Opinion ID: 1922008
Heading Depth: 1
Heading Rank: 6

Heading: Architectural Standards Committee.

Text: a. Except for the original construction of the Condominium Units situate within the property by the Developer and any improvements to any Condominium Unit or to the General or Limited Common Elements accomplished concurrently with said original construction, and except for purposes of proper maintenance and repair, [14] or as otherwise in these By-Laws provided, it shall be prohibited to install, erect, attach, apply, paste, hinge, screw, nail, build, alter, remove or construct any light, screens, awnings, patio covers, decorations, fences, aerials, antennas, dishes, radio or television broadcasting or receiving devices, slabs, sidewalks, patios, terraces, balconies, platforms, porches, walls or to make any change or otherwise alter, including any alteration in color, in any manner whatsoever, to the exterior of any Condominium Unit or upon any of the General or Limited Common Elements until the complete plans and specifications prepared at the expense of the Condominium Unit Owner proposing the change, showing the location, nature, shape, height, material, color, type of construction and/or other proposed form of change, including, without limitation, any other information specified by the Board (or its designated Committee), shall have been submitted to, and approved or approved with conditions, in writing by the Board, or by an Architectural Standards Committee designated by such Board. b. In the event the Board, or its designated Committee, fails to approve, or disapprove, such design and location within sixty (60) days after said plans and specifications have been submitted to it, approval will not be required and this Article will be deemed to have been fully complied with. If plans and specifications are not submitted, any and all alterations and/or changes shall be deemed violations of this Article. Respondent asserts that, pursuant to the Maryland Condominium Act, the Declaration and Bylaws should be construed together. See § 11-124(c) (The declaration, bylaws, and condominium plat shall be construed together and shall be deemed to incorporate one another to the extent that any requirement of this title as to the content of one shall be deemed satisfied if the deficiency can be cured by reference to any of the others.). In support of this contention, respondent cites to a Court of Special Appeals opinion, Dulaney Towers Maintenance Corp. v. O'Brey, 46 Md.App. 464, 418 A.2d 1233 (1980), which states: When a controversy arises as to a resident's right as a unit owner in a condominium, the courts must examine the condominium's enabling statutes for relevant provisions, consider the master deed or declaration, study the bylaws, and attempt to reconcile the three. Id. at 465, 418 A.2d at 1235 (citing Sterling Village Condo., Inc. v. Breitenbach, 251 So.2d 685 (Fla.App.1971)). Respondent is correct in its assertion that the Court should attempt to reconcile or harmonize the provisions of the Declaration and Bylaws. Both the Declaration and the Bylaws, under the limited circumstances of the present case, provide for the repair of an inherent defect relating to safety without Board approval, even to the point of providing for venting to the exterior. If, however, they are not so compatible and there is a conflict between the Declaration and the Bylaws that cannot be cured by construing the two pertinent provisions together, then the Declaration would prevail. The Maryland Condominium Act provides a resolution in the case of such conflict. See § 11-124(e) (If there is any conflict among the provisions of this title, the declaration, condominium plat, bylaws, or rules adopted pursuant to § 11-111 of this title, the provisions of each shall control in the succession listed hereinbefore commencing with `title'.). [15] In this case, the easement granted in Article 15.2 of the Condominium Declaration, if there were to be a conflict, would control over the language in Article IX of the Bylaws. Respondent further contends that § 11-115(2) of the Real Property Article provides a Title section which controls over the Declaration. This is an erroneous argument. Section 11-115 states: Subject to the provisions of the declaration or bylaws and other provisions of law, a unit owner: ... (2) May not alter, make additions to, or change the appearance of the common elements, or the exterior appearance of a unit or any other portion of the condominium, without permission of the council of unit owners.... (Emphasis added.) Though, pursuant to § 11-124(e), title provisions control over the declaration provisions in this case, § 11-115 specifically states that it is [s]ubject to the provisions of the declaration.... See also Sea Watch Stores Limited Liability Co. v. Council of Unit Owners of Sea Watch Condo., 115 Md.App. 5, 43, 691 A.2d 750, 768 (1997) (discussing § 11-115(3) and holding that if the condominium documents conflict with the provisions of [the section], the condominium documents control, because the statute is made `subject' to the condominium documents). Therefore, if a conflict existed, the Declaration would control in this instance. The easement is valid and applies to the Condominium and is in harmony, under these limited circumstances, with the Bylaw provision that permits breach of the exterior walls for repair and maintenance without prior approval of the Board.