circumstance more heavily than the others and that the previous regulatory scheme issued by HHS allowed the QPA to heavily skew the arbitration process in favor of the insurers to the detriment of providers, and would in effect result in providers lowering the rates they presented in order to fall closest to the QPA in order to prevail in the arbitration.

Under CMS’s new guidance, in addition to the QPA, the arbitrators are instructed to consider the following:

  • The level of training, experience, and quality and outcomes measurements of providers or facilities
  • The provider or facility’s regional market share
  • The acuity of the patient, member or enrollee receiving the service or the complexity of furnishing the service
  • The teaching status, case mix and scope of services of the facility or provider
  • Demonstration of good faith efforts (or lack thereof) made by the provider or facility or the plan to enter into network agreements and their contracted rates.

HHS Surprise Billing Reporting Portal Now Open

HHS opened its portal for providers and payers to initiate surprise billing disputes under the No Surprises Act. The portal link provides instructions for starting the IDR process following the conclusion of the open negotiation period between the parties in the event that a resolution is not reached. The portal likewise provides a link to an “IDR State List” to locate which states will have processes that apply to payment determinations for the items, services, and parties involved in the dispute.

In addition to general information required to start the IDR process, providers will need to provide the following:

  • Information to identify the qualified IDR items or services (and whether they are designated as batched or bundled items or services)
  • Dates and location of qualified IDR items or services
  • Type of qualified IDR items or services such as emergency services and post-stabilization services
  • Codes for corresponding service and place-of-service
  • Attestation that qualified IDR items or services are within the scope of the Federal IDR process
  • Your preferred Certified IDR Entity.

Federal Regulatory Update

For more information about this blog post, please contact Labinot Alexander Berlajolli.

Hospice Payment Rate Update Proposed Rule for 2023

Centers for Medicare and Medicaid Services (“CMS”) issued a proposed rule, 87 FR 19442, to establish a permanent mitigation policy to smooth the impact of year-to-year changes in hospice payments related to changes in the hospice wage index. To do so, the rule proposes updates to the hospice wage index, payment rates, and aggregate cap amount for Fiscal Year ("FY") 2023 and proposes updates to the Hospice Quality Reporting Program (“HQRP”). The latter changes include proposed changes to the Hospice Outcomes and Patient Evaluation tool, an update on Quality Measures ("QMs") that will be in effect in FY 2023 for the HQRP and future QMs, updates the Consumer Assessment of healthcare Providers and Systems, Hospice Survey Mode Experiment, and discusses a request for information ("RFI") on health equity. CMS issued a fact sheet about the proposed rule.

Inpatient Psychiatric Facilities Proposed Rule for 2023

CMS issued a proposed rule, 87 FR 19415, to update the prospective payment rates, the outlier threshold, and the wage index for Medicare inpatient hospital services provided by Inpatient Psychiatric Facilities (“IPF”), which include psychiatric hospitals but exclude psychiatric units of an acute care hospital or critical access hospital. Similar to hospice payments, CMS seeks to establish a permanent mitigation policy to smooth the impact of year-to-year changes in IPF payments related to decreases in the IPF wage index.   Additionally, this proposed rule includes a request for comment on the results of the data analysis of the IPF Prospective Payment System adjustments. The proposed changes in this rule would be effective for IPF discharges occurring during the Fiscal Year ("FY") beginning October 1, 2022 through September 30, 2023 ("FY 2023"). Lastly, this proposed rule requests information on Measuring Equity and healthcare Quality Disparities Across CMS Quality Programs. CMS issued a fact sheet about the proposed rule.

