What’s New at GSL

GSL’s Ellen Shapiro Receives National Recognition as a CCAL Fellow

GSL’s Ellen Shapiro Receives National Recognition as a CCAL Fellow

Ellen A. Shapiro Receives National Recognition as a CCAL Fellow
Honored for The Highest Level of Service to the Practice of Community Association Law


For Immediate Release
Dedham, MA, September 25, 2019 — Ellen A. Shapiro, Esq., a principal and co-founder at Goodman, Shapiro & Lombardi, LLC (GSL), has been granted fellowship in the College of Community Association Lawyers (CCAL). More than 4,000 lawyers practice community association law in the United States, yet fewer than 175 attorneys nationwide can distinguish themselves as CCAL fellows.

Ms. Shapiro, who has over 25 years of experience in condominium and community association law, earned this national recognition due to her outstanding leadership, commitment to the advancement of the legal principles and practical tools necessary for community associations to thrive. The recognition is only given to those select few in the field who possess the highest ethics, strong analytical and writing skills, a substantial depth of experience and a demonstrated ability to teach others in the field.

Ms. Shapiro was admitted to Massachusetts Bar Association in 1979 and the Rhode Island Bar Association in 2008. She has been serving condominium clients for over a quarter century and led, as principal and co-founder, of one of the most highly recognized community association-focused law firms in the New England region, Goodman, Shapiro & Lombardi. In addition to her experience as a community association attorney, Ms. Shapiro is certified in Mediation and Condominium Dispute Resolution for the New England Chapter of Community Associations Institute (CAINE), is a past president, a past board member, frequent speaker, moderator, and author for CAINE.

CCAL was established in 1993 by Community Associations Institute (CAI), providing a forum for the exchange of information among experienced legal professionals working for the advancement of community association governance. Its goals include promoting high standards of professional and ethical responsibility, improving and advancing community association law and practice, and facilitating the development of educational materials and programming pertaining to legal issues. With her election into CCAL, Ms. Shapiro joins her firm’s other principals, Henry Goodman and Frank Lombardi as CCAL members.

About Goodman, Shapiro & Lombardi, LLC
GSL is widely regarded in condominium law circles for the legal expertise it has provided to nearly one thousand association boards in MA and RI. While the firm’s chief focus is condominium law, its related law practices extend into residential and commercial real estate, civil litigation, corporate law and estate administration. Visit GSL at www.goshlaw.com for more information and additional details.

About Community Associations Institute
Since 1973, Community Associations Institute (CAI) has been the leading provider of resources and information for homeowners, volunteer board leaders, professional managers, and business professionals in the nearly 350,000 homeowner associations, condominiums, and housing cooperatives in the United States and millions of communities worldwide. With more than 41,000 members, CAI works in partnership with 36 legislative action committees and 64 affiliated chapters within the U.S., Canada, South Africa, and the United Arab Emirates as well as with housing leaders in several other countries, including Australia, Spain, Saudi Arabia, and the United Kingdom. A global nonprofit 501(c)(6) organization, CAI is the foremost authority in community association management, governance, education, and advocacy. Their mission is to inspire professionalism, effective leadership, and responsible citizenship—ideals reflected in community associations that are preferred places to call home. Visit CAI at www.caionline.org and follow them on Twitter and Facebook @caisocial.

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Media Contact: Dan Sweeney
IKON Communications Consultants, Inc.

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For Third Straight Year, Ellen Shapiro Will Be Educating CAI’s Business Partners

This year, CAI-NE will be holding the Business Partners Essentials Program on June 21 in Natick, MA at the Hampton Inn and GSL’s Ellen Shapiro will once again be instructing.  Each year, CAI helps industry business partners recognize how association boards make decisions, how to respect the role and responsibility of professional association managers and how to identify and solicit prospective association clients.  Ellen will help industry business partners discover opportunities to meet decision makers who need their products and services.  She will instruct them on what volunteer boards do and don’t do when making purchase decisions hiring contractors and find out how professional managers can be your biggest advocate.

GSL will also be sponsoring a reception immediately following the event to celebrate the business partners completing this year’s program. For more information and to register for the session, please CLICK HERE.

LIVE TRAINING FOLLOWED BY A RECEPTION with professional managers from around New England will be held on June 21st in Natick, MA at the Hampton Inn from 2-5:30 p.m. Individuals who complete the program and maintain a CAI membership through their company earn the “CAI Educated Business Partner” (EBP) distinction. For more information and to register visit www.caine.org

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GSL Decision Alert – MA Appeals Court Decision on Beechwood Case

Trustees of the Beechwood Village Condominium Trust v. USAlliance Federal Credit Union (AC 18-P-0089)


May 16, 2019 – As everyone knows, or should know by now, owning a condominium unit means that the owner not only has the complete ownership interest in the unit but, along with the other owners, has an undivided interest in the common area. This form of ownership leads to the question: what is the effect on undeveloped common area as the result of an issuance of partial mortgage releases to unit purchaser where the mortgage, recorded prior to the Master Deed, is never completely discharged? What could happen to that undivided interest if the holder of a mortgage recorded prior to the Master Deed foreclosed on an undeveloped portion of the common area? On Wednesday, May 14, 2019, the Massachusetts Appeals Court addressed that question in Trustees of the Beechwood Village Condominium Trust vs USAlliance Federal Credit Union & others.

