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<p class="MsoNormal"><span style="font-size:16.0pt">Thank you very much, have to admit this is an interesting topic<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">Michael C. Sasso</span></b><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">Board Certified in Construction Law<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">Sasso & Sasso, P.A.<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">1031 West Morse Boulevard, Suite 120</span><span style="font-size:12.0pt;font-family:"Calibri",sans-serif;color:#1F497D;mso-ligatures:standardcontextual"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">Winter Park, Florida 32789<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">Telephone: (407) 644-7161<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">Facsimile: (407) 629-6727</span><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#1F497D;mso-ligatures:standardcontextual">CONFIDENTIALITY NOTICE: The information contained in this e-mail message is attorney privileged and confidential. It is intended
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> Jeffrey A. Rembaum <jrembaum@kbrlegal.com>
<br>
<b>Sent:</b> Wednesday, August 21, 2024 3:22 PM<br>
<b>To:</b> Michael Sasso <msasso@sasso-law.com>; Denise Hammond <dmhammond6@gmail.com>; Joel McTague <jmctague@fwblaw.net><br>
<b>Cc:</b> 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<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Attached is an old article I wrote on the subject from 2012, being re-printed with permission from Rembaum’s Association Roundup.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:24.0pt">Homeowner’s Continued Right to See the Ocean: a Matter of Degree<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:.25in;background:white"><span style="font-size:12.0pt;font-family:"Libre Franklin";color:#333333">Did you know that, for the most part, the State of Florida holds title to lands under navigable waters and a part of
the foreshore (which, in plain English, means the land between the high and low watermarks). This land is held in trust for all of us to enjoy, but the State is free to dispose of it, too, so long as certain protections are in place. One such protection is
the right of an upland owner to an unobstructed view of the Channel (meaning a navigable waterway). What started out as common law rights, are codified in Chapter 271, Florida Statutes.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:.25in;background:white"><span style="font-size:12.0pt;font-family:"Libre Franklin";color:#333333">With that in mind, let us examine the story of Joe who purchases a condominium 20 stories high on the beach. From his
gorgeous unit, there are spectacular views. He can look east, northeast, and southeast. He can enjoy unobstructed views across the ocean’s expanse. From a different balcony, he looks out to the west, northwest and southwest. From this position, he can see
the beautiful downtown skyline. Then, Joe’s worst fear comes to life when he learns that two new buildings, taller and wider than his condominium, are proposed. The first building will be built on the property next door that is adjacent to his condominium,
and the other will be built across the street, to the west, directly behind his condominium. When that building is completed, Joe’s view of the lovely downtown skyline will be forever gone. What rights does Joe have? Sadly, not much when it comes to the view
of the skyline, but it is a different story looking east. Let us first examine the loss of the skyline view.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:.25in;background:white"><span style="font-size:12.0pt;font-family:"Libre Franklin";color:#333333">Florida law disdains negative easements. A negative easement is a promise not to do something with a certain piece of
property, such as not building a structure more than one story high or not blocking a skyline view by constructing a building. A negative easement is sometimes referred to as an easement of light and air. Simply put, there is no right to a negative easement
unless such a requirement is set out in a recorded deed restriction. Therefore, if Joe wants to continue to enjoy his view of the downtown skyline, he might consider buying a unit in the new condominium. However, the same is not true for Joe’s view of the
ocean. In this instance, Joe is likely to fare a whole lot better as the body of “riparian law” extends certain protections to owners of “upland” property. Such rights include “the right to an <i>unobstructed</i> view of the channel”. But, does “<i>unobstructed</i>”
mean the same thing as “unencumbered”?<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:.25in;background:white"><span style="font-size:12.0pt;font-family:"Libre Franklin";color:#333333">When it comes to Joe’s right to view the ocean, there is no bright-line test used to measure when his view is unreasonably
impaired. In a 1957, Florida Supreme Court case, <i>Hayes. v. Bowman</i>, the existing owner argued that his neighbor’s project should not be allowed to proceed because it would unreasonably interfere with his existing view of the ocean. The homeowner argued
that he should be free from <b><u>all</u></b> interference to his view of the ocean. He argued that his viewing rights should extend diagonally from the corners of his property line, while the developer owner of the adjacent property argued that the homeowner’s
right to an unobstructed view of the ocean should only extend directly east from the corners of the property line. The Court rejected both of these arguments and held that “in any given case, the riparian rights of an upland owner must be preserved over an
area “as nearest practicable” in the direction of the Channel so as to distribute equitably the submerged lands between the upland and the Channel. In making such “equitable distribution” the court must give due consideration to the lay of the upland shoreline,
direction of the Channel and the correlative rights of the adjoining upland owners.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:.25in;background:white"><span style="font-size:12.0pt;font-family:"Libre Franklin";color:#333333">Therefore, Joe’s continued right to view the ocean will require judicial determination. Is Joe’s view unreasonably obstructed
or merely encumbered? In the <i>Hayes</i> case, the Court upheld the lower Court’s ruling in favor of the developer because it found that the lower Court decision in the developer’s favor “did no violence” to the right of the appellant. In other words, while
the view might have been <i>encumbered</i>, it was not found to be <i>unreasonably obstructed</i>. However, it should be noted that the Court’s decision was made based on the evidence presented. With this in mind, it should be mentioned that, had the party
