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PhilD (Florida)
Posts: 2
Posted:
My family recently moved to a small association...6 homes...and I get elected as president of the HOA with a total of 3 board members. There are a number of 'incidents' that have taken place in the past that really divided the neighborhood but we are new and really don't have any leanings one way or the other. A little over a month ago one of the neighbors dogs got out and attacked another neighbors dog. Both dogs are fine but now the problems and the questions begin...and the attacking dog belongs to one of the board members.

My opinion is that this is a civil matter at best and has nothing to do with the association. However, the owner of the attacked dog cited the following from our CC&R's:

Household pets may be kept on a single Lot for the pleasure and use of the occupants, but not for any commercial or breeding use or purpose, except that if any of such permitted animals shall, in the sole and exclusive opinion of Association, become dangerous or an annoyance or nuisance in the neighborhood or nearby property or destructive of wildlife, they may not thereafter be kept in or on the Lot.

So I have several questions and maybe a few clarifications to make sure I am interpreting the law/rules correctly. If my understanding is correct, the issue could only be brought up if the board is properly petitioned by 20% of the members, but that even if put on the agenda the board is not required to vote on the issue or call for a vote of all members. Wouldn't this be at the discretion of the board to vote on...or said another way, is there any reason the board would allow the members to vote on this issue? Nobody on the board will vote for this but the three homes that don't have board members might if given the chance. So assuming nobody is required to abstain, the vote would split if it went to that point.

The county has a very straight forward 3 strikes rule/law when it comes to dogs attacking other dogs. There is a formal process for reporting and documentation. Can an association really enforce something like this and ignore the county rules?

I have even gone as far as speaking with an attorney. Everything points to the association losing if they pushed this issue.
TimB4 (Tennessee)
Posts: 21,062
Posted:
Quote:
Posted By PhilD on 04/25/2013 1:40 PM

I have even gone as far as speaking with an attorney.

The legal opinion you received should be given far more weight than the advice on this forum.

I agree with you, it's a matter between the two individuals unless there is documentation of it happening more than once. Did the one owner report the issue to the County? If not, insist that they do this first before bringing the issue before the Board. Then use the Counties action as guidance for what the Board should do.
JohnC46 (South Carolina)
Posts: 14,265
Posted:
I agree with Tim. Keep the association out of it.
SteveM9 (Massachusetts)
Posts: 3,699
Posted:
Quote:
The county has a very straight forward 3 strikes rule/law when it comes to dogs attacking other dogs. There is a formal process for reporting and documentation. Can an association really enforce something like this and ignore the county rules?


Seems like a police issue to me, not an HOA issue. Have you reported it to the police yet? Your going to need to document this if your going to prove 3 strikes. Florida has plenty of dog laws. No need for the HOA to try and re-invent the wheel.
SteveM9 (Massachusetts)
Posts: 3,699
Posted:
PS. And while the title "board of director" may throw some weight around your community. It doesn't with the police.
SteveM9 (Massachusetts)
Posts: 3,699
Posted:
Non-bite injuries to a person or animal

Florida has a statute that makes a dog owner liable for "any damage" to a person or domestic animal, meaning a non-bite injury. Section 767.01 provides as follows:

Owners of dogs shall be liable for any damage done by their dogs to a person or to any animal included in the definitions of "domestic animal" and "livestock" as provided by s. 585.01.

The Florida definition of "domestic animal" is set forth in section 585.01 subd. (10) as follows:

"Domestic animal" shall include any equine or bovine animal, goat, sheep, swine, domestic cat, dog, poultry, ostrich, emu, rhea, or other domesticated beast or bird. The term "animal," as used in this chapter, shall include wild or game animals whenever necessary to effectively control or eradicate dangerous transmissible diseases or pests which threaten the agricultural interests of the state.

-------------------------------------------------------

Classification of dogs as dangerous; certification of registration; notice and hearing requirements; confinement of animal; exemption; appeals; unlawful acts.—

http://www.leg.state.fl.us/statutes/index.cfm?mode=View%20Statutes&SubMenu=1&App_mode=Display_Statute&Search_String=dog&URL=0700-0799/0767/Sections/0767.12.html

The 2012 Florida Statutes

Title XLV
TORTS
Chapter 767

DAMAGE BY DOGS

767.12 Classification of dogs as dangerous; certification of registration; notice and hearing requirements; confinement of animal; exemption; appeals; unlawful acts.—

