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MARYLAND HOMEOWNERS ASSOCIATION ACT - The Parke at Ocean PinesThe Parke at Ocean Pines
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TITLE 11B. MARYLAND HOMEOWNERS ASSOCIATION ACT
11B-101. Definitions.
11B-102. Applicability of title and §§ 11B-105 through 11B-108 and 11B-110.
11B-103. Variance of title’s provisions and waiver of rights conferred thereby, and evasion of title’s requirements, limitations, or prohibitions prohibited.
11B-104. Building code or zoning laws, ordinances, and regulations to be given full force and effect; local laws, ordinances, or regulations; alternative dispute resolution.
11B-105. Initial sale of lots in developments containing more than 12 lots.
11B-106. Resale of lot; initial sale of lot in development containing 12 or fewer lots.
11B-106.1. Meeting to elect governing body of homeowners association.
11B-107. Initial sale of lot not intended to be occupied or rented for residential purposes.
11B-108. Cancellation of contract.
11B-109. Untrue statements or omissions by vendor.
11B-110. Warranties; notice of defect.
11B-111. Meetings of homeowners association or its governing body.
11B-111.1. Family day care homes – No-impact home-based businesses.
11B-111.2. Candidate or proposition sign.
11B-111.3. Distribution of written information and materials.
11B-111.4. Meetings.
11B-111.5. Court appointment of receiver. 11B-111.6. Fidelity insurance.
11B-112. Books and records of homeowners association; disclosures to be deposited into depository.
11B-112.1. Late charges.
11B-112.2. Annual budget.
11B-113. Homeowners association depository.
11B-113.1. Electronic transmission of notice.
11B-113.2. Electronic transmission of votes or proxies.
11B-113.3. Deletion of ownership restrictions based on race, religion, or national origin.
11B-113.4. Annual charge.
11B-113.5. Annexation of land in Howard County.
11B-114. Electronic payment fees.
11B-115. Enforcement authority of Division of Consumer Protection.
11B-116. Amendment of governing document.
11B-117. Short title.
§ 11B-101. Definitions.
(a) In general.- In this title the following words have the meanings indicated, unless the context requires otherwise.
(b) Common areas.- “Common areas” means property which is owned or leased by a homeowners association.
(c) Declarant.- “Declarant” means any person who subjects property to a declaration.
(d) Declaration.-
(e) Depository; homeowners association depository.- “Depository” or “homeowners association depository” means the document file created by the clerk of the court of each county and the City of Baltimore where a homeowners association may periodically deposit information as required by this title.
(f) Development.-
(g) Electronic transmission.- “Electronic transmission” means any form of communication, not directly involving the physical transmission of paper, that creates a record that:
(h) Governing body.- “Governing body” means the homeowners association, board of directors, or other entity established to govern the development.
(i) Homeowners association.-
(j) Lot.-
(k) Primary development.- “Primary development” means a development such that the purchaser of a lot will pay fees directly to its homeowners association.
(l) Recorded covenants and restrictions.- “Recorded covenants and restrictions” means any instrument of writing which is recorded in the land records of the jurisdiction within which a lot is located, and which instrument governs or otherwise legally restricts the use of such lot.
(m) Related development.- “Related development” means a development such that the purchaser of a lot will pay fees to the homeowners association of such development through the homeowners association of a primary development or another development.
(n) Unaffiliated declarant.- “Unaffiliated declarant” means a person who is not affiliated with the vendor of a lot but who has subjected such property to a declaration required to be disclosed by this title.
[1987, ch. 321; 1988, ch. 82; 1989, chs. 491, 492; 1998, chs. 440, 564; 2004, ch. 286.] § 11B-102. Applicability of title and §§ 11B-105 through 11B-108 and 11B-110.
(a) Homeowners associations in existence after July 1, 1987.- Except as expressly provided in this title, the provisions of this title apply to all homeowners associations that exist in the State after July 1, 1987.
(b) Applicability of §§ 11B-105 and 11B-108.- The provisions of §§ 11B-105 and 11B-108 of this title do not apply to the initial sale of lots within the development to members of the public if on July 1, 1987:
(1) More than 50 percent of the lots included within or to be included within the development have been sold under a bona fide arm’s length contract to members of the public who intend to occupy or rent the lots for residential purposes; and
(2) Less than 100 lots included within or to be included within the development have not been sold under a bona fide arm’s length contract to members of the public who intend to occupy or rent the lots for residential purposes.
(c) Applicability of § 11B-110.- The provisions of § 11B-110 of this title do not apply to common area improvements substantially completed before July 1, 1987.
(d) Applicability of § 11B-105.- The provisions of § 11B-105 of this title do not apply to developments containing 12 or fewer lots or in which 12 or fewer lots remain to be sold as of July 1, 1987.
(e) Property to which title does not apply; exception.- Except as provided in § 11B-101 (f) of this title, this title does not apply to any property which is:
(1) Part of a condominium regime governed by Title 11 of this article;
(2) Part of a cooperative housing corporation; or
(3) To be occupied and used for nonresidential purposes.
(f) Contracts to which §§ 11B-105, 11B-106, 11B-107, and 11B-108 do not apply.- For any contract for the sale of a lot that is entered into before July 1, 1987, the provisions of §§ 11B-105, 11B-106, 11B­107, and 11B-108 of this title do not apply.
[1987, ch. 321; 1988, ch. 82.]
§ 11B-103. Variance of title’s provisions and waiver of rights conferred thereby, and evasion of title’s requirements, limitations, or prohibitions prohibited.
Except as expressly provided in this title, the provisions of this title may not be varied by agreement, and rights conferred by this title may not be waived. A declarant or vendor may not act under a power of attorney or use any other device to evade the requirements, limitations, or prohibitions of this title.
