Palos Verdes Townhomes and Condominiums Alert

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This is an alert for not only Palos Verdes Townhomes and Condominiums owners but for all owners of any unit within a legal “condominium” defined subdivision in California. While there is a benefit to having a Homeowners Association (notwithstanding my “tongue in cheek” picture here), that does not mean that an “HOA” is always benign. If fact there is proposed legislation that could empower HOAs to unfairly distribute costs onto individual unit owners. Consider the following:

Legislative Alert: AB 968 Shifts Costs To Individuals from HOAs!palos verdes townhomes

To follow  AB 968’s status, go to  leginfo.legislature.ca.gov  and type the bill number in the search field. To contact your legislator  click here:

The potential for abuse for all condos including Palos Verdes townhomes and condominiums is rampant with this bill.

With HOAs strapped for cash and many suffering with substandard repairs/construction this pending legislation shifts standard HOA costs to unwitting homeowners.

California Assembly Bill 698 will allow Palos Verdes Townhomes and Condominiums HOA boards to expand, redefine and concoct their own rendition of what “exclusive use common area” is and then assess the owner to maintain, insure and assume liability for it no matter how often or the costs.

The bill rewrites  Civil Code section 4775 , which directs who (currently the entire HOA) pays to maintain, repair and replace in various areas at residential developments governed by homeowner associations.

Current Definitions

Under the current law which regulate all condominium associations in California including Palos Verdes townhomes and condominiums, unless a development’s governing documents specify otherwise:

•”Common area” is the part of the property the homeowner association administers – a roof, pool or other area that serves the entire development.

•”Separate interest” is the area, such as the inside of an individual town home or condo, that the owner is responsible for maintaining.

•”Exclusive use common area” is something that goes with or is attached to a unit – the law uses the term “appurtenant” – such as a patio, which serves one or more owners but fewer than all the owners.

The owner will now be responsible for maintaining that area.

But here’s the problem: The bill would let the association governing documents define which items or actions constitute maintenance and compel the homeowner to repair and replace.

Possible “Exclusive Use” E xamples:

•Indoor/outdoor pipes, sprinkler systems and wiring

•Parking stalls, doors and windows

•Steps to entryways, outdoor light fixtures, walkways, hallways, fences, mailboxes

•Balconies, porches, roofs systems

•Patches of dirt touching a property’s stucco

Once encumbered with these new payment obligations, it’s likely affected homeowners won’t have a viable opportunity to reverse the vote.

Failure (or inability) to pay can result in fines assessments against owners in foreclosure (or forced sale).

With no per se definition of “maintenance,” a board is free to apply a broad interpretation of what it wants “maintenance” to mean.

Palos Verdes Townhomes and Condominiums

The only weapon homeowners have:

1) Owners voting together as a block to prevent boards from redefining “exclusive use common area” and/or “maintenance” and expanding titleholder monetary obligations.

2)Buyers should also pay extraordinary attention to property surveys and boundaries detailing exclusive use common areas, including governing document definitions.

Palos Verdes Townhomes and Condominiums

 

 

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Original Content for Palos Verdes Homes

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100 Terranea Way Unit 32-401 Rancho Palos Verdes, CA 90275

$2,350,000
3 Beds
3 Baths
2,100 SqFt
Status Active
MLS # PV16063366
Property Type Condominium
White water ocean view! The only upstairs eastside Oceanfront Casita resale at Terranea is a fabulous getaway home. Enjoy this fully furnished & professionally managed second home within award-winning 102-acre oceanfront Terranea Resort. 24-hour room service, 7 restaurants, 4 pools a 9-hole, par-3 golf course with ocean views from every hole, hiking trails, a 50,000 square-foot Spa & fitness center, Owners' Concierge, & President's Club are some of the amenities that come with owning this Casita. The world's easiest beach house is ready whenever you are. Entertain friends, family and clients with ease; since each bedroom can be locked off individually, there is flexibility in how this second home can be used and rented to others. This is fee-simple property, and due to California Coastal Commission restrictions, owners may sleep here up to two months per calendar year, so they select the dates whenever they want throughout the year. When not in residence, the owner makes the Casita available for other people to rent, either through the Resort or privately. Local owners enjoy the country club & beach club year 'round. This is a gorgeous second home for people who want to be lulled to sleep with the waves crashing outside their balconies.

100 Terranea Way Unit 28-401 Rancho Palos Verdes, CA 90275

$2,298,000
3 Beds
3 Baths
2,100 SqFt
Status Active
MLS # PV17103532
Property Type Condominium
Spectacular sunset ocean view! The only west sunset facing Oceanfront Casita for sale at Terranea is a fabulous getaway home. Close to Nelson's, the Spa & overlooking bungalows and lawn. Sunset view balconies on all 3 bedrooms & living room. Enjoy this fully furnished & professionally managed second home within award-winning 102-acre oceanfront Terranea Resort. 24-hour room service, 7 restaurants, 4 pools a 9-hole, par-3 golf course with ocean views from every hole, hiking trails, a 50,000 square-foot Spa & fitness center, Owners' Concierge, & Club are some of the Owners' amenities. The world's easiest beach house is ready whenever you are. Entertain friends, family and clients with ease. Each bedroom can be locked off individually, creating flexibility in how this second home can be used and rented to others. This is fee-simple property, and due to California Coastal Commission restrictions, owners may sleep here up to two months per calendar year, so they select any 60 nights whenever they want throughout the year. When not in residence, the owner makes the Casita available for other people to rent, either through the Resort or privately. Local owners enjoy the country club & beach club year 'round. This is a gorgeous 2nd home; enjoy spectacular sunsets & a Catalina Island view with all the luxuries of a world class resort.