(1)(a) An animal control authority shall investigate reported incidents involving any dog that may be dangerous and shall, if possible, interview the owner and require a sworn affidavit from any person, including any animal control officer or enforcement officer, desiring to have a dog classified as dangerous. Any animal that is the subject of a dangerous dog investigation, that is not impounded with the animal control authority, shall be humanely and safely confined by the owner in a securely fenced or enclosed area pending the outcome of the investigation and resolution of any hearings related to the dangerous dog classification. The address of where the animal resides shall be provided to the animal control authority. No dog that is the subject of a dangerous dog investigation may be relocated or ownership transferred pending the outcome of an investigation or any hearings related to the determination of a dangerous dog classification. In the event that a dog is to be destroyed, the dog shall not be relocated or ownership transferred.

(b) A dog shall not be declared dangerous if the threat, injury, or damage was sustained by a person who, at the time, was unlawfully on the property or, while lawfully on the property, was tormenting, abusing, or assaulting the dog or its owner or a family member. No dog may be declared dangerous if the dog was protecting or defending a human being within the immediate vicinity of the dog from an unjustified attack or assault.

(c) After the investigation, the animal control authority shall make an initial determination as to whether there is sufficient cause to classify the dog as dangerous and shall afford the owner an opportunity for a hearing prior to making a final determination. The animal control authority shall provide written notification of the sufficient cause finding, to the owner, by registered mail, certified hand delivery, or service in conformance with the provisions of chapter 48 relating to service of process. The owner may file a written request for a hearing within 7 calendar days from the date of receipt of the notification of the sufficient cause finding and, if requested, the hearing shall be held as soon as possible, but not more than 21 calendar days and no sooner than 5 days after receipt of the request from the owner. Each applicable local governing authority shall establish hearing procedures that conform to this paragraph.

(d) Once a dog is classified as a dangerous dog, the animal control authority shall provide written notification to the owner by registered mail, certified hand delivery or service, and the owner may file a written request for a hearing in the county court to appeal the classification within 10 business days after receipt of a written determination of dangerous dog classification and must confine the dog in a securely fenced or enclosed area pending a resolution of the appeal. Each applicable local governing authority must establish appeal procedures that conform to this paragraph.

(2) Within 14 days after a dog has been classified as dangerous by the animal control authority or a dangerous dog classification is upheld by the county court on appeal, the owner of the dog must obtain a certificate of registration for the dog from the animal control authority serving the area in which he or she resides, and the certificate shall be renewed annually. Animal control authorities are authorized to issue such certificates of registration, and renewals thereof, only to persons who are at least 18 years of age and who present to the animal control authority sufficient evidence of:

(a) A current certificate of rabies vaccination for the dog.
(b) A proper enclosure to confine a dangerous dog and the posting of the premises with a clearly visible warning sign at all entry points that informs both children and adults of the presence of a dangerous dog on the property.
(c) Permanent identification of the dog, such as a tattoo on the inside thigh or electronic implantation.
The appropriate governmental unit may impose an annual fee for the issuance of certificates of registration required by this section.
(3) The owner shall immediately notify the appropriate animal control authority when a dog that has been classified as dangerous:
(a) Is loose or unconfined.
(b) Has bitten a human being or attacked another animal.
(c) Is sold, given away, or dies.
(d) Is moved to another address.

Prior to a dangerous dog being sold or given away, the owner shall provide the name, address, and telephone number of the new owner to the animal control authority. The new owner must comply with all of the requirements of this act and implementing local ordinances, even if the animal is moved from one local jurisdiction to another within the state. The animal control officer must be notified by the owner of a dog classified as dangerous that the dog is in his or her jurisdiction.

(4) It is unlawful for the owner of a dangerous dog to permit the dog to be outside a proper enclosure unless the dog is muzzled and restrained by a substantial chain or leash and under control of a competent person. The muzzle must be made in a manner that will not cause injury to the dog or interfere with its vision or respiration but will prevent it from biting any person or animal. The owner may exercise the dog in a securely fenced or enclosed area that does not have a top, without a muzzle or leash, if the dog remains within his or her sight and only members of the immediate household or persons 18 years of age or older are allowed in the enclosure when the dog is present. When being transported, such dogs must be safely and securely restrained within a vehicle.

(5) Hunting dogs are exempt from the provisions of this act when engaged in any legal hunt or training procedure. Dogs engaged in training or exhibiting in legal sports such as obedience trials, conformation shows, field trials, hunting/retrieving trials, and herding trials are exempt from the provisions of this act when engaged in any legal procedures. However, such dogs at all other times in all other respects shall be subject to this and local laws. Dogs that have been classified as dangerous shall not be used for hunting purposes.