§ 11B-104. Building code or zoning laws, ordinances, and regulations to be given full force and effect; local laws, ordinances, or regulations; alternative dispute resolution.
(a) Building code or zoning laws, ordinances, and regulations to be given full force and effect.- The provisions of all laws, ordinances, and regulations concerning building codes or zoning shall have full force and effect to the extent that they apply to a development and shall be construed and applied with reference to the overall nature and use of the property without regard to whether the property is part of a development.
(b) Local laws, ordinances, or regulations.- A local government may not enact any law, ordinance, or regulation which would:
(c) Alternative dispute resolution.- Subject to the provisions of this title, a code home rule county located in the Southern Maryland class, as identified in Article 25B, § 2 of the Code, may establish a homeowners association commission with the authority to hear and resolve disputes between a homeowners association and a homeowner regarding the enforcement of the recorded covenants or restrictions of the homeowners association by providing alternative dispute resolution services, including binding arbitration.
[1987, ch. 321; 1988, ch. 82; 1989, ch. 5, § 1; 2003, ch. 44.]
§ 11B-105. Initial sale of lots in developments containing more than 12 lots.
(a) Contract.- A contract for the initial sale of a lot in a development containing more than 12 lots to a member of the public who intends to occupy or rent the lot for residential purposes is not enforceable by the vendor unless:
(1) The purchaser is given, at or before the time a contract is entered into between the vendor and the
purchaser, or within 7 calendar days of entering into the contract, the disclosures set forth in subsection (b) of this section;
(2) The purchaser is given notice of any changes in mandatory fees and payments exceeding 10 percent of the amount previously stated to exist or any other substantial and material amendment to the disclosures after the same becomes known to the vendor; and
“This sale is subject to the requirements of the Maryland Homeowners Association Act (the “Act”). The Act requires that the seller disclose to you at or before the time the contract is entered into, or within 7 calendar days of entering into the contract, certain information concerning the development in which the lot you are purchasing is located. The content of the information to be disclosed is set forth in § 11B-105 (b) of the Act (the “MHAA information”) as follows: (The notice shall include at this point the text of § 11B-105(b) in its entirety).
(b) Information to be supplied by vendor.- The vendor shall provide the purchaser the following information in writing:
(1) (i) The name, principal address, and telephone number of the vendor and of the declarant, if the declarant is not the vendor; or
(ii) If the vendor is a corporation or partnership, the names and addresses of the principal officers of the corporation, or general partners of the partnership;
(2) (i) The name, if any, of the homeowners association; and
(ii) If incorporated, the state in which the homeowners association is incorporated and the name of the Maryland resident agent;
(ii) Any property owned by the declarant or the vendor contiguous to the development which is to be dedicated to public use;
(4) If the development is or will be within or a part of another development, a general description of the other development;
(5) If the declarant has reserved in the declaration the right to annex additional property to the development, a description of the size and location of the additional property and the approximate number of lots currently planned to be contained in the development, as well as any time limits within which the declarant may annex such property;
(6) A copy of:
(i) The articles of incorporation, the declaration, and all recorded covenants and restrictions of the
primary development and of other related developments to the extent reasonably available, to which the purchaser shall become obligated on becoming an owner of the lot, including a statement that these obligations are enforceable against an owner and the owner’s tenants, if applicable; and
(ii) The bylaws and rules of the primary development and of other related developments to the extent reasonably available, to which the purchaser shall become obligated on becoming an owner of the lot, including a statement that these obligations are enforceable against an owner and the owner’s tenants, if applicable;
(7) A description or statement of any property which is currently planned to be owned, leased, or maintained by the homeowners association;
(8) A copy of the estimated proposed or actual annual budget for the homeowners association for the current fiscal year, including a description of the replacement reserves for common area improvements, if any, and a copy of the current projected budget for the homeowners association based upon the development fully expanded in accordance with expansion rights contained in the declaration;
(9) A statement of current or anticipated mandatory fees or assessments to be paid by owners of lots within the development for the use, maintenance, and operation of common areas and for other purposes related to the homeowners association and whether the declarant or vendor will be obligated to pay the fees in whole or in part;
(10) (i) A brief description of zoning and other land use requirements affecting the development; or (ii) A written disclosure of where the information is available for inspection;
(11) A statement regarding:
(i) When mandatory homeowners association fees or assessments will first be levied against owners of lots;
(ii) The procedure for increasing or decreasing such fees or assessments;
(iii) How fees or assessments and delinquent charges will be collected;
(iv) Whether unpaid fees or assessments are a personal obligation of owners of lots;
(v) Whether unpaid fees or assessments bear interest and if so, the rate of interest;
(vi) Whether unpaid fees or assessments may be enforced by imposing a lien on a lot under the terms of the Maryland Contract Lien Act; and
(vii) Whether lot owners will be assessed late charges or attorneys’ fees for collecting unpaid fees or assessments and any other consequences for the nonpayment of the fees or assessments;
(12) If any sums of money are to be collected at settlement for contribution to the homeowners association other than prorated fees or assessments, a statement of the amount to be collected and the intended use of such funds; and
(13) A description of special rights or exemptions reserved by or for the benefit of the declarant or the vendor, including:
(i) The right to conduct construction activities within the development;
(ii) The right to pay a reduced homeowners association fee or assessment; and
(iii) Exemptions from use restrictions or architectural control provisions contained in the declaration or provisions by which the declarant or the vendor intends to maintain control over the homeowners association.
(c) Standard for compliance with subsection (b) – In general.- Except as provided in subsection (d) of this section, the requirements of subsection (b) of this section shall be deemed to have been fulfilled if the information required to be disclosed is provided to the purchaser in writing in a clear and concise manner. The disclosure may be summarized or produced in a collection of documents, including plats, the declaration, or the organizational documents of the homeowners association, provided those documents effectively convey the required information to the purchaser.
