Case Summary
| Case ID | 23F-H032-REL |
|---|---|
| Agency | ADRE |
| Tribunal | OAH |
| Decision Date | 2023-03-14 |
| Administrative Law Judge | Jenna Clark |
| Outcome | The Administrative Law Judge denied Petitioner Michael H. Jahr's petition, concluding that he failed to prove by a preponderance of the evidence that the Association violated ARS § 33-1816, because a clothesline is not a 'solar energy device' under ARS § 44-1761, and ARS § 33-439(a) was inapplicable. |
| Filing Fees Refunded | $0.00 |
| Civil Penalties | $0.00 |
Parties & Counsel
| Petitioner | Michael H. Jahr | Counsel | — |
|---|---|---|---|
| Respondent | Leisure World Community Association | Counsel | — |
Alleged Violations
ARIZ. REV. STAT. § 33-1816(a-b)
Outcome Summary
The Administrative Law Judge denied Petitioner Michael H. Jahr's petition, concluding that he failed to prove by a preponderance of the evidence that the Association violated ARS § 33-1816, because a clothesline is not a 'solar energy device' under ARS § 44-1761, and ARS § 33-439(a) was inapplicable.
Why this result: Petitioner failed to sustain his burden of proof that the Association violated ARS § 33-1816. The Tribunal determined that a clothesline does not meet the statutory definition of a solar energy device.
Key Issues & Findings
Alleged violation of ARS § 33-1816 regarding denial of utilizing solar means to reduce energy consumption.
Petitioner alleged the Association violated ARS § 33-1816 by refusing him the ability to utilize solar means (a clothesline) to reduce energy consumption, arguing the clothesline met the definition of a 'solar energy device' under ARS § 44-1761, which the HOA cannot prohibit.
Orders: Petitioner's petition was denied. Respondent was ordered not to owe Petitioner any reimbursement for fees incurred.
Filing fee: $0.00, Fee refunded: No
Disposition: respondent_win
- ARIZ. REV. STAT. § 33-1816(a-b)
- ARIZ. REV. STAT. § 44-1761
- ARIZ. REV. STAT. § 33-439(a)
- Association Rules & Regulations 2-304(D)
Analytics Highlights
- ARIZ. REV. STAT. § 32-2102
- ARIZ. REV. STAT. § 32-2199 et seq.
- ARIZ. REV. STAT. § 32-2199.05
- ARIZ. REV. STAT. § 32-2199(2)
- ARIZ. REV. STAT. § 32-2199.01(A)
- ARIZ. REV. STAT. § 32-2199.01(D)
- ARIZ. REV. STAT. § 32-2199.02
- ARIZ. REV. STAT. § 32-2199.04
- ARIZ. REV. STAT. § 41-1092 et seq.
- ARIZ. REV. STAT. § 41-1092.09
- ARIZ. ADMIN. CODE R2-19-119
- ARIZ. REV. STAT. § 33-439(a)
- ARIZ. REV. STAT. § 33-1808(a)
- ARIZ. REV. STAT. § 33-1816(a-b)
- ARIZ. REV. STAT. § 44-1761
- ARIZ. ADMIN. CODE R2-19-111(4)
- Association Rules & Regulations 2-304(D)
Video Overview
Audio Overview
Decision Documents
23F-H032-REL Decision – 1041743.pdf
23F-H032-REL Decision – 1057366.pdf
23F-H032-REL Decision – 1041743.pdf
23F-H032-REL Decision – 1057366.pdf
This is a concise summary of the hearing regarding Michael H. Jahr, Petitioner, versus Leisure World Community Association (LWCA), Respondent, conducted before Administrative Law Judge Jenna Clark on February 27, 2023. The matter concerned OA docket number 23 FH032L.
Key Facts and Issues
The central issue was an alleged violation of Arizona Revised Statute (ARS) § 33-1816, claiming that the Respondent denied the Petitioner the right to utilize solar means to reduce his energy consumption. This dispute revolved specifically around the Association’s denial of Petitioner’s request to use an installed in-ground sleeve for a clothesline.
The Petitioner, a homeowner in the Leisure World planned community, applied to install a sleeve in August 2022, initially listing uses including a clothesline. The request was denied for the clothesline use, but permission was later granted for a “flag pole installation sleeve”. Petitioner subsequently used the sleeve for a clothesline, resulting in an Architectural Control Courtesy Violation Notice dated October 31, 2022, which cited a violation of Association Rules & Regulations 2-304(D) prohibiting clotheslines visible from outside the residence.
