tag:blogger.com,1999:blog-43888007837646481782024-02-01T19:12:56.876-08:00wyomingcondolawWyomingcondolaw is your source for up-to-date information on the development, governance and management of Community Associations, including condominiums, homeowners' associations and mixed use projects. For related and more regularly updated info, visit www.utahcondolaw.com.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.comBlogger14125tag:blogger.com,1999:blog-4388800783764648178.post-13162625480231736482010-04-04T18:44:00.000-07:002010-04-04T18:44:44.941-07:00Challenge to Conversion Prohibition<span id="goog_772968385"></span><span id="goog_772968386"></span><a href="http://www.blogger.com/"></a>It appears there's a dispute brewing in Jackson Hole about the ability of a municipality to restrict conversions of apartments to condominiums. According to this <a href="http://www.jhnewsandguide.com/article.php?art_id=5824">article,</a> a developer is disputing restrictions upon its right to convert apartments, and the municipality appears ready to fight.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com2tag:blogger.com,1999:blog-4388800783764648178.post-84181881531594336422010-02-15T19:24:00.000-08:002010-02-15T19:24:56.038-08:00Riverview Heights HOA v. RislovThere's a new Wyoming Opinion respecting the amendment of community association governing documents, and it's likely to be followed in other jurisdictions. The case arose over a prohibition against manufactured housing; the prohibition had been added to the association's governing documents through an amendment.<br />
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The association's original 1979 amendments had provided that they could be amended "by instruents executed and acknowledged in the form prescribed for the execution of deeds by seventy-five (75) percent of the owners of the total acreage..." The 2004 "Amendment to Restrictive Covenants on Use of Land in Riverview Heights Subdivision" was executed by the Association's officers, whose signatures were notarized. The document recited that 75% had voted in favor, and attached signature pages; those signatures, however, were not notarized. The trial court granted the Association's Motion for Summary Judgment, and an appeal followed.<br />
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The Supreme Court of Wyoming affirmed the trial court, holding that the unit owner signatures were not properly obtained. "Signature pages that are not notarized are not properly executed and acknowledged, and we therefore agree with the district court that these signature pages are ineffective as approvals of the 2004 Amendment."<br />
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The ruling in this case, like many others, should serve as a reminder that the amendment of an Association's governing documents is a process which must be undertaken with great care and attention. This is not the first time, and certainly will not be the last time, that a court overturns an association's actions on what some coule argue is an insignificant technicality.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-26122381647977693712009-03-26T08:23:00.000-07:002009-03-26T09:04:09.608-07:00Design Committee Rebuked by Wyoming CourtIn the case of <span style="font-style:italic;">Dwan v. Indian Springs Ranch Homeowners Association, Inc.</span> 186 P.3d 1199 (Wyo. 2008), the Wyoming Supreme Court reversed a trial court's decision which had affirmed the Association's Design, Environment and Wildlife Committee ("DEW Committee"). The Supreme Court sent the case back to the trial court with instructions that the trial court compel approval of the proposed construction.<br /><br />It's unusual for a court, particularly an appellate court to take such strong action against an architectural committee, but the facts of this case shed some light on why it did so. Additionally, the court included a very nice summary of the Wyoming Supreme Court's treatment of Covenants.<br /><br />The case involved an owner, Ann Dwan, who had previously sought and obtained permission in 1998 to build a residence with a steeper pitched roof than was otherwise allowed by the DEW Committee. In 2003, she sought and obtained permission to build a guesthouse/garage structure, with a similar roof.<br /><br />Apparently the composition of the DEW Committee, or at least the attitude of the committee changed sometime thereafter, because they responded to her 2006 application for an addition to her house with a denial. Not only did they deny her request, but as the Court put it, they "not only rejected Dwan's application but also indicated there was no possibility of successfully pursuing a variance as described in the CCRs".