(d) Standard for compliance with subsection (b) – Exception.-
(1) (i) Subject to the provisions of subparagraph (ii) of this paragraph, if any of the information required to be disclosed by subsection (b) of this section concerns property that is subjected to a declaration by a person who is not affiliated with the vendor, within 20 calendar days after receipt of a written request from the vendor of such property, and receipt of a reasonable fee therefor not to exceed the cost, if any, of reproduction, an unaffiliated declarant shall notify the vendor in writing of the information that is contained in the depository, and furnish the information necessary to enable the vendor to comply with subsection (b) of this section; and (ii) An unaffiliated declarant may not be required to furnish information regarding a homeowners association over which the unaffiliated declarant has no control, or with respect to any declaration which the unaffiliated declarant did not file.
(2) A vendor is not liable to the purchaser for any erroneous information provided by an unaffiliated declarant, so long as the vendor provides the purchaser with a certificate stating the name of the person who provided the information along with an address and telephone number for contacting such person.
(e) Standard for compliance with subsection (b) – Information and disclosures contained in depository.-
(1) In satisfying the requirements of subsection (b) of this section, the vendor shall be entitled to rely upon the disclosures contained in the depository after June 30, 1989.
(2) In satisfying a vendor’s request for any information described under subsection (b) of this section, a homeowners association:
(i) Shall be entitled to direct the vendor to obtain such information from the depository for all disclosures contained in the depository after June 30, 1989; and
(ii) May not be required to supply a vendor with any information which is contained in the depository.
(f) Requirements inapplicable to foreclosure sale.- The provisions of this section do not apply to a sale of a lot in an action to foreclose a mortgage or deed of trust.
[1987, ch. 321; 1988, ch. 6, § 1; ch. 82; 1989, ch. 693; 1997, ch. 14, § 1.]
§ 11B-106. Resale of lot; initial sale of lot in development containing 12 or fewer lots.
(a) Contract.- A contract for the resale of a lot within a development, or for the initial sale of a lot within a development containing 12 or fewer lots, to a member of the public who intends to occupy or rent the lot for residential purposes, is not enforceable by the vendor unless:
“This sale is subject to the requirements of the Maryland Homeowners Association Act (the “Act”). The Act requires that the seller disclose to you at or before the time the contract is entered into, or within 20 calendar days of entering into the contract, certain information concerning the development in which the lot you are purchasing is located. The content of the information to be disclosed is set forth in § 11B-106
(b) of the Act (the “MHAA information”) as follows: (The notice shall include at this point the text of § 11B-106(b) in its entirety).
(i) The articles of incorporation, the declaration, and all recorded covenants and restrictions of the primary development, and of other related developments to the extent reasonably available, to which the purchaser shall become obligated on becoming an owner of the lot, including a statement that these obligations are enforceable against an owner’s tenants, if applicable; and
(ii) The bylaws and rules of the primary development, and of other related developments to the extent reasonably available, to which the purchaser shall become obligated on becoming an owner of the lot, including a statement that these obligations are enforceable against an owner and the owner’s tenants, if applicable.
(c) Notice of resale to homeowners association.-
(1) Within 30 calendar days of any resale transfer of a lot within a development, the transferor shall notify the homeowners association for the primary development of the transfer.
(d) Standard for compliance with subsection (b) – In general.- The requirements of subsection (b) of this section shall be deemed to have been fulfilled if the information required to be disclosed is provided to the purchaser in writing in a clear and concise manner. The disclosures may be summarized or produced in any collection of documents, including plats, the declaration, or the organizational documents of the homeowners association, provided those documents effectively convey the required information to the purchaser.
(e) Standard for compliance with subsection (b) – Reliance on disclosures in depository.- In satisfying the requirements of subsection (b) of this section, the vendor shall be entitled to rely upon the disclosures contained in the depository after June 30, 1989.
(f) Certain provisions inapplicable to foreclosure sale.- The provisions of subsections (a), (b), (d), and (e) of this section do not apply to the sale of a lot in an action to foreclose a mortgage or deed of trust.
[1987, ch. 321; 1988, ch. 82; 1989, ch. 693; 2002, ch. 19, § 10.]
§ 11B-106.1. Meeting to elect governing body of homeowners association.
(a) Time of meeting.- A meeting of the members of the homeowners association to elect a governing body of the homeowners association shall be held within:
(b) Notice to lot owners.-
(1) Before the date of the meeting held under subsection (a) of this section, the declarant shall deliver to each lot owner notice that the requirements of subsection (a) of this section have been met.
(c) Term of members of governing body.- The term of each member of the governing body of the homeowners association appointed by the declarant shall end 10 days after the meeting under subsection (a) of this section is held, if a replacement board member is elected.
(d) Delivery of required items to governing body.- Within 30 days from the date of the meeting held under subsection (a) of this section, the declarant shall deliver the following items to the governing body at the declarant’s expense:
(e) Contracts of homeowners association.-
(1) This subsection does not apply to a contract entered into before October 1, 2009.
(f) Failure to comply with section.- If the declarant fails to comply with the requirements of this section, an aggrieved lot owner may submit the dispute to the Division of Consumer Protection of the Office of the Attorney General under § 11B-115(c) of this title.
[2009, chs. 95, 96.]
§ 11B-107. Initial sale of lot not intended to be occupied or rented for residential purposes.
(a) Contract.- A contract for the initial sale of a lot in a development of any size to a person who does not intend to occupy or rent the lot for residential purposes is not enforceable by the vendor unless:
purchaser, or within 7 calendar days of entering into the contract, the disclosures set forth in subsection
(3) A copy of the bylaws and rules of the primary development, and of other related developments to the extent available, to which the purchaser shall become obligated on becoming an owner of the lot, including a statement that these obligations are enforceable against an owner and the owner’s tenants, if applicable.