HHS Issues Guidance on HIPAA and Disclosures of Protected Health Information for Extreme Risk Protection Orders

The U.S. Department of Health and Human Services ("HHS") through its Office for Civil Rights ("OCR") has issued new guidance to help clarify how the Health Insurance Portability and Accountability Act of 1996 ("HIPAA") Privacy Rule permits covered healthcare providers to disclose protected health information to support applications for extreme risk protection orders that temporarily prevent a person in crisis, who poses a danger to themselves or others, from accessing firearms. This guidance furthers implementation of the U.S. Department of Justice's model extreme risk protection order legislation that provides a framework for states to consider in creating laws allowing law enforcement, concerned family members, or others to seek these orders and to intervene in an effort to save lives. OCR’s recent guidance provides new direction to support an extreme risk protection order on how HIPAA allows covered healthcare providers to disclose protected health information about an individual, without the individual's authorization. The guidance includes specific examples for each permission.

HHS Designates Eight Organizations to Serve as Independent Dispute Resolution Entities

While providers and insurers await further guidance from the Department of Health and Human Services on the dispute resolution process regarding the No Surprises Act, keep in mind that HHS has certified eight (8) organizations to serve as independent dispute resolution entities in the federal independent dispute resolution process. The list of eight can be found here.

NJ Appellate Division Vacates Trial Court’s Denial of Motion to Vacate Tax Sale Final Judgment

The New Jersey Appellate Division recently reversed the finding of a lower court, which had denied a lender and property owner’s motion to vacate a final judgment in a tax sale foreclosure. See Pc8reo v. Block 3031, 2022 N.J. Super. Unpub. LEXIS 670 (App. Div. Apr. 22, 2022).  In the case, BRR purchased a property in 2019 via a loan secured by a mortgage that was assigned to lender, Toorak.  BRR failed to pay taxes, and the municipal tax collector sold the tax lien certificate to Plaintiff.  Plaintiff brought a foreclosure action in June 2020, claiming that the tax sale certificate was eligible to be foreclosed upon immediately pursuant to N.J.S.A. 54:5-86(b) because the property was abandoned.  Plaintiff then served both BRR and Toorak with the complaint in October 2020.  Toorak retained a third party, Cold River, to satisfy the tax lien.  Cold River claimed to have reached out to the tax collector that same month; however, it did not receive a response until December 1, and that response was “confusing.”  In the interim, Plaintiff filed a motion for final judgment, which the trial court granted on December 8.  On December 11, Cold River sent a second request for payment instructions to the city.  On that same day, Plaintiff mailed the final judgment to BRR and Toorak.  On December 18, Cold River remitted payment to the city, who rejected the payment.  On December 23, Toorak filed a motion to vacate the final judgment.  The trial court denied the motion “without addressing the merits of the Rule 4:50-1 motion,” finding that the affidavits submitted in support of the motion were not based on personal knowledge.

On appeal, the Appellate Court vacated and remanded the case.  The Court found that the trial court erred in striking all of the appellants’ affidavits, holding that at least some of them were based on personal knowledge.  It also held that, because the trial court had denied the motion solely based on the finding that the affidavits were improper, the action should be remanded to the trial court to determine the merits of the Rule 4:50-1 arguments. In light of this remand, the Court noted a few arguments that the trial court “should consider” on remand.  First, the trial court should consider whether Toorak’s efforts to redeem were “compatible with due diligence or reasonable prudence,” considering Cold River sent its first request for payment information to the city “only thirteen days after Toorak had been served with the complaint.”  Second, the Court stated that the trial court should consider whether the property was really abandoned in light of the fact that BRR submitted an affidavit that the property conditions were a result of ongoing renovations and that it had a property manager living at the building at the time.  Finally, the Court stated that the trial court “should consider Toorak’s prompt filing of the application, only fifteen days after final judgment was entered.”

For a copy of the decision, please contact Michael O’Donnell at modonnell@riker.com, Desiree McDonald at dmcdonald@riker.com, or Kevin Hakansson at khakansson@riker.com.