who complained about their diminished view presented more substantial evidence to document their situation, perhaps a different result would have been achieved.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:-webkit-standard;color:black"><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:-webkit-standard;color:black">Warmest Regards,<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:18.0pt;font-family:"SignPainter-HouseScript Semibol";color:#0070C0">Jeffrey A. Rembaum, Esq.</span></b><b><span style="font-size:5.0pt;font-family:"SignPainter-HouseScript Semibol";color:#0070C0"><o:p></o:p></span></b></p>
<p class="MsoNormal"><i><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:black">*Board Certified Specialist in Condominium and Planned Development Law<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:black">*<b>Florida Supreme Court Certified Circuit Civil Mediator<br>
</b>*AV Rated by Martindale-Hubble<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:10.5pt;font-family:"Helvetica",sans-serif;color:black">*Member Florida Trend’s Legal Elite
<br>
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*Florida Community Association Journal, Readers’ Choice Award DIAMOND WINNER FOR BEST LAW FIRM<o:p></o:p></span></i></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:-webkit-standard;color:black">Gardens Professional Center <br>
9121 North Military Trail, Suite 200<br>
Palm Beach Gardens, Florida 33410<br>
Main <a href="tel:(561)241-4462"><span style="color:#0563C1">(561)241-4462</span></a> <o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:13.0pt;font-family:-webkit-standard;color:black"><a href="mailto:JRembaum@KBRLegal.com"><span style="color:#0563C1">JRembaum@KBRLegal.com</span></a></span><span style="font-size:11.0pt;font-family:-webkit-standard;color:black"><o:p></o:p></span></p>
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<a href="http://www.kbrlegal.com/"><span style="color:#0563C1">www.KBRLegal.com</span></a><o:p></o:p></span></p>
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This email and its attachments are only intended for the addressee named herein and may contain legally privileged and confidential information. If you are not the intended recipient, you are instructed to delete this email without reading it. Dissemination
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:12.0pt;color:black">From:
</span></b><span style="font-size:12.0pt;color:black">Michael Sasso <<a href="mailto:msasso@sasso-law.com">msasso@sasso-law.com</a>><br>
<b>Date: </b>Wednesday, August 21, 2024 at 2:35</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> </span><span style="font-size:12.0pt;color:black">PM<br>
<b>To: </b>Jeffrey A. Rembaum <<a href="mailto:jrembaum@kbrlegal.com">jrembaum@kbrlegal.com</a>>, Denise Hammond <<a href="mailto:dmhammond6@gmail.com">dmhammond6@gmail.com</a>>, Joel McTague <<a href="mailto:jmctague@fwblaw.net">jmctague@fwblaw.net</a>><br>
<b>Cc: </b><a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a>>, Michael Adam Sasso <<a href="mailto:masasso@sasso-law.com">masasso@sasso-law.com</a>><br>
<b>Subject: </b>RE: [CLC-Discussion] Question on Obstruction of Ocean View of First Floor Condo Unit<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:16.0pt">Thank you very much,</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Mike Sasso</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Michael C. Sasso</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Board Certified in Construction Law</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Sasso & Sasso, P.A.</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">1031 West Morse Boulevard, Suite 120</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Winter Park, Florida 32789</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Telephone: (407) 644-7161</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Facsimile: (407) 629-6727</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#1F497D">CONFIDENTIALITY NOTICE: The information contained in this e-mail message is attorney privileged and confidential. It is intended solely for the use of the recipient
named above. If the reader of this message is neither the recipient named above nor the employee or agent responsible for delivering this message to the intended recipient, you are hereby notified that any disclosure, dissemination, copying, distribution,
or the taking of any action in reliance on the contents of this e-mail message is strictly prohibited. If you have received this message in error, please immediately notify us by e-mail. Please also immediately delete the message, and do not forward or copy
it to anyone. Thank you.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>Jeffrey A. Rembaum<br>
<b>Sent:</b> Wednesday, August 21, 2024 2:06 PM<br>
<b>To:</b> Denise Hammond <<a href="mailto:dmhammond6@gmail.com">dmhammond6@gmail.com</a>>; Joel McTague <<a href="mailto:jmctague@fwblaw.net">jmctague@fwblaw.net</a>><br>
<b>Cc:</b> <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a>; Michael Adam Sasso <<a href="mailto:masasso@sasso-law.com">masasso@sasso-law.com</a>><br>
<b>Subject:</b> Re: [CLC-Discussion] Question on Obstruction of Ocean View of First Floor Condo Unit</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">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. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">In your scenario, there appears to be a swimming pool common element that is the direct upland owner. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">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. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black;background:white">Warmest Regards,</span><span style="font-size:12.0pt">
<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Jeffrey A. Rembaum, Esq.</span></b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"><br>
*</span><i><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black">Board Certified Specialist in Condominium and Planned Development Law </span></i><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Gardens Professional Center</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">9121 North Military Trail, Suite 200<br>
Palm Beach Gardens, Florida 33410<br>
Main (561)241-4462</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#0086F0"><a href="mailto:JRembaum@KBRlegal.com">JRembaum@KBRlegal.com</a></span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"><br>