(c) Information contained in depository.- In satisfying a vendor’s request for any information described under subsection (b) of this section, a homeowners association:
(d) Provisions inapplicable to foreclosure sale.- The provisions of this section do not apply to a sale of a lot in an action to foreclose a mortgage or deed of trust.
[1988, ch. 82; 1989, ch. 693.]
§ 11B-108. Cancellation of contract.
(a) Failure to receive disclosures required by § 11B-105, § 11B-106 or § 11B-107 – Entry into contract.- A person who enters into a contract as a purchaser but who has not received all of the disclosures required by § 11B-105, § 11B-106, or § 11B-107 of this title, as applicable, shall, prior to settlement, be entitled to cancel the contract and to the immediate return of deposits made on account of the contract.
(b) Failure to receive disclosures required by § 11B-105, § 11B-106 or § 11B-107 – Five calendar days before entry into contract.-
(1) Any purchaser who has not received all of the disclosures required under § 11B-105 or § 11B-106 of this title, as applicable, 5 calendar days or more before the contract was entered into, within 5 calendar days following receipt by the purchaser of the disclosures required by § 11B-105(a) and (b) or § 11B-106(a) and (b) of this title, as applicable, may cancel in writing the contract without stating a reason and without liability on the part of the purchaser.
(2) The purchaser shall be entitled to the return of any deposits made on account of the contract, except that the vendor shall be entitled to retain the cost of reproducing the information specified in § 11B-105 (b), § 11B-106(b), or § 11B-107(b) of this title, as applicable, or $100, whichever amount is less, if the disclosures are not returned to the vendor at the time the contract is cancelled.
(c) Receipt of amendment to disclosure which adversely affects purchaser.- Any purchaser may within 3 calendar days following receipt by the purchaser of a change in mandatory fees and payments exceeding 10 percent of the amount previously stated to exist or any other substantial and material amendment to the disclosures required by § 11B-105 or § 11B-106 of this title, as applicable, which adversely affects the purchaser, cancel in writing the contract without stating a reason and without liability on the part of the purchaser, and the purchaser shall be entitled to the return of deposits made on account of the contract.
(d) Waiver of termination of purchaser’s rights under section.- The rights of a purchaser under this section may not be waived in the contract and any attempted waiver is void. However, if any purchaser proceeds to settlement, the purchaser’s right to cancel under this section is terminated.
(e) Reliance on disclosures contained in depository.- In satisfying the requirements of subsection (b) of this section, the vendor shall be entitled to rely upon the disclosures contained in the depository after June 30, 1989.
(f) Provisions inapplicable to foreclosure sale.- The provisions of this section do not apply to a sale of a lot in an action to foreclose a mortgage or deed of trust.
[1987, ch. 321; 1988, ch. 6, § 1; ch. 82; 1989, ch. 693.]
§ 11B-109. Untrue statements or omissions by vendor.
(a) Liability for damages; limitations period.- Any vendor, required under § 11B-105, § 11B-106, or § 11B-107 of this title to disclose information to a purchaser, who makes an untrue statement of a material fact, or who omits to state a material fact necessary in order to make the statements made, in the light of the circumstances under which they were made, not misleading, shall be liable for damages proximately caused by the untrue statement or omission to the person purchasing a lot from that vendor. However, an action may not be maintained to enforce a liability created under this section unless brought within one year after the facts constituting the cause of action have or should have been discovered.
(b) Exception to liability.- A vendor may not be liable under subsection (a) of this section if the vendor had, after reasonable investigation, reasonable grounds to believe, and did believe, at the time the information required to be disclosed under § 11B-105, § 11B-106, or § 11B-107 of this title was provided to the purchaser, that the statements were true and that there was no omission to state a material fact necessary to make the statements not misleading.
(c) Provisions inapplicable to foreclosure sale.- The provisions of this section do not apply to trustees, mortgagees, assignees of mortgagees or other persons selling a lot in an action to foreclose a mortgage or deed of trust.
[1987, ch. 321; 1988, ch. 82; 1989, ch. 693; 2009, ch. 60, § 5.] § 11B-110. Warranties; notice of defect.
(a) Implied and express warranties.-
(1) In addition to the implied warranties on private dwelling units under § 10-203 of this article and the express warranties on private dwelling units under § 10-202 of this article, there shall be an implied warranty to the homeowners association that the improvements to common areas are:
(ii) Constructed in accordance with sound engineering standards; and
(iii) Constructed in a workmanlike manner.
(2) (i) Subject to the provisions of subparagraph (ii) of this paragraph, if the improvements to the common areas were constructed by the vendor, its agents, servants, employees, contractors, or subcontractors, then the warranty on improvements shall be from the vendor of the lots within the development.
(ii) If the improvements to the common areas were constructed on the common areas prior to its
conveyance to the homeowners association, then the warranty on improvements shall be from the grantor of the common areas.
(3) The warranty on improvements to the common areas begins with the first transfer of title to a lot to a member of the public by the vendor of the lot. The warranty on improvements to common areas not completed at that time shall begin with the completion of the improvement or with its availability for use by lot owners, whichever occurs later. The warranty extends for a period of one year.
(4) Suit for enforcement of the warranty on improvements to the common areas may be brought by either the homeowners association or by an individual lot owner.
(b) Notice of defect.- Notice of a defect shall be given within the warranty period and suit for enforcement of the warranty shall be brought within one year of the expiration of the warranty period.
(c) Applicability of warranties.- Warranties shall not apply to defects caused through abuse or failure to perform maintenance by a lot owner or the homeowners association.
§ 11B-111. Meetings of homeowners association or its governing body.
