Opinion ID: 2378132
Heading Depth: 1
Heading Rank: 4

Heading: effectiveness of the acc's waiver

Text: The Plaintiffs contend that even if the ACC had the authority to waive the composition shingle roof prohibition, waiver would be inappropriate because the Pilarciks did not follow the procedures required to obtain a waiver. In September 1992, the Pilarciks first attempted to contact the Committee members at the addresses listed in the 1978 covenants. In December 1992, after receiving no response from the ACC, the Pilarciks assumed that further ACC approval was not required, and began installing the composition roof. The Pilarciks again attempted to contact the ACC in January 1993, after the other homeowners filed the injunction action. These January letters were returned undelivered. The Pilarciks then contacted ACC member Richards by phone, and later provided him a brochure describing the Grand Manor Shangle materials. Both Richards and Latimer sent the Pilarciks signed letters on January 12, 1993, waiving the restrictive covenant as to the Pilarciks. Accordingly, we look to the ACC's actions in January 1993 to determine waiver. With regard to the requirement that the ACC's approval or disapproval be in writing, both Latimer and Richards gave written approval to the Pilarciks' composition-type roof. It is immaterial that this approval was given after the construction had started because the covenants do not dictate a time beyond which the ACC's approval cannot be given; instead, the covenants dictate default consequences in the event the ACC does not act swiftly enough. [3] The covenants are silent with regard to the number of ACC members necessary to constitute a quorum and the number or percentage of ACC members required to waive a covenant. We conclude that the resignation of three ACC members conferred on the remaining two members the authority to waive the composition-type roof restriction. Because Richards and Latimer were the only remaining ACC members at the time of the waiver, the ACC's waiver was unanimous. Accordingly, we hold that Richards and Latimer properly approved the Pilarciks' installation of the composition roof. Because the Pilarciks actually obtained the ACC's written waiver to use composition-type shingles, it is immaterial whether they complied with the prerequisites for obtaining approval under article II of the restrictive covenants. Those prerequisites establish certain standards by which the ACC can determine whether to approve or disapprove of construction in the neighborhood. Approval by the ACC presumes that it is satisfied with the proposed construction. Additionally, article II, paragraph 1 also provides that the Architectural Control Committee shall have the right to waive any Restrictions herein provided insofar as the same pertains to type of roof ... provided that the appraised value of the proposed house is not less than $50,000.00 ACC approval of construction plans without requiring strict adherence to the submission of construction plans implies that the ACC has waived the requirement that those plans be submitted. That waiver is within the authority given to the ACC in the restrictive covenants, provided that the value of the house is not less than $50,000. There is no contention here that the Pilarciks' house is worth less than $50,000. Moreover, when replacing roofing materials is the subject of the ACC's actions, it cannot be seriously contended that the homeowner must comply with all aspects of article II, paragraph 1. For instance, it would be ridiculous to require the Pilarciks to submit plans concerning their property's topography and finished grade elevation in order to obtain ACC approval to replace shingles on their roof. We find that the Pilarciks' submission of the brochure to ACC members Latimer and Richards was sufficient for the ACC to determine that the Grand Manor Shangle roof materials were appropriate for Waterwood Estates. Richards examined the brochure and contacted several roofing companies to confirm the quality of the Grand Manor Shangle composition material. He also viewed other homes in the Waterwood Estates subdivision to determine the compatibility between the Pilarciks' proposed composition roof and the other nonwood shingle roofs in the neighborhood. Thereafter, Richards and Latimer affirmed in writing the ACC's approval of the Pilarciks' composition roof. When giving that approval, the ACC had all the information it needed to make the decision.