When a lender lends money to a developer for the development of a condominium, the loan is secured by the grant of a mortgage to the lender which is then recorded prior to the condominium’s Master Deed. It would then follow that the land is subject to that mortgage and, should the developer default on payment of the note secured by the land, the lender could foreclose on its mortgage. Typically, shortly after the recording of the Master Deed or upon the sale of the first unit, the Developer’s mortgage is then subordinated to the condominium. After all, who would buy a unit if a mortgage holder (other than the unit owner’s mortgage holder) could foreclose on the unit because the Developer defaulted on her obligation to make payment even though the owner was paying her own mortgage. Subordination eliminates that problem…it operates to “rearrange” the recording dates so that the unit purchaser’s mortgage is not subject to that prior Developer’s mortgage. If the Developer defaults, the subordination agreement serves to protect the unit owner as the foreclosing lender could take unsold units and/ or any rights reserved to the developer in the Master Deed.

In Beechwood, the developer granted a mortgage on his land as security for a loan. The lender recorded the mortgage and, after constructing three units, the developer recorded the Master Deed, establishing the condominium. All the land was submitted to Chapter 183A, the “Condominium Statute”, and was common area. As each unit was sold, the lender issued a partial release of its mortgage.

However in Beechwood, there was no subordination agreement. As units were sold, partial releases of that prior mortgage were issued. Unfortunately, the condominium was not completed and a portion of the common area as submitted to Chapter 183A remained vacant. USAlliance argued that its issuance of partial releases on those units which had been constructed and sold did not release all the common area and that it could foreclose on that vacant portion of the land. It argued that the partial releases only operated to release the exclusive use common area appurtenant to the unit released. However, the winning argument advanced by Beechwood was that when a partial release of a mortgage on a unit is granted, it releases not only that unit but 100% of that unit’s undivided interest in the common area. In fact, as the Appeals Court stated, “the effect of the subsequent mortgage discharges by the relevant lenders upon the sale of each unit was to release the lenders’ mortgage interest in all of the common area.” (Emphasis added)  The Court held that while the interest in the physical land was released, the mortgage holder’s interest in the development and easement rights reserved by the developer in the Master Deed remained. In Beechwood, while the Court found that the development rights remained, there was no way for the Developer to access the land and construct additional units as the easement rights to use the common area to access the undeveloped portion of the common area had expired.

The significance of this case cannot be emphasized strongly enough. Had the Court held otherwise there would be a real possibility that title to many units in condominiums other than Beechwood would have been “clouded” and of even greater concern, that entire associations could be wiped out by a foreclosure on undeveloped land for which no partial releases had been granted.

Just as condominiums represent the best of community living and spirit, this decision too represents the best of community spirit in the legal community. Ellen A. Shapiro, principal of GSL, had handled the case from its inception to the appellate level. Through her many years of friendship with Tom Moriarty, principal of Moriarty, Troyer and Malloy, she knew that he had long advanced the theory of the effect of partial releases in the condominium setting. Rather than simply adopting that theory as her own, she enlisted Tom on behalf of Beechwood. Not only were the best interests of Beechwood served but those of condominium communities throughout the Commonwealth.

The full opinion can be found at Trustees of the Beechwood Village Condominium Trust v. USAlliance Federal Credit Union (AC 18-P-0089)

If you have any questions about Beechwood and how it applies to your condominium, or any other condominium matters, please contact Attorney Ellen A. Shapiro at (781) 251-9800 or via email at shapiro@goshlaw.com

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Just One Week Until…

Please Come See Us at Booth 121

Are you going to the 2019 NE Condominium EXPO? If you are, plan to attend our co-sponsored breakout sessions. This year, we have GSL’s Henry Goodman co-presenting “Lien Enforcement & Recovering Unpaid Assessments” and GSL’s Ellen Shapiro co-presenting “Short-Term Rentals & Electric Charging Stations – Legal Update.” Ellen will be presenting in Rm. 1 at 10:45-11:45am and Henry in Rm. 1 at 12:45-1:45pm, so please plan to be there!