(1) Subject to the provisions of paragraph (4) of this section, all meetings of the homeowners association, including meetings of the board of directors or other governing body of the homeowners association or a committee of the homeowners association, shall be open to all members of the homeowners association or their agents;
(3) (i) This paragraph does not apply to any meeting of a governing body that occurs at any time before the lot owners, other than the developer, have a majority of votes in the homeowners association, as provided in the declaration;
(ii) Subject to subparagraph (iii) of this paragraph and to reasonable rules adopted by a governing body, a governing body shall provide a designated period of time during a meeting to allow lot owners an opportunity to comment on any matter relating to the homeowners association;
(iii) During a meeting at which the agenda is limited to specific topics or at a special meeting, the lot owners’ comments may be limited to the topics listed on the meeting agenda; and
(ii) Protection of the privacy or reputation of individuals in matters not related to the homeowners association’s business;
(5) If a meeting is held in closed session under paragraph (4) of this section:
(i) An action may not be taken and a matter may not be discussed if it is not permitted by paragraph (4) of this section; and
[1987, ch. 321; 1988, ch. 6, § 1; ch. 82; 1989, ch. 5, § 1; 1998, chs. 440, 564; 2009, ch. 144.] § 11B-111.1. Family day care homes – No-impact home-based businesses.
(2) “Day care provider” means the adult who has primary responsibility for the operation of a family day care home.
(3) “Family day care home” means a unit registered under Title 5, Subtitle 5 of the Family Law Article.
(1) The provisions of this section relating to family day care homes do not apply to a homeowners association that is limited to housing for older persons, as defined under the federal Fair Housing Act.
(c) Permitted activities.-
(1) Subject to the provisions of subsections (d) and (e)(1) of this section, a recorded covenant or restriction, a provision in a declaration, or a provision of the bylaws or rules of a homeowners association that prohibits or restricts commercial or business activity in general, but does not expressly apply to family day care homes or no-impact home-based businesses, may not be construed to prohibit or restrict:
(i) The establishment and operation of family day care homes or no-impact home-based businesses; or
(ii) Use of the roads, sidewalks, and other common areas of the homeowners association by users of the family day care home.
(2) Subject to the provisions of subsections (d) and (e)(1) of this section, the operation of a family day care home or no-impact home-based business shall be:
(d) Express prohibition.-
(1) (i) Except as provided in subparagraph (ii) of this paragraph and subject to the provisions of paragraphs (2) and (3) of this subsection, a homeowners association may include in its declaration, bylaws, or recorded covenants and restrictions a provision expressly prohibiting the use of a residence as a family day care home or no-impact home-based business.
(ii) A homeowners association may not include a provision described under subparagraph (i) of this paragraph expressly prohibiting the use of a residence as a family day care home in its declaration, bylaws, or recorded covenants and restrictions until the lot owners, other than the developer, have 90% of the votes in the homeowners association.
(iii) A provision described under subparagraph (i) of this paragraph expressly prohibiting the use of a residence as a family day care home or no-impact home-based business shall apply to an existing family day care home or no-impact home-based business in the homeowners association.
(2) A provision described under paragraph (1)(i) of this subsection expressly prohibiting the use of a residence as a family day care home or no-impact home-based business may not be enforced unless it is approved by a simple majority of the total eligible voters of the homeowners association, not including the developer, under the voting procedures contained in the declaration or bylaws of the homeowners association.
(3) If a homeowners association includes in its declaration, bylaws, or recorded covenants and restrictions a provision prohibiting the use of a residence as a family day care home or no-impact home-based business, it shall also include a provision stating that the prohibition may be eliminated and family day care homes or no-impact home-based businesses may be approved by a simple majority of the total eligible voters of the homeowners association under the voting procedures contained in the declaration or bylaws of the homeowners association.
(4) If a homeowners association includes in its declaration, bylaws, or recorded covenants and restrictions a provision expressly prohibiting the use of a residence as a family day care home or no-impact home-based business, the prohibition may be eliminated and family day care or no-impact home-based business activities may be permitted by the approval of a simple majority of the total eligible voters of the homeowners association under the voting procedures contained in the declaration or bylaws of the homeowners association.
(e) Regulation of operation.- A homeowners association may include in its declaration, bylaws, rules, or recorded covenants and restrictions a provision that:
(1) Requires day care providers to pay on a pro rata basis based on the total number of family day care homes operating in the homeowners association any increase in insurance costs of the homeowners association that are solely and directly attributable to the operation of family day care homes in the homeowners association; and
(2) Imposes a fee for use of common areas in a reasonable amount not to exceed $50 per year on each family day care home or no-impact home-based business which is registered and operating in the homeowners association.
(f) Notice.-
(1) If the homeowners association regulates the number or percentage of family day care homes under subsection (e)(1) of this section, in order to assure compliance with this regulation, the homeowners association may require residents to notify the homeowners association before opening a family day care home.
(g) Liability insurance.-
(1) A day care provider in a homeowners association:
(2) A homeowners association may not require a day care provider to obtain insurance in an amount greater than the minimum amount required under paragraph (1) of this subsection.
(h) Home-based businesses.- A homeowners association may restrict or prohibit a no-impact home-based business in any common areas.
[1989, chs. 491, 492; 1990, ch. 6, § 2; 1997, ch. 35, § 9; 1998, ch. 341; 1999, ch. 352; 2006, ch. 44, § 5; 2007, ch. 5, § 7.]
§ 11B-111.2. Candidate or proposition sign.
(a) In general.- In this section, “candidate sign” means a sign on behalf of a candidate for public office or a slate of candidates for public office.