<br /><br />Interestingly, the trial court had ruled in favor of the Association, holding that Ms. Dwan could not pursue her claim due to her failure to seek the variance. The Supreme Court rejected this argument, apparently based in part upon the discouragement by the DEW Committee, but more significantly based upon their finding that the committee's only basis for rejection -- noncompliance with the pitch requirements of the guidelines -- was unreasonable in light of their prior approvals of the home and accessory structure. The Court found it to be "particularly disingenuous for the DEW Committee and the Board to suggest that they do not have the authority to grant a variance for this application considering they granted two variances for her guesthouse/garage in June 2003..."<br /><br />While the Court's action is unusual, the DEW Committee's denial is inexplicable. It simply would make no sense to require the addition to the home to have an 8/12 pitch, while the other portion of that same building, and the guesthouse/garage, had a 10/12 pitch. Her architect's opinion, submitted to the trial court, stated "the design of the existing house would be irreparably damaged by changing the roof pitch and would reflect badly on the quality of the subdivision."<br /><br />As an aside, here's the Court's summary of the Wyoming Supreme Court's standards of review of covenants:<br /><br /><blockquote> We treat restrictive covenants as contractual in nature and interpret them in accordance with the principles of contract law. McLain v. Anderson, 933 P.2d 468, 474 (Wyo.1997); Anderson [v. Bommer], 926 P.2d [959] at 961 [(Wyo. 1996)]; McHuron v. Grand Teton Lodge Co., 899 P.2d 38, 40 (Wyo.1995). Most importantly, "[w]e seek to determine and effectuate the intention of the parties, especially the grantor(s), as it may appear or be implied from the instrument itself." Anderson, 926 P.2d at 961. We ascertain the true intention of the parties by looking at the writings as a whole, construing them to effectuate the intent of the parties. Sierra Trading Post, Inc. v. Hinson, 996 P.2d 1144, 1148 (Wyo.2000) (citing Kindler v. Anderson, 433 P.2d 268, 270-271 (Wyo.1967)); McHuron, 899 P.2d at 41.<br /><br /> Whether language is ambiguous is a question subject to de novo review by this Court. Samuel [v. Zwerin], 868 P.2d [265] at 266 [(Wyo. 1994)]." Language is ambiguous if it contains a double meaning." Id. (citing McNeiley v. Ayres Jewelry Co., 855 P.2d 1242, 1244 (Wyo.1993) (citing Cliff & Co., Ltd. v. Anderson, 777 P.2d 595, 599 (Wyo.1989))). Restrictive covenant language that is clear and unambiguous is construed according to its plain and ordinary meaning without reference to attendant facts, circumstances or extrinsic evidence. McLain, 933 P.2d at 474 (citing American Holidays, Inc. v. Foxtail Owners Ass'n, 821 P.2d 577, 579 (Wyo.1991); Klutznick v. Thulin, 814 P.2d 1267, 1270 (Wyo.1991); Knadler v. Adams, 661 P.2d 1052, 1053 (Wyo.1983)). Restrictions upon the use of land are not favored, will not be extended by implication and, when in doubt, will be construed in favor of the free use of the land. Kindler, 433 P.2d at 271.</blockquote>Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com1tag:blogger.com,1999:blog-4388800783764648178.post-27884782044109239612009-02-08T20:03:00.000-08:002009-02-08T20:11:58.987-08:002008 Case SummaryI spent some time last weekend at the College of Community Association Lawyer's conference in Palm Springs, CA. I live-blogged the conference on this site's parent site, <a href="http://www.utahcondolaw.blogspot.com">www.utahcondolaw.blogspot.com</a>, but in case you missed it, here are some of the cases that led the pack:<br /><br />The first case of the morning's discussion is <strong>Pacific Hills Homeowners Association v. Prun</strong>, a case involving an association's five-year long pursuit for the removal of a fence. The lawsuit came five years after the first letter; the unit owner defended based upon laches, and waiver.<br /><br /><strong>Park Ridge Condominium Association, Inc. v. Callais</strong> involved an association that refused to produce records based upon a contention that the request was designed to harass; the production was required, and fees were awarded.<br /><br /><strong>Ritter & Ritter, Inc. Pention and Profit Plan v. The Churchill Condominium Association</strong>, involved a dispute between a unit owner and an association, relating to required repairs to slab penetrations between units. The court reaffirmed the board's fiduciary duty, but then analyzed the decision on the business judgment rule. Judicial deference applied to the board, but not the association; the association owed a duty to the members, and the association had to repair the problem. In other words, the board was not liable for deciding not to make the safety repairs, but the association had a duty to make them.<br /><br /><strong>Thompson v.Toll Dublin, LLC</strong> involved a builder's effort to force an association into arbitration in connection with its construction defect; the developer knew of the defects, resulting in fraud claims against the developer. The Court rejected the effort to force non-statutory claims into arbitration; the court also found the arbitration provisions to be unconscionable.