Next Wednesday, May 22nd at the Seaport World Trade Center, GSL is once again proud to sponsor the 2019 New England Condominium Expo! We look forward to seeing our clients, our friends and any condominium owners and board members attending this year’s event. If you haven’t yet, you can CLICK HERE to register to attend.

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We Hope To See You There!

We Hope To See You There!

On Wednesday, May 22nd at the Seaport World Trade Center, GSL is once again proud to sponsor the 2019 New England Condominium Expo! We look forward to seeing our clients, our friends and any condominium owners and board members attending this year’s event. If you haven’t yet, you can CLICK HERE to register to attend.

If you are already going, don’t forget to plan on attending our co-sponsored breakout sessions. This year, we have GSL’s Henry Goodman co-presenting “Lien Enforcement & Recovering Unpaid Assessments” and GSL’s Ellen Shapiro co-presenting “Short-Term Rentals & Electric Charging Stations – Legal Update.” Ellen will be presenting in Rm. 1 at 10:45-11:45am and Henry in Rm. 1 at 12:45-1:45pm, so please plan to be there!

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GSL Decision Alert – Parking Can Be Taxing


Parking Can Be Taxing

November 26, 2018 – The Massachusetts Appeals Court just issued a decision in Rauseo v. Board of Assessors of Boston, 18-P-288 (Nov. 26, 2018) concerning the taxation of parking space easements retained by the developer of a condominium in Boston. The developer appealed a decision of the Appellate Tax Board that ruled the retained parking easements, which were not appurtenant or associated with any condominium unit, were taxable and did not qualify for the real estate tax exemption provided by M.G.L. c. 183A, §14 afforded to a condominium’s common areas.

M.G.L. c. 183A, §14 states that common areas of a condominium are not subject to real estate taxes, under the theory that common areas are already taxed through the real estate taxes assessed to each of the individual condominium units, which have an undivided percentage interest in the condominium’s common areas. Section 14 prevents the local municipality from ‘double-dipping’ by taxing both the units and the common areas of a condominium. Parking garages and parking spots associated with a condominium are generally defined as common areas, and one would think that they would be disqualified from separate taxation from the local tax board.

In Rauseo, the Court held that the parking easements were taxable because the easements retained by the developer were not associated with any of the condominium units, but rather were easements “in gross”, which simply means they are standalone easements not attached or “appurtenant” to a unit. The developer and the owners that purchased the easements did not pay common area expenses on the parking spaces, nor were the condominium’s common fees applied to the upkeep of the parking easements. The Court reasoned that while the parking easements were physically located in what is part of the limited common areas of the condominium, the easements themselves were reserved by the developer from the property submitted to condominium status under M.G.L. c. 183A. As such, the parking easements were individually taxable by the City of Boston since they were not declared as part of the condominium and not associated with any condominium unit.

The Court acknowledged that all costs incurred by the condominium in connection with these easements were to be borne by the easement holders, given that they are not part of the condominium’s common fees. However, the court did not discuss how these costs are to be collected by the condominium; accordingly, the question of collectability remains open.

This is but the latest in a line of major dispute concerning parking spaces or reserved easement rights in the condominium context. If you have any questions about Rauseo and how it applies to your condominium, or any other condominium matters, please contact Attorney Alex Levine at (781) 251-9800 or via email at levine@goshlaw.com.


For a link to the case decision CLICK HERE

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GSL is Offering FREE ADMISSION to the 2018 CAI-NE Expo

GSL is Offering FREE ADMISSION to CAI-NE’s 2018 Exposition

Expo 2016 Crop


As a Proud Diamond Sponsor of CAI-NE, Goodman, Shapiro & Lombardi, LLC is pleased to offer free admission to friends and clients of the firm




2018 CAINE Expo Banner Crop


If you are planning to attend this year’s Community Association Institute New England Chapter’s 2017 Annual Condo Conference & Exposition this October, GSL is pleased to offer you registration free of charge. The event will be held this year at:

Boston Marriott Burlington
One Burlington Mall Road
Burlington, MA 01803


Saturday, October 27, 2018 from 9:00 AM to 3:00 PM

For more information and to register for the event,


Be sure to enter the Promo Code: GSLPASS for your free registration.

This year, we have GSL’s Ellen Shapiro presenting with Ronda Ziner of EP Management on the topic of board governance in Boards Rule… Board Governance Issues. Ellen and Ronda will be presenting from 1:30pm – 3:00pm so please plan to be there!

Don’t forget to stop by and see us at Booth #19.  We look forward to seeing you there!

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Sex Offenders in Condominiums

Sex Offenders in Condominiums

By Alexander Levine, Esq.

Sex Offenders in Condominiums

Does a condominium association have a duty to warn unit owners of a resident with a dangerous past? Judge Gregg J. Pasquale of the Massachusetts Superior Courts just last week issued a decision that certainly hinted at such a duty. The court case is between the estate of a unit owner that was killed in 2012 by a Level 3 sex offender, the condominium association, and the attacker’s brother, the unit owner.