Legal Arguments and Proceedings
- Jurisdiction and Applicable Statute: Initially, the ALJ noted that the Petitioner incorrectly filed under condominium statutes (ARS § 33-439). The hearing proceeded after confirming the accurate statutory basis for the complaint was the planned community statute, specifically ARS § 33-1816(a-b), which prohibits associations from banning the installation or use of a "solar energy device" as defined in ARS § 44-1761.
- Petitioner’s Argument: Petitioner argued that the clothesline qualified as a solar energy device because it uses the sun’s heat (solar means) to evaporate moisture (second law of thermodynamics), thereby reducing energy consumption and fitting the definition of a "system or series of mechanisms". He asserted that the legislative intent behind the statute was to allow homeowners to use solar energy to save financial resources and help with climate issues.
- Respondent’s Argument: The Respondent (LWCA), represented by Assistant Community Manager Daniel Clark Collier, argued that their legal counsel determined a clothesline does not meet the definition of a solar energy device found in ARS § 44-1761. LWCA noted that the rules prohibiting clotheslines were in place prior to Petitioner moving in. The Respondent argued that extending the definition to a clothesline would absurdly extend it to nearly any object heated by the sun.
- Burden of Proof: The Administrative Law Judge noted that the Petitioner bore the burden of proving, by a preponderance of the evidence, that the Association violated the relevant statute.
- Relief Requested: Petitioner requested relief, including reimbursement of his filing fee and injunctive action. The ALJ clarified that monetary relief (other than potential filing fee reimbursement) and injunctive relief (such as a temporary restraining order) were not permissible in this administrative tribunal; the tribunal's authority was limited primarily to ordering a party to abide by the specified statute or imposing a civil penalty.
Outcome and Final Decision
The Administrative Law Judge issued a decision finding that the clothesline is not a solar energy device. The Tribunal found that the Association acted within its lawful authority to deny permission to erect the clothesline.
The final order was that the Petitioner’s petition be denied. Consequently, the Respondent was not ordered to reimburse the Petitioner for any incurred filing fees. The ALJ concluded that the Petitioner failed to sustain his burden of proof that the Association violated ARS § 33-1816. The decision was binding unless a rehearing was granted by the Arizona Department of Real Estate Commissioner. (Note: A subsequent order addressed a poten
Questions
Question
Can my HOA prohibit me from using a clothesline in my backyard?
Short Answer
Yes, if the community rules prohibit them.
Detailed Answer
The ALJ determined that an HOA can prohibit clotheslines because they do not qualify as protected solar energy devices under Arizona law. In this case, the association's rules explicitly prohibited clotheslines visible from outside the residence.
Alj Quote
Based on the relevant and credible evidence of record… the Tribunal finds that a clothesline is not a solar energy device. Moreover, Petitioner knew or should have known that clotheslines were prohibited by the Association under Rules & Regulations 2-304(D).
Legal Basis
Rules & Regulations 2-304(D); ARS 33-1816
Topic Tags
- architectural_control
- prohibited_items
- solar_energy
Question
Is a clothesline considered a 'solar energy device' legally protected by Arizona statute?
Short Answer
No, a clothesline does not meet the statutory definition of a solar energy device.
Detailed Answer
The decision clarified that a clothesline does not fit the legal definition of a 'solar energy device' (specifically a 'system or series of mechanisms') under A.R.S. § 44-1761, and therefore does not enjoy the statutory protection that voids HOA restrictions on solar devices.
Alj Quote
Based on the relevant and credible evidence of record, including the aforementioned germane statutory definitions, and lacking any binding citations offered from a court of competent jurisdiction, the Tribunal finds that a clothesline is not a solar energy device.
Legal Basis
ARS 44-1761(8); ARS 33-439(a)
Topic Tags
- solar_energy
- definitions
- statutory_interpretation
Question
What is the burden of proof for a homeowner challenging an HOA decision?
Short Answer
The homeowner must prove their case by a 'preponderance of the evidence'.
Detailed Answer
When a homeowner petitions for a hearing, they bear the burden of proving that the HOA violated community documents or statutes. The standard is 'preponderance of the evidence,' meaning it is more probable than not that the violation occurred.
Alj Quote
In this proceeding, Petitioner bears the burden of proving by a preponderance of the evidence that Respondent violated a community document.
Legal Basis
ARIZ. ADMIN. CODE R2-19-119
Topic Tags
- burden_of_proof
- legal_standards
- hearing_procedure
Question
Can I be reimbursed for my filing fees if I lose the hearing?
Short Answer
No, reimbursement is generally not awarded if the petition is denied.
Detailed Answer
The ALJ ordered that because the petition was denied, the HOA did not owe the homeowner any reimbursement for fees incurred during the filing process.
