Opinion ID: 2156600
Heading Depth: 1
Heading Rank: 4

Heading: Units

Text: The core concept underlying development rights and the right to make improvements or alterations is the unit. Improvement or alteration rights can be exercised only with respect to a unit. One important development right, on the other hand, is the right to create units within an existing condominium. The Rhode Island Condominium Act provides for very limited and specific ways of creating units in a condominium, and the statute does not indicate that this process may be changed by agreement. See § 34-36.1-1.04. Because of this critical connection between development rights, the right to make improvements or alterations, and the concept of the unit, we now turn to the question of whether valid units were created by the master declaration or through IDC Properties'exercise of its development rights in 1994. A condominium is created by recording a declaration in the municipal land evidence records. Section 34-36.1-2.01. Among other things, the declaration must contain [a] statement of the maximum number of units which the declarant reserves the right to create; and [a] description of the boundaries of each unit created by the declaration, including the unit's identifying number. Section 34-36.1-2.05(a)(4)(5). Section 34-36.1-2.09(a) provides further that [p]lats and plans are part of the declaration. Moreover: To the extent not shown or projected on the plats, plans of the units must show or project: (1) The location and dimensions of the vertical boundaries of each unit, and that unit's identifying number, provided, that if two (2) or more units have the same vertical boundaries one plan may be used for such units if so designated; (2) Any horizontal unit boundaries, with reference to an established datum, and that unit's identifying number; and (3) Any units in which the declarant has reserved the right to create additional units or common elements   , identified appropriately. Section 34-36.1-2.09(d). Furthermore: A declaration or an amendment to a declaration adding units to a condominium, may not be recorded unless all structural components and mechanical systems of the building containing or comprising any units thereby created are substantially completed in accordance with the plans of that building, as evidenced by a certificate of completion executed by an independent registered engineer or architect which shall be recorded in the local land evidence records. Section 34-36.1-2.01(b). [2] This was the state of the law in 1988, when defendants' predecessor in interest recorded the master declaration, which serves as the constituting document for this condominium project. Our review of this document shows that the declarant purported to create five Master Units in the condominium. These are the America Condominium Unit, the Capella Unit, Development Unit # 1 (West Unit), the Harbor Houses Condominium Unit, and the Individual Unit (South Unit). [3] In addition, the declarant reserved the right to exercise development rights with respect to the Reserved Area (North Unit), including the right to withdraw real estate, the right to convert the area to a Master Unit, and the right to construct improvements on this unit, if it were created. Only the South, West, and North Units are subject to the current dispute. Because of their different status at the time the condominium was created, we will discuss the South and West Units separately from the North Unit.