1014 Calle Strellare Rancho Palos Verdes, CA 90275

$1,146,367
2 Beds
2.5 Baths
2,332 SqFt
Status Active
MLS # OC17018464
Property Type Condominium
The good life--you’ve earned it. Now make the most of every moment in the style and comfort of our Residence B floor plan, one of the new homes for sale in Rancho Palos Verdes at gated Sol y Mar, a 55+ community. Do you love to entertain family and friends? You have ample space in the open-concept great room/gourmet kitchen. Converse with guests while you put the finishing touches on a delightful meal at your prep-and-serve kitchen island. There’s a large walk-in pantry for all your chef’s tools. Two spacious decks extend your living space. Write that novel or pursue a hobby in your secluded study with its own private deck. Retreat to your private owner’s suite with huge walk-in closet. There’s a small deck that’s perfect for morning coffee. A luxurious master bath with enclosed commode, soaking tub, walk-in shower and twin lavatories completes the suite. Also worth noting: an elevator to make the trip to and from the first-level garage a lot easier.

32514 Seahill Drive Rancho Palos Verdes, CA 90275

$1,098,000
3 Beds
3.5 Baths
2,672 SqFt
Status Active
MLS # SB17021402
Property Type Townhouse
This spacious tri-level townhouse is everything you've been looking for - views, living space, and a great location. This home has two patios, two fireplaces, two wet bars, four balconies, two stairways, an oversized two-car garage. The property also features recessed lighting, refrigerator, oak cabinetry, a kitchen with an island and plenty of counter space, central heating, and central vacuum. The gorgeous master suite includes a vaulted ceiling, fireplace, balcony, large vanity, walk-in closet, large bathroom with jacuzzi tub, and double doors. Seahill Townhome HOA is a small, quiet complex with a tennis court, heated pool and clubhouse. It is just a short walk to the ocean bluffs, with walking trails at the end of the street and around the Terranea Resort, or leading to the beach at Abalone Cove.

28220 Highridge Unit 305 Rancho Palos Verdes, CA 90275

$995,000
3 Beds
2 Baths
1,631 SqFt
Status Active
MLS # 17225992
Property Type Condominium
Charming Brand New construction with Mediterranean village feeling and lush landscaping. Top floor spectacular views of Long Beach Harbor and city lights from many rooms, spacious open floor plan. 3 bedroom plus Den 2 bath with chefs kitchen open to living area, walk-in pantry, laundry room in unit and View balcony off living room. UPgraded Hardwood floors throughout living space and luxurious carpet in bedrooms. Window coverings included. Unit includes 2 parking spaces and private locked storage room. A must see rare new construction in Palos Verdes. Beautifully landscaped common area with built-in BBQ, fire pit, water feature, putting green and dog run. Upgraded and Ready to move in!

28220 Highridge Road Unit 311 Rancho Palos Verdes, CA 90275

$965,500
2 Beds
2 Baths
1,327 SqFt
Status Active
MLS # 17217050
Property Type Condominium
Top floor unit with beautiful views of Santa Monica Bay and city lights. New construction with spacious open floor plan. 2 bedroom 2 bath with open to living space, walk-in pantry, laundry closet in unit and patio with ocean and city views. Wood floors in entry and kitchen and living room, carpet in bedrooms. Master bath with travertine marble, double sinks and walk-in closet. Unit includes 2 parking spaces and private locked storage room. A must see rare new construction in Palos Verdes. Charming Mediterranean village feeling with lush landscaping with entry Gate and Beautifully landscaped common area with built-in BBQ, fire pit, water feature and putting green.

1007 Estrella Del Mar Unit 54 Rancho Palos Verdes, CA 90275

$947,810
2 Beds
2.5 Baths
1,767 SqFt
Status Active
MLS # OC17058587
Property Type Condominium
Brand new construction, 2 bed, 2.5 baths, additional flex room. Private elevator, 2 car attached garage, spacious and open floor plan. Don't miss this opportunity to live in beautiful Rancho Palos Verdes.

1009 Estrella Del Mar Rancho Palos Verdes, CA 90275

$925,990
2 Beds
2.5 Baths
1,735 SqFt
Status Active
MLS # OC17018474
Property Type Condominium
Residence C floor plan at Sol y Mar, our 55+ community in prestigious Rancho Palos Verde. Everything is close at hand in this open-concept plan. Living/dining room combination to the gourmet kitchen with wrap-around counter for casual seating and dining. The master has a foyer-style entry for added privacy. Welcome features include a large walk-in closet, linen storage, and master bath with enclosed commode, walk-in shower, separate soaking tub and twin lavatories. The laundry/utility room is conveniently located on the second level. In addition to parking and storage, the first level features a flex room with half-bath. It’s the perfect spot for a home office, study or additional guest quarters.


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