Alj Quote
IT IS FURTHER ORDERED that Respondent does not owe Petitioner any reimbursement(s) for fees incurred in association with the filing of this petition.
Legal Basis
Order
Topic Tags
- fees
- reimbursement
- penalties
Question
Are CC&Rs considered a binding contract?
Short Answer
Yes, CC&Rs form an enforceable contract between the HOA and the homeowner.
Detailed Answer
The decision affirms that when a property is purchased within a planned community, the buyer agrees to be bound by the CC&Rs, which function as a contract.
Alj Quote
Thus, the CC&Rs form an enforceable contract between the Association and each property owner.
Legal Basis
Common Law
Topic Tags
- cc&rs
- contract_law
- governing_documents
Question
Can I use a flag pole sleeve for something other than a flag, like a clothesline?
Short Answer
No, if the permit was granted specifically for a flag pole.
Detailed Answer
In this case, the homeowner obtained a permit for a flag pole sleeve but used it for a clothesline. The HOA was entitled to issue a violation notice because the use differed from the approved purpose and violated other rules.
Alj Quote
Respondent did, however, grant Petitioner’s sleeve request with the explicit instruction that its use was for the purpose of flag display… As such, the Association’s October 31, 2022, VIOLATION NOTICE was not issued unlawfully or in error.
Legal Basis
ARS 33-1808(a)
Topic Tags
- architectural_requests
- permits
- flag_poles
Question
How do courts interpret words in statutes that aren't explicitly defined?
Short Answer
They use the ordinary meaning of the words, often consulting dictionaries.
Detailed Answer
The ALJ looked to the 'natural, obvious, and ordinary meaning' of words. Since the statute did not define 'clothesline,' the judge consulted Merriam Webster to define terms like 'system' and 'mechanism' to see if a clothesline fit the description.
Alj Quote
Words should be given 'their natural, obvious, and ordinary meaning.'… BLACK’S LAW DICTIONARY does not define 'clothesline' or 'solar energy device.' Per Merriam Webster, however, 'system' means a regularly interacting or interdependent group of items forming a unified whole
Legal Basis
Statutory Construction Principles
Topic Tags
- legal_standards
- definitions
- interpretation
Question
What is the deadline for filing a request for a rehearing?
Short Answer
30 days from the service of the order.
Detailed Answer
If a party wishes to request a rehearing, they must file it with the Commissioner of the Arizona Department of Real Estate within 30 days of the decision.
Alj Quote
Pursuant to ARIZ. REV. STAT. § 41-1092.09, a request for rehearing in this matter must be filed with the Commissioner of the Arizona Department of Real Estate within 30 days of the service of this ORDER upon the parties.
Legal Basis
ARS 41-1092.09
Topic Tags
- appeals
- deadlines
- procedural_requirements
Case
- Docket No
- 23F-H032-REL
- Case Title
- Michael H. Jahr vs. Leisure World Community Association
- Decision Date
- 2023-03-14
- Alj Name
- Jenna Clark
- Tribunal
- OAH
- Agency
- ADRE
Questions
Question
Can my HOA prohibit me from using a clothesline in my backyard?
Short Answer
Yes, if the community rules prohibit them.
Detailed Answer
The ALJ determined that an HOA can prohibit clotheslines because they do not qualify as protected solar energy devices under Arizona law. In this case, the association's rules explicitly prohibited clotheslines visible from outside the residence.
Alj Quote
Based on the relevant and credible evidence of record… the Tribunal finds that a clothesline is not a solar energy device. Moreover, Petitioner knew or should have known that clotheslines were prohibited by the Association under Rules & Regulations 2-304(D).
Legal Basis
Rules & Regulations 2-304(D); ARS 33-1816
Topic Tags
- architectural_control
- prohibited_items
- solar_energy
Question
Is a clothesline considered a 'solar energy device' legally protected by Arizona statute?
Short Answer
No, a clothesline does not meet the statutory definition of a solar energy device.
Detailed Answer
The decision clarified that a clothesline does not fit the legal definition of a 'solar energy device' (specifically a 'system or series of mechanisms') under A.R.S. § 44-1761, and therefore does not enjoy the statutory protection that voids HOA restrictions on solar devices.
Alj Quote
Based on the relevant and credible evidence of record, including the aforementioned germane statutory definitions, and lacking any binding citations offered from a court of competent jurisdiction, the Tribunal finds that a clothesline is not a solar energy device.
Legal Basis
ARS 44-1761(8); ARS 33-439(a)
Topic Tags
- solar_energy
- definitions
- statutory_interpretation
Question
What is the burden of proof for a homeowner challenging an HOA decision?