<br /><br />A California case, <strong>Treo @ Kettner Homeowners Association v. The Superior Court of San Diego County</strong> involved a condominium provision which purported to take away the unit owners' right to a jury trial in a construction defect case. The Court denied the enforceability of the provision, based upon the absence of meaningful negotiation in connection with the declaration's provisions.<br /><br />An Arizona case, <strong>The Lofts at Fillmore Condominium Association v. Reliance Commercial Construction, Inc. </strong>held that a builder was liable for breach of the implied warranty of habitability, even where the seller was not the builder. The implied warranty arose between the builder and the ultimate buyer, even in the absence of contractual privity.<br /><br /><strong>Lake Buckhorn Property Owners Association, Inc. v. Townsend</strong> involved architectural restrictions in a declaration which were supplemented by a more restrictive regulation respecting the size of a septic tank. The court restated the black letter law that an association's regulations which are inconsistent with a declaration are invalid.<br /><br /><strong>Miller v. Savana Maintenance Association, Inc.</strong> is a fair housing case which affirms an association's right to insist upon medical records to substantiate a claimed handicap under the Fair Housing Act.<br /><br /><strong>Chesler v. Conroy</strong> involved outrageous behavior among the residents of a three unit condominium; the parties clearly treated each other inappropriately; nonetheless, the court held that this particular case did not rise to a federal fair housing claim, based upon disability. The Court did reaffirm the potential, in appropriate cases, of a hostile environment fair housing claim.<br /><br /><strong>Bloch v. Frischholz</strong> was a religious discrimination case; it involved a woman who challenged an association rule based upon its interference with her right to mount a mezuzah (a religious symbol) on her door, in a common hallway. The Court held that the religious discrimination prohibitions in the fair housing act does not require a religious accomodation, and facially neutral restrictions were permissible.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-73574553550435743632008-12-22T20:27:00.000-08:002008-12-22T20:28:19.998-08:00Upcoming SeminarsOn February 19, I'll be teaching a seminar for NBI, Legal Aspects of Condominium Development and Homeowners' Associations in Salt Lake City. My topics will include:<br /><br />SMOOTH OPERATION, MANAGEMENT AND CONVERSIONS <br />1:00 - 2:00, Lincoln W. Hobbs <br /><br />Understanding the Concept of Initial Consent of Homeowners' Associations <br />Resolving Conflicts Between Governmental Rules and Association Rules <br />Maintenance and Improvements <br />Rights and Obligations of Unit Owners <br />Meeting Procedures, Voting and Elections <br />Operation of Association <br />Management and Control <br />Setting Up Budgets, Reserves and Special Assessments <br />Fulfilling Insurance Obligations <br />Managing Conversions <br />ETHICAL CONSIDERATIONS <br />2:00 - 3:00, Lincoln W. Hobbs<br /><br />Understanding Who Your Client Is <br />What if Provision of the Governing Documents Conflicts With the Law? <br />Avoiding Conflicts of Interest <br />Determining and Collecting Attorneys' Fees <br /><br /><br /><br />Karin Hobbs will be presenting with me; her subjects will include:<br /><br />CONFLICT RESOLUTION AND CLAIMS AGAINST DEVELOPERS <br />3:15 - 4:15, Karin S. Hobbs <br /><br />Construction Defect Litigation <br />Association Methods of Enforcing Governing Documents <br />Enforcement of HOA Rules and Regulations <br />Owners' vs. Association Conflicts <br />(collection disputes, use restriction violations, major community association renovations and repairs) <br />Association and Board of Director's Liability Issues <br />(business judgment defense, statutory and contractual protections, insurance issues) <br />Disputes Between Individual Owners <br />ADR and Other Effective Dispute Resolution Strategies <br />Litigation Process Overview <br /><br /><br /><br />And, if you're looking to attend a seminar in a warmer climate, I'll be presenting at CAI's Thirtieth Annual Community Law Seminar. That presentation will deal with the greening of communities; the presentation description is:<br /><br />Earth, Wind & Fire:<br />The Environmental Debate & its<br />Impact on Community Associations<br />Lincoln W. Hobbs, esq., Amy H. Bray, esq., Loura<br />Sanchez, esq. and Marvin J. Nodiff, esq.<br />Higher energy costs, regulation of greenhouse<br />gases, water usage and changing values<br />will all start to create conflict with existing<br />association rules and deed restrictions. As the<br />most local form of governance, community<br />associations are uniquely positioned to adapt<br />to this changing environment; the challenge,<br />however, is to turn obstacles into opportunities.<br />This interactive panel discussion will kick<br />off an ongoing dialogue, tackle hypothetical<br />situations and engage attendees in seeking<br />solutions to these emerging challenges.