ROI-NJ Interviews Mike O’Donnell and Bethany Abele Re Wire Fraud

Co-Managing Partner Michael R. O’Donnell and Partner Bethany A. Abele provided expert guidance for the ROI-NJ article, “Real estate . . . and fake emails:  Riker Danzig lawyers say cyberattacks increasingly targeting sector, disguised as part of legitimate transactions” on May 4, 2022.  Mike and Bethany discussed the growing challenge of protecting against fraudsters who compromise emails and provide fraudulent payoff instructions.  They warned of various schemes that even highly sophisticated professionals can fall for.  Mike noted that “fraudsters are getting more sophisticated and they’re very effective at coming up with new schemes.”  Bethany urged those involved in real estate closings to trust their gut.  “If you call someone [to confirm an email’s authenticity] and they say, ‘Of course it was me,’ . . .  it might be embarrassing. But it’ll be a lot more embarrassing if you have to make the call to say, ‘Hey, a million dollars is gone.’”

In addition to the extensive interview, the article also included warning signs to guard against in preventing this type of fraud.  The full article is available here.

Federal Litigation Update and Proposed Rule on Pharmacy Benefit Managers

For more information about this blog post, please contact Labinot Alexander Berlajolli.

Court Strikes Down CMS Hospital Wage Level Regulations

On March 2, 2022 the United States District Court for the District of Columbia found in favor of a hospital group challenging the 2019 “low wage index hospital policy” adopted by Health and Human Services (“HHS”). The regulation was aimed to address wage disparities among hospitals by increasing the amount hospitals in certain low-wage geographic areas receive in Medicare reimbursement payments while offsetting that increase by reducing reimbursement payments for all hospitals.

The hospital group alleged that this policy would ultimately result in a reduction in Medicare reimbursement for hospitals and that HHS did not have the statutory authority to adjust Medicare reimbursement for low-wage hospitals in the manner it did. In sum, the Court found that “because HHS must use wage data to calculate the relative hospital wage levels of particular geographic regions as compared to the national average, the agency exceeded its statutory authority when it altered the wage index for hospitals in the bottom quartile, such that those hospitals’ wage index values were neither based on survey data nor rough approximations of the relative hospital wage levels.”

As a result, the Court ultimately concluded that the hospitals met “the burden of showing that the wage indices violated the Medicare statute” and thus “the [low wage index hospital policy] must be set aside because it conflicts with Congress’s statutory directive.”

Court Affirms Denial of Hospital Medicare Reimbursement for Resident Training Costs

On March 7, 2022, the Tenth Circuit Court of Appeals affirmed a decision by the United States District Court for the District of Oklahoma denying the challenge of three teaching hospitals appealing the denial of Medicare reimbursements despite new rules under the Affordable Care Act (“ACA”) that would permit reimbursement if applied retroactively.

In this case, the hospitals that filed suit had shared the cost to train residents off-site from 2001-2006 despite the fact that at that time a teaching hospital could obtain reimbursement only by incurring “substantially all” of a resident’s training costs under the Omnibus Reconciliation Act of 1986, Pub. L. No. 99-509, § 9314, 100 Stat. 1874, 2005. As a result of these shared costs by the hospitals, the government denied reimbursement and the hospitals filed their administrative appeal. However, while the appeal was pending, Congress enacted the ACA, which created a new standard for reimbursement that permitted shared costs on a proportional basis.

The hospitals argued that the changes brought by the ACA to resident training cost sharing should be retroactive and thus their appeal of the Medicare reimbursement denial should be granted in their favor. The Court disagreed and found that “[w]hen the teaching hospitals incurred the training costs, the Medicare statutes didn’t permit reimbursement for shared costs.”

As such, the Court concluded that although the ACA “softened” the challenged restrictions when it was passed in 2010, these changes were not to be made retroactively, and thus the hospitals were not entitled to reimbursement for their shared costs in training residents from 2001 to 2006.

CMS Seeks to Reduce Beneficiary Cost-Sharing by Limited PBM Clawbacks

On January 6, 2022 the Centers for Medicare and Medicaid Services (“CMS”) released a proposed rule, 87 FR 1842, which would, in part, require Medicare Part D plans to apply all “price concessions” they receive from network pharmacies at the point of sale in order to reduce beneficiary cost-sharing.