(b) Exceptions.- Except as provided in subsection (c) of this section, a recorded covenant or restriction, a provision in a declaration, or a provision in the bylaws or rules of a homeowners association may not restrict or prohibit the display of:
(c) Restriction.- A recorded covenant or restriction, a provision in a declaration, or a provision in the bylaws or rules of a homeowners association may restrict the display of a candidate sign or a sign that advertises the support or defeat of any proposition:
(i) 30 days before the primary election, general election, or vote on the proposition; and (ii) 7 days after the primary election, general election, or vote on the proposition.
[1998, ch. 439; 2002, ch. 303, § 2.]
§ 11B-111.3. Distribution of written information and materials.
(a) Applicability.- This section does not apply to the distribution of information or materials at any time before the lot owners, other than the developer, have a majority of votes in the homeowners association, as provided in the declaration.
(b) Door-to-door distribution.- In this section, the door-to-door distribution of any of the following information or materials may not be considered a distribution for purposes of determining the manner in which a governing body distributes information under this section:
(1) Any information or materials reflecting the assessments imposed on lot owners in accordance with a recorded covenant, the declaration, bylaw, or rule of the homeowners association; and
(c) Written information or materials.- Except for reasonable restrictions to the time of distribution, a recorded covenant or restriction, a provision in a declaration, or a provision of the bylaws or rules of a homeowners association may not restrict a lot owner from distributing written information or materials regarding the operation of or matters relating to the operation of the homeowners association in any manner or place that the governing body distributes written information or materials.
[1998, chs. 440, 564.]
§ 11B-111.4. Meetings.
(a) Applicability.- This section does not apply to any meetings of lot owners occurring at any time before the lot owners, other than the developer, have a majority of the votes in the homeowners association, as provided in the declaration.
(b) Meetings.- Subject to reasonable rules adopted by the governing body, lot owners may meet for the purpose of considering and discussing the operation of and matters relating to the operation of the homeowners association in any common areas or in any building or facility in the common areas that the governing body of the homeowners association uses for scheduled meetings.
§ 11B-111.5. Court appointment of receiver.
(a) Receiver appointed if quorum fails.- If a homeowners association fails to fill vacancies on the governing body sufficient to constitute a quorum in accordance with the bylaws, three or more owners of lots may petition the circuit court for the county where the condominium is located to appoint a receiver to manage the affairs of the homeowners association.
(b) Notice required.-
(1) At least 30 days before petitioning the circuit court, the lot owners acting under the authority granted by subsection (a) of this section shall mail to the governing body a notice describing the petition and the proposed action.
(2) The lot owners shall mail a copy of the notice to the owner of each lot in the development.
(c) No quorum within notice period.- If the governing body fails to fill vacancies sufficient to constitute a quorum within the notice period, the lot owners may proceed with the petition.
(d) Limitations on receiver.- A receiver appointed by a court under this section may not reside in or own a lot in the development governed by the homeowners association.
(e) Powers and duties of receiver; length of service.-
(1) A receiver appointed under this section shall have all powers and duties of a duly constituted governing body.
(2) The receiver shall serve until the homeowners association fills vacancies on the governing body sufficient to constitute a quorum.
(f) Common expenses.- The salary of the receiver, court costs, and reasonable attorney’s fees are expenses of the homeowners association.
[2007, ch. 321.]
§ 11B-111.6. Fidelity insurance.
(a) Purchase; requirements.-
(1) The board of directors or other governing body of a homeowners association shall purchase fidelity insurance not later than the time of the first conveyance of a lot to a person other than the declarant and shall keep fidelity insurance in place for each year thereafter.
(2) The fidelity insurance required under paragraph (1) of this subsection shall provide for the indemnification of the homeowners association against loss resulting from acts or omissions arising from fraud, dishonesty, or criminal acts by:
(i) Any officer, director, managing agent, or other agent or employee charged with the operation or maintenance of the homeowners association who controls or disburses funds; and
(ii) Any management company employing a management agent or other employee charged with the operation or maintenance of the homeowners association who controls or disburses funds.
(b) Copy included in books and records.- A copy of the fidelity insurance policy shall be included in the books and records kept and made available by or on behalf of the homeowners association under § 11B­112 of this title.
(c) Amount.-
(1) The amount of the fidelity insurance required under subsection (a) of this section shall equal at least the lesser of:
(i) 3 months’ worth of gross annual homeowners association fees and the total amount held in all investment accounts at the time the fidelity insurance is issued; or
(d) Dispute for failure to comply.- If a lot owner believes that the board of directors or other governing body of a homeowners association has failed to comply with the requirements of this section, the aggrieved lot owner may submit the dispute to the Division of Consumer Protection of the Office of the Attorney General under § 11B-115 of this title.
[2009, chs. 77, 78.]
§ 11B-112. Books and records of homeowners association; disclosures to be deposited into depository.
(a) Books and records – Examination; public inspection.-
(1) (i) Subject to the provisions of paragraph (2) of this subsection, all books and records kept by or on behalf of the homeowners association shall be made available for examination or copying, or both, by a lot owner, a lot owner’s mortgagee, or their respective duly authorized agents or attorneys, during normal business hours, and after reasonable notice.
Within 21 days after receipt of the written request, if the financial statements or minutes were prepared within the 3 years immediately preceding receipt of the request; or
Within 45 days after receipt of the written request, if the financial statements or minutes were prepared more than 3 years before receipt of the request.
(2) Books and records kept by or on behalf of a homeowners association may be withheld from public inspection, except for inspection by the person who is the subject of the record or the person’s designee or guardian, to the extent that they concern:
(ii) An individual’s medical records;
(iii) An individual’s personal financial records, including assets, income, liabilities, net worth, bank balances, financial history or activities, and creditworthiness;
(vi) Minutes of a closed meeting of the governing body of the homeowners association, unless a
majority of a quorum of the governing body of the homeowners association that held the meeting approves unsealing the minutes or a recording of the minutes for public inspection.