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-14025080751781649112008-12-16T19:32:00.001-08:002008-12-16T19:32:51.875-08:00technorati<a href="http://technorati.com/claim/tquk2rxfpw" rel="me">Technorati Profile</a>Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-61540382180665726222008-11-28T14:49:00.000-08:002008-12-22T20:28:56.824-08:00Carbon Challenge!I recently discovered an interesting website; <a href="http://www.carbonrally.com">www.carbonrally.com</a>. Visitors to the site can create a user name, log in, get ideas, accept challenges and keep track of their savings. An individual in Buffalo, Wyoming has clearly taken the lead.<br /><br />Sign up, and challenge him!Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-88999222924918220442008-09-18T07:51:00.000-07:002008-09-18T07:52:35.085-07:00CAI GuidelinesThe Community Associations Institute (CAI)'s Center for Community Association Volunteers (CCAV) developed the Community Association Governance Guidelines (PDF)—12 principles that can help homeowner volunteer leaders build better communities.<br /><br /><b>ANNUAL MEETINGS.</b> Conduct at least one membership meeting annually, providing at least two weeks notice to homeowners and more than two weeks if specified in the governing documents or dictated by state statute.<br /><br /><b>ASSESSMENTS.</b> Collect assessments and other fees from homeowners in a timely and equitable manner and in accordance with state statutes and board-approved procedures.<br /><br /><b>COMMUNICATION.</b> Provide at least one form of regular communication with residents, and use it to report substantive actions taken by the board.<br /><br /><b>CONFLICTS OF INTEREST.</b> Disclose all personal and financial conflicts of interest before assuming a board position and, once on the board, before participating in any board decisions.<br /><br /><b>ELECTIONS.</b> Hold fair and open elections in strict conformance with governing documents, giving all candidates an equal opportunity to express their views and permitting each candidate to have a representative observe the vote-counting process.<br /><br /><b>FINANCIAL TRANSPARENCY.</b> Share critical information and rationale with residents about budgets, reserve funding, special assessments and other issues that could impact their financial obligations to the association. Give members an opportunity— before final decisions are made—to ask questions of a representative who is fully familiar with these financial issues.<br /><br /><b>FORECLOSURE.</b> Initiate lien and foreclosure proceedings only as a last step in a well-defined debtcollection procedure—and only after other, less-disruptive measures have failed to resolve a serious delinquency issue in a specified period of time.<br /><br /><b>GOVERNANCE AND THE LAW.</b> Govern and manage the community in accordance with all applicable laws and regulations. Conduct reviews of governing documents to ensure legal compliance and to determine whether amendments are necessary.<br /><br /><b>GRIEVANCES AND APPEALS.</b> Allow residents to bring grievances before the board or a boardappointed committee, and follow well-publicized procedures that give residents the opportunity to correct violations before imposing fines or other sanctions.<br /><br /><b>RECORDS.</b> Allow homeowners reasonable access to appropriate community records, including annual budgets and board meeting minutes.<br /><br /><b>RESERVE FUNDING.</b> Account for anticipated long-term expenditures as part of the annual budget development process, commissioning a reserve study when professional expertise is warranted.<br /><br /><b>RULES.</b> Enforce all rules, including architectural guidelines, uniformly, but only after seeking compliance on a voluntary basis. Distribute proposals for new rules and guidelines to all homeowners and nonowner residents. Advise them when the board will consider new rules and encourage input. Once adopted, new rules and effective dates should be distributed to every owner and resident.<br /><br />Note: Laws governing community and condominium associations vary considerably from state to state. In addition to understanding and adhering to these laws, community<br />association leaders need to be aware of legislative and regulatory issues that could affect their associations. You can do that by joining CAI and supporting your state’s<br />Legislative Action Committee.<br /><br />The Community Association Governance Guidelines are offered by CAI’s Center for Community Association Volunteers (CCAV) to help board members and other community leaders create and sustain more effective, harmonious communities. This initiative supports CAI’s mission of making community associations better—even preferred—places to call home.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-22734029649195973522008-09-16T20:48:00.000-07:002008-09-16T20:49:48.439-07:00Fair Housing AccomodationsLawyers, board members, association managers and involved unit owners ought to take some time to access and read this <a href="http://www.hud.gov/offices/fheo/disabilities/reasonable_modifications_mar08.pdf">"Joint Statement of the Department of Housing and Urban Development and the Department of Justice."