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<div dir="ltr">It's been a number of years since I looked at this issue, but however absent a contractual agreement which prefects a right to view, there is no right to a view in the state of Florida except perhaps to the direct upland owner who has a right
to view to the navigable harbor. </div>
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<div dir="ltr">In your scenario, there appears to be a swimming pool common element that is the direct upland owner. <span id="ms-outlook-ios-cursor"></span></div>
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<div dir="ltr">If that is the case, since all the owners have an interest in the common elements, perhaps that information could be useful. However if the swimming pool is on Association Property then that right could inure to the association itself. </div>
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif"><b>From:</b> clc-discussion-bounces@lists.flabarrpptl.org <clc-discussion-bounces@lists.flabarrpptl.org> on behalf of Denise Hammond <dmhammond6@gmail.com><br>
<b>Sent:</b> Wednesday, August 21, 2024 1:56 PM<br>
<b>To:</b> Joel McTague <jmctague@fwblaw.net><br>
<b>Cc:</b> clc-discussion@lists.flabarrpptl.org <clc-discussion@lists.flabarrpptl.org>; Michael Adam Sasso <masasso@sasso-law.com><br>
<b>Subject:</b> Re: [CLC-Discussion] Question on Obstruction of Ocean View of First Floor Condo Unit
<div> </div>
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Mike,
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<div>It depends in what the HOA docs say. Many times, especially on waterfront, there will be a clause that discusses protecting views.</div>
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<div>I have a case I’ll send you when I get back to the office.</div>
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<div>Denise <br id="lineBreakAtBeginningOfSignature">
<div dir="ltr">Denise Morris Hammond
<div>HAMMOND LAW<br>
<div>dmhammond6@gmail.com</div>
<div><span style="font-size:13pt">407-963-3475</span></div>
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<blockquote type="cite">On Aug 21, 2024, at 1:31 PM, Joel McTague <jmctague@fwblaw.net> wrote:<br>
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<span style="font-family:"Calibri",sans-serif">They may have a riparian/littoral rights, and part of the common law littoral rights is the right to an unobstructed view of the water. Hayes v. Bowman, 91 So.2d 795, 801 (Fla. 1957); Lee County v. Kiesel, 705
So. 2d 1013 (Fla. 2d DCA 1998). I’m not aware of any caselaw in Florida that says an individual condo unit owner has littoral rights but last time I looked there was only one case on point in the nation (somewhere in the center part of the country I think)
that held that riparian rights did in fact inure to the individual condo owners. (*note, the issue of oceanfront littoral rights gets complicated fast, and again, last time I checked, there were some major unresolved issues regarding it and some logical leaps
to distinguish precedent by the Florida Supreme Court that many people question and at least one appeal to the US Supreme Court that split 4-4).</span></p>
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<span style="font-family:"Calibri",sans-serif"> </span></p>
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<span style="font-family:"Calibri",sans-serif">Also the pool heating system could be violative of 718.113(2) as a material alteration, although what constitutes a material alteration has been in flux in the past couple of years.</span></p>
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<b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif"> clc-discussion-bounces@lists.flabarrpptl.org <clc-discussion-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>Michael Sasso<br>
<b>Sent:</b> Wednesday, August 21, 2024 1:02 PM<br>
<b>To:</b> clc-discussion@lists.flabarrpptl.org<br>
<b>Cc:</b> Michael Adam Sasso <masasso@sasso-law.com><br>
<b>Subject:</b> [CLC-Discussion] Question on Obstruction of Ocean View of First Floor Condo Unit</span></p>
</div>
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<span style="font-size:16.0pt">Good afternoon all,</span></p>
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<span style="font-size:16.0pt"> </span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">I have a client with an oceanfront, first floor condominium unit.</span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">There’s a large swimming pool between my client’s unit and the ocean.</span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">The association recently installed a heating system for the pool which partially obstructs my client’s view of the ocean.</span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">Client is not happy.</span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">They rent the unit and this has affected rental rates and occupancy.</span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">Also, when they use their unit their view is obstructed and this impacts their enjoyment.</span></p>
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<span style="font-size:16.0pt"> </span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">Does anyone have any experience with this type of issue?</span></p>
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<span style="font-size:16.0pt"> </span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">Any suggestions or ideas will be welcome and appreciated.</span></p>
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<span style="font-size:16.0pt"> </span></p>
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<span style="font-size:16.0pt">Thank you.</span></p>
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<span style="font-size:16.0pt"> </span></p>
<p class="MsoNormal" style="margin: 0in; font-size: 11pt; font-family: Aptos, sans-serif;">
<span style="font-size:16.0pt">Respectfully,</span></p>
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<span style="font-size:16.0pt"> </span></p>
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<span style="font-size:16.0pt">Mike Sr</span></p>
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<span style="font-size:16.0pt"> </span></p>
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<b><span style="font-size: 14pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Michael C. Sasso</span></b><span style="font-size: 14pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"></span></p>
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<span style="font-size: 14pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Board Certified in Construction Law</span></p>
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<b><span style="font-size: 12pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);">Sasso & Sasso, P.A.</span></b></p>
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<span style="font-size: 12pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);">1031 West Morse Boulevard, Suite 120</span><span style="font-size: 12pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"></span></p>
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<span style="font-size: 12pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);">Winter Park, Florida 32789</span></p>
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<span style="font-size: 12pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);">Telephone: (407) 644-7161</span></p>
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<span style="font-size: 12pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);">Facsimile: (407) 629-6727</span><span style="font-family: Arial, sans-serif; color: rgb(31, 73, 125);"></span></p>
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