(b) Books and records – Charge for review or copying.-
(c) Disclosures to be deposited into depository.-
(ii) By § 11B-106(b) of this title except for those disclosures required by paragraphs (1), (2), (4), and (5) (i); and
[1987, ch. 321; 1988, ch. 82; 1989, ch. 5, § 1; 1990, ch. 297; 2004, ch. 382; 2009, chs. 95, 96, 659.]
§ 11B-112.1. Late charges.
The declaration or bylaws of a homeowners association may provide for a late charge of $15 or one-tenth of the total amount of any delinquent assessment or installment, whichever is greater, provided the charge may not be imposed more than once for the same delinquent payment and may be imposed only if the delinquency has continued for at least 15 calendar days.
[2000, ch. 59, § 3; 2001, ch. 288.]
§11B–112.2. Annual budget.
(a) Applicability — This section applies only to a homeowners association that has responsibility under its declaration for maintaining and repairing common area.
(b) Adoption — (1) The board of directors of other governing body of a homeowners association shall cause to be prepared and submitted to the lot owners an annual proposed budget at least 30 days before its adoption.
(3) Required Information — The annual budget shall provide information on or expenditures for at least the following items:
(d) Open Meeting and Notice.-
(e) Budget Amendment; exceptions. — Except for an expenditure made by the homeowners association because of a condition that, if not corrected, could reasonably result in a threat to the health or safety of the lot owners or a significant risk of damage to the development, any expenditure that would result in an increase in an amount of assessments for the current fiscal year of the homeowners association in excess of 15% of the budget amount previously adopted shall be approved by an amendment to the budget adopted at a special meeting for which not less than 10 days written notice shall be provided to the lot owners.
(f) The adoption of a budget does not impair the authority of the homeowners association to obligate the homeowners association for expenditures for any purposes consistent with any provision of this title.
§ 11B-113. Homeowners association depository.
(a) Location.- There is a homeowners association depository in the office of the clerk of the court in each county and the City of Baltimore.
(b) Establishment and maintenance.- Consistent with the duties of a clerk of a court as enumerated in § 2-201 of the Courts and Judicial Proceedings Article, the clerk of the court shall establish and thereafter maintain a depository for the purpose of making available to the public upon request the information to be deposited by homeowners associations.
(c) Document file separate from land records; contents; availability for public view or copying.- The depository shall:
(1) Be established and maintained in each county and the City of Baltimore as a document file separate from the land records of the county or City;
(2) Contain a record of the names of all homeowners associations for each county and the City of Baltimore;
(3) Contain all disclosures deposited by a homeowners association; and
(4) Be available to the public for viewing and for obtaining copies during the regular business hours of the office of the clerk.
(d) Duties of the clerk and State Court Administrator.-
(1) The clerk of the court is authorized to regulate the form and manner of documents deposited into the depository and to collect fees for a deposit.
(2) The clerk of the court shall permit the deposit of copies of disclosures, however reproduced.
(3) The clerk of the court may adopt regulations as necessary or desirable to implement the depository.
(4) The State Court Administrator shall establish, so as to cover the reasonable and ordinary expenses of maintaining the depository, the amount of the fees that the clerk of the court may charge for deposits in the depository.
(5) (i) The clerk of the court shall maintain a depository index; and (ii) All disclosures shall be filed under the name of the homeowners association.
(e) Contents not recordation under Title 3.- Material contained in the depository may not be viewed as recordation under Title 3 of this article.
[1988, ch. 82; 1989, ch. 5, § 1.]
§ 11B-113.1. Electronic transmission of notice.
(a) In general.- Notwithstanding language contained in the governing documents of a homeowners association, the homeowners association may provide notice of a meeting or deliver information to a lot owner by electronic transmission if:
(b) Ineffective notice.- Notice or delivery by electronic transmission shall be considered ineffective if:
(c) Ineffective notice – Effect.- The inadvertent failure to deliver notice by electronic transmission does not invalidate any meeting or other action.
[2004, ch. 286.]
§ 11B-113.2. Electronic transmission of votes or proxies.
(a) In general.- Notwithstanding language contained in the governing documents of the homeowners association, the board of directors or other governing body of the homeowners association may authorize lot owners to submit a vote or proxy by electronic transmission if the electronic transmission contains information that verifies that the vote or proxy is authorized by the lot owner or the lot owner’s proxy.
(b) When anonymous voting required.- If the governing documents of the homeowners association require voting by secret ballot and the anonymity of voting by electronic transmission cannot be guaranteed, voting by electronic transmission shall be permitted if lot owners have the option of casting anonymous printed ballots.
§ 11B-113.3. Deletion of ownership restrictions based on race, religion, or national origin.
(a) Applicability.- This section applies to any recorded covenant or restriction that restricts ownership based on race, religious belief, or national origin, including a covenant or restriction that is part of a uniform general scheme or plan of development.
(b) Deletion of recorded covenant or restriction.- Except as provided in subsection (c) of this section, a homeowners association may delete a recorded covenant or restriction that restricts ownership based on race, religious belief, or national origin from the deeds or other declarations of property in the development if at least 85% of the lot owners in the development agree to the deletion of the recorded covenant or restriction from the deeds or other declarations.
(c) Deletion of recorded covenant or restriction – Deeds or declarations providing for amendment.- If the deeds or other declarations of property in the development expressly provide for a method of amendment or deletion of a recorded covenant or restriction, a recorded covenant or restriction that restricts ownership based on race, religious belief, or national origin may be deleted as provided for in the deeds or declarations or in accordance with subsection (b) of this section.