(6) This section does not apply to dogs used by law enforcement officials for law enforcement work.

(7) Any person who violates any provision of this section is guilty of a noncriminal infraction, punishable by a fine not exceeding $500.
History.—s. 3, ch. 90-180; s. 3, ch. 93-13; s. 3, ch. 94-339; s. 1157, ch. 97-102.
PhilD (Florida)
Posts: 2
Posted:
Thanks everyone for the replies...it at least validates that we seem to be on the right track. One other question that is still confusing me though as I read through our Sunshine Regs and the CC&R's is the voting, or more specifically how a vote is called. It seems like the last President had the entire association vote on just about everything...so there seems to be some expectation from the homeowners that they can have a vote on whatever they want. My interpretation is that the homeowners can petition the board to consider something but that only the board can call for a vote on a topic. Am I correct on this? I'm not trying to prevent anyone from being heard but before I put these folks in a room together I want to make sure I completely understand how to manage the meetings appropriately. And I will continue with my research and readings...
MelissaP1 (Alabama)
Posts: 13,836
Posted:
How I did it is that owners could submit their ideas for approval. They had to do it in person at a meeting not behind closed doors. Stand behind your ideas and words if you submit. The board then would review it and vote on it. There are some things the general membership has to vote on to change/approve and others that just take board votes. Major changes like changing the rules take majority membership vote and those related to expenditures/daily operations were more board votes.


Former HOA President
JohnC46 (South Carolina)
Posts: 14,265
Posted:
Phil

Generally changes in the Covenants or Bylaws will require an owner vote. Most anything else can be done by the BOD.

One area many BOD's get into trouble is if they pass Rules and Regulations (which most BOD's can do without an owner vote) that overrule Covenants/Bylaws. This they cannot do.

One way to have owner participtaion is to allow owners a time to speak to the BOD. Usually before a BOD Meeting commences. Do not get into a free for all by letting owners speak whenever they wish, especially during a BOD meeting unless they are requested to speak. Yes participation is critical but also important is allowing the BOD to to do what they were elected to do.

Hope this helps.

PeterD3 (Florida)
Posts: 708
Posted:
Quote:
Posted By PhilD on 04/26/2013 7:42 AM
Thanks everyone for the replies...it at least validates that we seem to be on the right track. One other question that is still confusing me though as I read through our Sunshine Regs and the CC&R's is the voting, or more specifically how a vote is called. It seems like the last President had the entire association vote on just about everything...so there seems to be some expectation from the homeowners that they can have a vote on whatever they want. My interpretation is that the homeowners can petition the board to consider something but that only the board can call for a vote on a topic. Am I correct on this? I'm not trying to prevent anyone from being heard but before I put these folks in a room together I want to make sure I completely understand how to manage the meetings appropriately. And I will continue with my research and readings...

Your docs. will describe the eligable voters and the minimum Quorum & Voting requirements for ammending each type of HOA document (CC&Rs, ByLaws, Rules & Regs., etc.)

JohnC46 (South Carolina)
Posts: 14,265
Posted:
Peter

I agree that Covenants, Deed Restrictions, Bylaws may well need owner majority approval to change, but generally Rules and Regulations (R&R's) do not need owner approval. The BOD has the authority to make R&R changes.

I realize FL can be a horse of a different color.

PeterD3 (Florida)
Posts: 708
Posted:
Quote:
Posted By JohnC46 on 04/27/2013 3:38 PM
Peter

I agree that Covenants, Deed Restrictions, Bylaws may well need owner majority approval to change, but generally Rules and Regulations (R&R's) do not need owner approval. The BOD has the authority to make R&R changes.

I realize FL can be a horse of a different color.


You must have confused me with someone else.
I said the docs. will contain language as to how each document can be ammended.
JohnC46 (South Carolina)
Posts: 14,265
Posted:
Quote:
Posted By PeterD3 on 04/28/2013 4:54 AM
Posted By JohnC46 on 04/27/2013 3:38 PM
Peter

I agree that Covenants, Deed Restrictions, Bylaws may well need owner majority approval to change, but generally Rules and Regulations (R&R's) do not need owner approval. The BOD has the authority to make R&R changes.

I realize FL can be a horse of a different color.



You must have confused me with someone else.
I said the docs. will contain language as to how each document can be ammended.

Sorry. Was part of a private Eamil. Brain burp......LOL

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