This proposed rule, set to take effect as of January 1, 2023 if it becomes final, is in response to a practice of pharmacy benefit managers (“PBMs”) whereby they enter into arrangements with pharmacies called “price concessions” whereby the PBM can “clawback” payments to pharmacies if certain metrics are not met.

Currently, the rules require that “negotiated prices” of drugs include all network pharmacy price concessions except those contingent amounts that cannot “reasonably be determined” at the point-of-sale. This exception ultimately permits negotiated prices to not reflect those performance-based pharmacy price concessions.

The new rule would eliminate this exception and redefine “negotiated price” to be “the lowest amount a pharmacy could receive as reimbursement for a covered Part D drug under its contract with the Part D plan sponsor or the sponsor’s intermediary.” CMS further proposes that a definition be added for “price concession” “in a broad manner to include all forms of discounts and direct or indirect subsidies or rebates that serve to reduce the costs incurred under Part D plans by Part D sponsors.”

CMS issued a fact sheet for the proposed rule.

Arizona Supreme Court Holds HOA May Only Amend Restrictions With Notice

The Arizona Supreme Court recently held that a homeowners’ association (“HOA”) could only use its general-amendment-power provision to amend restrictions for which the HOA’s original declaration had provided sufficient notice. See Kalway v. Calabria Ranch HOA, Ltd. Liab. Co., 2022 Ariz. LEXIS 108 (Mar. 22, 2022). Calabria Ranch Estates (“Calabria”) is a residential subdivision near Tucson. Maarten Kalway (“Kalway”) owns the largest of the lots, which are subject to covenants, conditions, and restrictions (“CC&Rs”) set forth by the Calabria HOA, first recorded in the original declaration in 2015 to “protect[] the value, desirability, attractiveness and natural character of the Property.” According to the original declaration, the CC&Rs could be amended “at any time by an instrument executed and acknowledged by the [m]ajority [v]ote of the owners.”

The other property owners amended the CC&Rs by majority vote without Kalway’s consent or knowledge.  The new restrictions included “limiting owners’ ability to convey or subdivide their lots, restricting the size and number of buildings permitted on each lot, and reducing the maximum number of livestock permitted on each lot.”  Kalway brought suit, seeking to invalidate the amendments to the CC&Rs. The trial court invalidated two sections in their entirety and partially invalidated two more sections. Kalway appealed, arguing that all the amendments are invalid without unanimous consent. The Court of Appeals concluded that Kalway acquired his lot with notice that the CC&Rs could be amended by majority vote and that the general-purpose statement in the original declaration was sufficient to provide notice of the amendments. Kalway again appealed.

On appeal, the Supreme Court disagreed with the Court of Appeals with regard to several of the challenged amendments, relying on a case which the Court of Appeals had relied (Dreamland Villa Cmty. Club, Inc. v. Raimey, 226 P.3d 411 (Ariz. Ct. App. 2010)), holding that an HOA cannot create new obligations where the original declaration did not provide notice to the homeowners that they might be subject to such obligations. The Court said that to determine whether the original declaration gave sufficient notice of a future amendment, the declaration must give notice that a restrictive or affirmative covenant exists and that the covenant can be amended, but that future amendments could not be entirely new and different in character from the original covenant.

In its decision, the Court held that very few of the amendments would survive because the HOA’s original declaration and general-purpose statement were too broad to give notice of future amendments. As such, the Court analyzed each amendment individually under Dreamland. In so doing, the Court agreed with the trial court’s striking of certain amendments, and further struck or revised additional amendments. These included amendments which restricted the size of dwellings, changed the definition of “improvements” and “livestock,” changed the voting process with regard to subdivision, and added limitations on “non-dwelling structures,” “improvement plans,” and “fallen deadwood.” These amendments were stricken or revised because the original declaration and general-amendment-power provision did not provide sufficient reference to the topics of these amendments to put HOA members on notice of their potential revision.

For a copy of the decision, please contact Michael O’Donnell at modonnell@riker.com, Desiree McDonald at dmcdonald@riker.com, or Kevin Hakansson at khakansson@riker.com.

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