Drummer Boy Homes Association, Inc. v. Britton
19 N.E.3d 450
Mass. App. Ct.2014Background
- Drummer Boy Homes Association (Association) sued condo owners Carolyn and Randy Britton to recover unpaid common-expense assessments and to establish a priority lien under G. L. c. 183A, § 6.
- The Association filed three successive enforcement actions (consolidated), each seeking to secure a six-month "super-priority" lien ahead of the unit's first mortgage for the six months of assessments preceding each suit.
- The District Court granted summary judgment for the Association but held the super-priority lien only covered the six months preceding the first-filed complaint (July 31, 2007).
- The Appellate Division affirmed, rejecting the Association's claim that successive suits could create multiple six‑month super‑priority liens totaling more than six months.
- The Brittons cross‑appealed only on a misnomer ground; the Appellate Division corrected the party name rather than voiding the judgment.
- The SJC affirmed: § 6(c) provides a single six‑month super‑priority period preceding institution of an action; expanding that priority requires legislative change.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether filing successive enforcement actions can create multiple six‑month priority liens ahead of a first mortgage | Association: Successive suits each establish a six‑month super‑priority lien, yielding multiple consecutive six‑month priorities | Brittons: § 6(c) limits priority to the six months immediately preceding the relevant enforcement action; successive suits cannot cumulatively displace the first mortgage beyond the single six‑month period preceding the initial suit | Court: Rejects Association; statute provides a single six‑month super‑priority period preceding institution of an action — successive suits do not create cumulative super‑priority liens; legislative change required to expand priority |
| Whether a misnomer of the plaintiff rendered the judgment void | Association: implied — correction of name is permissible; judgment stands | Brittons: misnomer voids judgment | Court: Appellate Division properly corrected the party name; judgment not void |
Key Cases Cited
- Hudson House Condominium Assn., Inc. v. Brooks, 223 Conn. 610 (1992) (Connecticut Supreme Court rejects cumulative six‑month priority via successive suits; priority limit is for the period statutorily specified)
- Trustees of Macintosh Condominium Assn. v. Federal Deposit Ins. Corp., 908 F. Supp. 58 (D. Mass. 1995) (distinguishes super‑priority six‑month lien from remainder of association lien not superior to a first mortgage)
- Commonwealth v. Jean‑Pierre, 65 Mass. App. Ct. 162 (2005) (statutory interpretation may consider legislative history and related statutes)
- Commonwealth v. Woods Hole, Martha's Vineyard & Nantucket S.S. Authy., 352 Mass. 617 (1967) (statute should be construed to avoid rendering any portion superfluous)