</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#0086F0"><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.RembaumsAssociationRoundup.com&d=DwQGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=rt-QYpw4HY9y4TYsXwByvAWQ_WsqfOdk-tq3_BWmBmI&m=X-jAdo-ezRy19XGzWES0uwaBni4UbYC3ej2_rpAaSZ1fbIuQSzqRV3SktnXDvkG_&s=0rfofghSaVqiWs4xGSkLKTymSv1tjSsd1tExEZ0faxM&e=">www.RembaumsAssociationRoundup.com</a></span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"><br>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:12.0pt;font-family:"Calibri",sans-serif">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>> on behalf of Denise Hammond <<a href="mailto:dmhammond6@gmail.com">dmhammond6@gmail.com</a>><br>
<b>Sent:</b> Wednesday, August 21, 2024 1:56 PM<br>
<b>To:</b> Joel McTague <<a href="mailto:jmctague@fwblaw.net">jmctague@fwblaw.net</a>><br>
<b>Cc:</b> <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a>>; Michael Adam Sasso <<a href="mailto:masasso@sasso-law.com">masasso@sasso-law.com</a>><br>
<b>Subject:</b> Re: [CLC-Discussion] Question on Obstruction of Ocean View of First Floor Condo Unit
</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">Mike, <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">It depends in what the HOA docs say. Many times, especially on waterfront, there will be a clause that discusses protecting views.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">I have a case I’ll send you when I get back to the office.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">Denise <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">Denise Morris Hammond <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt">HAMMOND LAW<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"><a href="mailto:dmhammond6@gmail.com">dmhammond6@gmail.com</a><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.0pt">407-963-3475</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt">On Aug 21, 2024, at 1:31</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif"> </span><span style="font-size:12.0pt">PM, Joel McTague <<a href="mailto:jmctague@fwblaw.net">jmctague@fwblaw.net</a>>
wrote:<o:p></o:p></span></p>
</blockquote>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Tahoma",sans-serif"></span><span style="font-size:12.0pt">
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;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><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;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><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Joel M. McTague, B.C.S.</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Board Certified in Condominium and Planned Development Law</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Florida Supreme Court Certified Mediator – County, Circuit and Appellate</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Frank Weinberg Black, P.L.</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">7805 S.W. 6<sup>th
</sup>Court</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Plantation, FL 33324</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">954-474-8000
</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">954-474-9850 Fax</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D"><a href="mailto:jmctague@fwblaw.net"><span style="color:#1F497D">jmctague@fwblaw.net</span></a></span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D"><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.fwblaw.net_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=rt-QYpw4HY9y4TYsXwByvAWQ_WsqfOdk-tq3_BWmBmI&m=TjRuBPK4sWHFmqIvd2d-4_X8PFbtePNYpEp-bEdFxF67qZlEy_9WhWSs7zf5ilRv&s=O6vrR_Ytp70x2yh_SWsDeMWkTuZhVXccHMxP-QqJQCg&e="><span style="color:#1F497D">www.fwblaw.net</span></a></span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Calibri",sans-serif;color:#1F497D">
<img border="0" width="114" height="33" style="width:1.1833in;height:.3416in" id="Picture_x0020_3" src="cid:image009.jpg@01DAF3DE.960489A0"></span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#0064A3">FRANK • WEINBERG
<span style="letter-spacing:-3.15pt"> </span>• BLACK</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-right:25.8pt"><span style="font-size:7.0pt;font-family:"Arial",sans-serif;color:#0064A3"> Boca<span style="letter-spacing:1.85pt">
</span>Raton Daytona<span style="letter-spacing:1.65pt"> </span>Beach Plantation</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Calibri",sans-serif;color:black"><img border="0" width="248" height="300" style="width:2.5833in;height:3.125in" id="Picture_x0020_4" src="cid:image010.png@01DAF3DE.960489A0"></span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>Michael Sasso<br>
<b>Sent:</b> Wednesday, August 21, 2024 1:02 PM<br>
<b>To:</b> <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Cc:</b> Michael Adam Sasso <<a href="mailto:masasso@sasso-law.com">masasso@sasso-law.com</a>><br>
<b>Subject:</b> [CLC-Discussion] Question on Obstruction of Ocean View of First Floor Condo Unit</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Good afternoon all,</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">I have a client with an oceanfront, first floor condominium unit.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">There’s a large swimming pool between my client’s unit and the ocean.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><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><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Client is not happy.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">They rent the unit and this has affected rental rates and occupancy.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Also, when they use their unit their view is obstructed and this impacts their enjoyment.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Does anyone have any experience with this type of issue?</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Any suggestions or ideas will be welcome and appreciated.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Thank you.</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Respectfully,</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Mike Sr</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"> </span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Michael C. Sasso</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Board Certified in Construction Law</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Sasso & Sasso, P.A.</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">1031 West Morse Boulevard, Suite 120</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Winter Park, Florida 32789</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Telephone: (407) 644-7161</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">Facsimile: (407) 629-6727</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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