Judge Pasquale did not issue a full decision on such a controversial Summary Judgment Motion, however, counsel for the Plaintiff, the estate of the murdered unit owner, stated to the press that the Plaintiff was heartened that the Judge implicitly endorsed the imposition of a duty on the condominium to warn unit owners of someone with a dangerous past in their midst. The condominium association moved for Summary Judgment and the estate of the murdered unit owner opposed. By the Judge denying the condominium’s Motion for Summary Judgment and allowing the case to proceed to Trial, there is an implicit suggestion that condominium associations may have had some duty to warn.

According to the lawsuit, in 2012 John Dacey Looney, a tenant in the Cape Code condominium assaulted Richard Steele and a female companion with a baseball bat, killing Steele. Looney was a registered Level 3 Sex Offender. He was convicted in 1992 for an attempted rape, in which he stabbed the victim in the arm, and was also on probation for another attempted rape in the mid-1980’s at the time of the early 90’s incident. Looney, who is alleged to suffer from paranoid schizophrenia, moved into the condominium unit owned by his brother in 2005.

It is alleged that the condominium association distributed letters to all the residents in December 2005 and January 2006, advising of Looney’s arrival and of his sex offender status. The crux of the lawsuit from the estate of the deceased victim is that not only did the condominium association discontinue the notifications, but it actively sought to quiet the matter to protect real estate values. Allegedly, the Yarmouth Police Department’s requests to post community notices were refused by the association. During the discovery phase of the lawsuit, when the representative from the association was asked what harm would have come from continuing to alert the community to Looney’s status, the individual cited the negative impact on real estate values. It is hard to imagine a scenario in which a Board would not openly cooperate with the local authorities, however, it is unknown if the association discussed this with counsel.

While the lawsuit is far from over, this is an issue that every condominium association in Massachusetts and Rhode Island needs to think about. The issue is more complex than simply banning sex offenders from the building or being careful and always notifying residents of registered sex offenders and those with violent pasts. An association runs a risk of discriminating against an individual with a mental illness and violated both state and federal law. Being a registered sex offender is a not a protected class in terms of discrimination laws, however having a diagnosed mental illness is. In this case Looney was diagnosed with paranoid schizophrenia.

Furthermore, it was not long ago when a South Carolina man was awarded $890,000 in damages when his condominium association started posting signs and fliers implying that he was a registered sex offender. The problem was that the fliers were of a different, although similar looking individual with the same name. The resident was humiliated, and alleged in the defamation lawsuit that the acts of the association were done maliciously.

In dealing with such a complicated issue, any hard line approach by a Board that ignores the complicated factors that are unique to a specific community could result in an enormous exposure to liability. Make the right call to a GSL attorney before your association becomes the subject of the next breaking development in the law.

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Is it Fine to Fine?

Is it Fine to Fine CoverEllen A. Shapiro of GSL together with colleague Janet Aronson of MEEB presented a seminar “Is it Fine to Fine?”  to a standing room only crowd of more than 150  attendees at the New England Condominium Expo on Tuesday, May 22, 2018.  Because the crowd was so large they ran out of handouts … sign of a truly successful  presentation!  For anyone who did not get a handout or could not attend, you can download the material from the seminar.

To DOWNLOAD the presentation CLICK HERE

To DOWNLOAD the Sample Rules and Regulations CLICK HERE

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Goodman’s Rules of Order

Goodman’s Rules of Order

Speaker Giving a Talk at Business Meeting. Audience in the conference hall. Business and Entrepreneurship. Panoramic composition suitable for banners.


Henry Goodman, Esq. of Goodman, Shapiro & Lombardi, LLC and Mark Einhorn, Esq. of Marcus, Errico, Emmer & Brooks, P.C. co-presented a talk at the New England Condominium EXPO held on May 22, 2018 at the Seaport World Trade Center in Boston, MA.

Their topic focused on the importance of bringing condominium documents up-to-date, enumerating many areas where documents are weak or defective due to amendments to the statutes and related laws; changes in practices, (such as in insurance and the lending industries); certain practical issues that have vexed associations; along with court decisions that have left distinct impressions on law and practice.

One of the key topics touched upon by Goodman was the importance of conducting orderly and efficient meetings of both Boards and Homeowners. He suggested that the use of parliamentary rules of order were quite complex and recommended a simpler set of rules. He provided a handout explaining them, along with some pointers on conducting orderly and efficient meetings; however, due to the unexpectedly large turnout, Goodman had to assure attendees that he would post his “Goodman’s Rules of Order” on the www.goshlaw.com website for those desiring to download them.

To Download Goodman’s Rules of Order, CLICK HERE!

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