(d) Recording amendment.- After the lot owners in the development agree to the deletion of a recorded covenant or restriction that restricts ownership based on race, religious belief, or national origin as provided in subsection (a) of this section, the governing body of the homeowners association shall record with the clerk of the court in the jurisdiction where the development is located an amendment to the deeds or other declarations that include the recorded covenant or restriction, executed by at least 85% of the lot owners in the development, that provides for the deletion of the recorded covenant or restriction from the deeds or declarations of the property in the development.
[2004, ch. 478.]
§ 11B-113.4. Annual charge.
(a) Legislative intent.- It is the intent of the General Assembly to prevent unfair treatment of property owners by a homeowners association when annual charges based on the assessed value of property imposed by the homeowners association increase at such a rate that it creates an unexpected windfall for the homeowners association.
(b) “Annual charge” defined.- In this section, the term “annual charge” means a charge based on the current assessed value of property for county and State property taxes that is levied by a homeowners association on property in a development.
(c) Applicability of section.- This section only applies to a development that:
(d) Calculating the annual charge.-
(1) A homeowners association shall base the annual charge for the revalued properties on the phased in value of property as provided under § 8-103 of the Tax – Property Article.
(e) Calculating the annual charge – Rebate or credit.- Until the annual charge for the revalued property is based on the phased in value of property as required under subsection (d) of this section, if the value of the properties revalued as of the most recent date of finality as provided in § 8-104 of the Tax – Property Article exceeds the prior valuation by more than 10%:
(f) Applicability of subsections (d) and (e).- Subsections (d) and (e) of this section do not apply if a governing body certifies on or before April 1 in the first year following the revaluation of property values for State property tax purposes that the revenues from the annual charges are insufficient to meet the debt service requirements during the next taxable year on all bonds that the governing body anticipates will be outstanding during that year.
(g) Rate of assessed value of property.- Notwithstanding any provision of the law to the contrary, when calculating an annual charge, a homeowners association may not consider the rate of assessed value of property to have increased by more than 10% in a taxable year.
[2004, ch. 507; 2005, ch. 55; 2008, ch. 36, § 6.]
§ 11B-113.5. Annexation of land in Howard County.
(a) Scope.- This section establishes the process for the annexation of parcels of land that are subject to the deed, agreement, and declaration establishing any of the villages or town center in Columbia in Howard County.
(b) In general.- Notwithstanding any provision of law or contract, a parcel of land located in that area of land in Howard County that is subject to the deed, agreement, and declaration of covenants, easements, charges, and liens dated December 13, 1966, and recorded in the land records of Howard County in Liber W.H.H. 463, Folio 158, et seq. (the Columbia Association Declaration) that is not part of the village or town center in which the land is located may be annexed into the village or town center if:
(c) Execution and filing of instruments.- An instrument that consolidates a parcel of land into the village or town center in which the land is located shall be executed and filed for recordation in the land records of Howard County.
(d) Applicability of covenants, restrictions, or contract provisions.-
(1) A parcel of land that is annexed into a village or town center in accordance with this section shall be subject to the recorded covenants and restrictions of the village or town center in which the parcel of land is located.
[2006, ch. 32.]
§ 11B-114. Electronic payment fees.
(a) “Electronic payment” defined.- In this section, “electronic payment” means payment by credit card or debit card.
(b) In general.- A homeowners association may require a person from whom payment is due to pay a reasonable electronic payment fee if the person elects to pay the homeowners association by means of electronic payment.
(c) Amount of fee.- An electronic payment fee may not exceed the amount of any fee that may be charged to the homeowners association in connection with use of the credit card or debit card.
(d) Notice.- If a homeowners association elects to charge an electronic payment fee under this section, the homeowners association shall specify on or include notice with each bill and other invoices for which electronic payment is authorized that an electronic payment fee will be charged.
[2005, ch. 529, § 2.]
§ 11B-115. Enforcement authority of Division of Consumer Protection.
(a) “Consumer” defined.-
(1) In this section, “consumer” means an actual or prospective purchaser, lessee, assignee, or recipient of a lot in a development.
(b) Intent.- This section is intended to provide minimum standards for protection of consumers in the State.
(c) Scope of enforcement.-
(1) To the extent that a violation of any provision of this title affects a consumer, that violation shall be within the scope of the enforcement duties and powers of the Division of Consumer Protection of the Office of the Attorney General, as described in Title 13 of the Commercial Law Article.
(2) The provisions of this title shall otherwise be enforced by each unit of State government within the scope of the authority of the unit.
(d) Adoption of local law allowed.-
(1) A county or municipal corporation may adopt a law, ordinance, or regulation for the protection of a consumer to the extent and in the manner provided for under § 13-103 of the Commercial Law Article.
(2) Within 30 days of the effective date of a law, ordinance, or regulation adopted under this subsection that is expressly applicable to a development, the county or municipal corporation shall forward a copy of the law, ordinance, or regulation to the homeowners association depository in the office of the clerk of the court in the county where the development is located.
[2007, ch. 593, § 2.]
§ 11B-116. Amendment of governing document.
(a) “Governing document” defined.- In this section, “governing document” includes:
(1) a declaration;
(3) a deed and agreement; and
(4) recorded covenants and restrictions.
(b) Timing of amendment.- Notwithstanding the provisions of a governing document, a homeowners association created before January 1, 1960, may amend the governing document once every 5 years, or more frequently if allowed by the governing document, by the affirmative vote of lot owners having at least two-thirds of the votes in the development, or by a lower percentage if required in the governing document.
[2008, ch. 144, § 2; ch. 145, § 2.]
§ 11B-117. Short title.
This title may be cited as the Maryland Homeowners Association Act.
[1987, ch. 321; 1988, ch. 82; 2005, ch. 529, § 1; 2007, ch. 593, § 1; 2008, ch. 144, § 1; ch. 145, § 1.]