Short Answer
The homeowner must prove their case by a 'preponderance of the evidence'.
Detailed Answer
When a homeowner petitions for a hearing, they bear the burden of proving that the HOA violated community documents or statutes. The standard is 'preponderance of the evidence,' meaning it is more probable than not that the violation occurred.
Alj Quote
In this proceeding, Petitioner bears the burden of proving by a preponderance of the evidence that Respondent violated a community document.
Legal Basis
ARIZ. ADMIN. CODE R2-19-119
Topic Tags
- burden_of_proof
- legal_standards
- hearing_procedure
Question
Can I be reimbursed for my filing fees if I lose the hearing?
Short Answer
No, reimbursement is generally not awarded if the petition is denied.
Detailed Answer
The ALJ ordered that because the petition was denied, the HOA did not owe the homeowner any reimbursement for fees incurred during the filing process.
Alj Quote
IT IS FURTHER ORDERED that Respondent does not owe Petitioner any reimbursement(s) for fees incurred in association with the filing of this petition.
Legal Basis
Order
Topic Tags
- fees
- reimbursement
- penalties
Question
Are CC&Rs considered a binding contract?
Short Answer
Yes, CC&Rs form an enforceable contract between the HOA and the homeowner.
Detailed Answer
The decision affirms that when a property is purchased within a planned community, the buyer agrees to be bound by the CC&Rs, which function as a contract.
Alj Quote
Thus, the CC&Rs form an enforceable contract between the Association and each property owner.
Legal Basis
Common Law
Topic Tags
- cc&rs
- contract_law
- governing_documents
Question
Can I use a flag pole sleeve for something other than a flag, like a clothesline?
Short Answer
No, if the permit was granted specifically for a flag pole.
Detailed Answer
In this case, the homeowner obtained a permit for a flag pole sleeve but used it for a clothesline. The HOA was entitled to issue a violation notice because the use differed from the approved purpose and violated other rules.
Alj Quote
Respondent did, however, grant Petitioner’s sleeve request with the explicit instruction that its use was for the purpose of flag display… As such, the Association’s October 31, 2022, VIOLATION NOTICE was not issued unlawfully or in error.
Legal Basis
ARS 33-1808(a)
Topic Tags
- architectural_requests
- permits
- flag_poles
Question
How do courts interpret words in statutes that aren't explicitly defined?
Short Answer
They use the ordinary meaning of the words, often consulting dictionaries.
Detailed Answer
The ALJ looked to the 'natural, obvious, and ordinary meaning' of words. Since the statute did not define 'clothesline,' the judge consulted Merriam Webster to define terms like 'system' and 'mechanism' to see if a clothesline fit the description.
Alj Quote
Words should be given 'their natural, obvious, and ordinary meaning.'… BLACK’S LAW DICTIONARY does not define 'clothesline' or 'solar energy device.' Per Merriam Webster, however, 'system' means a regularly interacting or interdependent group of items forming a unified whole
Legal Basis
Statutory Construction Principles
Topic Tags
- legal_standards
- definitions
- interpretation
Question
What is the deadline for filing a request for a rehearing?
Short Answer
30 days from the service of the order.
Detailed Answer
If a party wishes to request a rehearing, they must file it with the Commissioner of the Arizona Department of Real Estate within 30 days of the decision.
Alj Quote
Pursuant to ARIZ. REV. STAT. § 41-1092.09, a request for rehearing in this matter must be filed with the Commissioner of the Arizona Department of Real Estate within 30 days of the service of this ORDER upon the parties.
Legal Basis
ARS 41-1092.09
Topic Tags
- appeals
- deadlines
- procedural_requirements
Case
- Docket No
- 23F-H032-REL
- Case Title
- Michael H. Jahr vs. Leisure World Community Association
- Decision Date
- 2023-03-14
- Alj Name
- Jenna Clark
- Tribunal
- OAH
- Agency
- ADRE
Case Participants
Petitioner Side
- Michael H. Jahr (petitioner)
Respondent Side
- Daniel Clark Collier (assistant community manager)
Leisure World Community Association
Appeared on behalf of Respondent and testified as a witness - Regis Salazar (witness)
Testified for Respondent
Neutral Parties
- Jenna Clark (ALJ)
OAH - Susan Nicolson (commissioner)
ADRE
Recipient of recommended decision
Other Participants
- AHansen (ADRE staff)
ADRE
Recipient of electronic transmission - vnunez (ADRE staff)
ADRE
Recipient of electronic transmission - djones (ADRE staff)
ADRE
Recipient of electronic transmission - labril (ADRE staff)
ADRE
Recipient of electronic transmission