</a> The document provides guidance on reasonable accomodations under the Fair Housing Act.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-6605122223218966482008-09-15T14:09:00.003-07:002008-09-16T20:51:07.883-07:00"Playing With Fire..."<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhZXNd5bh-ZpPc7T1gfKZllC4zkKhkE027-_xUM9LmdNmcwLlUg99pyYiqjVOSsbHPiJ9X68kChA7kv7NXwBV5U6HWdfrNG2GvekFad95Zda689Tsiufo70pfoAXsaJEGdrOG2s8B5IpVO2/s1600-h/CAI+Cover.png"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhZXNd5bh-ZpPc7T1gfKZllC4zkKhkE027-_xUM9LmdNmcwLlUg99pyYiqjVOSsbHPiJ9X68kChA7kv7NXwBV5U6HWdfrNG2GvekFad95Zda689Tsiufo70pfoAXsaJEGdrOG2s8B5IpVO2/s400/CAI+Cover.png" border="0" alt=""id="BLOGGER_PHOTO_ID_5246348120600743762" /></a><br />An article that I just wrote with that title, dealing with avoiding lawsuits, has just been published in the September/October issue of <strong>Common Ground</strong> magazine. Members of CAI can read the article <a href="https://www.caionline.org/members/login.cfm?Redirect=/feature/article3.cfm">here</a>. Nonmembers of CAI can join <a href="http://www.caionline.org/join/index.cfm">here</a>. Or, you can get a subscription to Common Ground <a href="http://www.caisecure.net/index.mv?c=PER">here</a>.<br /><br />Then again, if you'd rather hear about how to avoid lawsuits, you can keep an eye out for courses at our <a href="http://www.utahcondolaw.com/thelearningcenter.html">Community Learning Center</a>, where we'll cover this material, and more, over the next several months.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-16058482057115904642008-09-14T19:29:00.001-07:002008-09-14T19:40:29.067-07:00Mark Your Calendar...for the Utah Chapter of CAI's 2008 Trade Show.<br /><br /><a href="http://www.haolaw.com">Hobbs & Olson</a> and <a href="http://www.utahcondolaw.com">utahcondolaw.com</a> are both proud sponsors, and <a href="http://www.haolaw.com/LincolnWHobbs.html">I</a> will be discussing environmental issues, and participating on the legal panel.<br /><br />Admission is <em>free</em> for chapter members, and there will be prizes!<br /><br />It's less than 90 miles from <a href="http://maps.google.com/maps?f=d&saddr=evanston,+wyoming&daddr=Sandy,+UT+84070&hl=en&geocode=&mra=ls&sll=41.72519,-112.17083&sspn=3.247106,7.03125&ie=UTF8&z=9">Evanston,</a> and only 280 miles from <a href="http://maps.google.com/maps?f=d&saddr=jackson+hole,+wyoming&daddr=Sandy,+UT+84070&hl=en&geocode=&mra=ls&sll=40.922375,-111.435135&sspn=0.821828,1.757812&ie=UTF8&z=7">Jackson Hole</a>!<br /><br />For more details, visit the <a href="http://www.uccai.org">Utah Chapter website.</a>Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-19325312899535233402008-09-07T09:35:00.000-07:002008-09-07T09:43:31.614-07:00A Bit About This SiteThis site is a sister site to two other blogs, <a href="http://www.idahocondolaw.blogspot.com">www.idahocondolaw.blogspot.com</a> and <a href="http://www.utahcondolaw.blogspot.com">www.utahcondolaw.blogspot.com</a>. It is sponsored by the Salt Lake City based firm of <a href="http://www.haolaw.com">Hobbs & Olson, L.C.</a>, which has lawyers who are licensed and practicing in Utah,Idaho and Wyoming.<br /><br />The <a href="http://www.utahcondolaw.blogspot.com">Utahcondolaw</a> site will probably be the most frequently updated, but I'll try to keep you abreast of major developments in all three states, in each state's respective blog.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-78522255031889485592008-08-29T16:53:00.001-07:002008-08-29T16:53:19.489-07:00A Wildlife CommunityThe National Wildlife Foundation has a <a href="http://www.nwf.org/community/">program</a> through which communities can create, and then receive recognition as, a certified Community Wildlife Habitat.<br /><br />Here's how they describe a Community Wildlife Habitat:<br /><br /><blockquote>A Community Wildlife Habitat is a community that provides habitat for wildlife throughout the community--in individual backyards, on school grounds and in public areas such as parks, community gardens, places of worship and businesses. It is a place where the residents make it a priority to provide habitat for wildlife by providing the four basic elements that all wildlife need: food, water, cover and places to raise young. The community also educates its residents about sustainable gardening practices such as reducing or eliminating chemical fertilizers and pesticides, conserving water, planting native plants, removing invasive plants and composting. It hosts workshops about gardening for wildlife, and holds community events such as stream or trail cleanups to make the community healthier for wildlife and people alike. A Community Wildlife Habitat project creates a place where people, flora and fauna can all flourish.<br /><br /></blockquote><br /><br />Participants in the program must earn a certain number of points, depending upon their size; thereafter, there are required post-certification <a href="http://www.nwf.org/community/annualgoals.cfm">goals</a>.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0tag:blogger.com,1999:blog-4388800783764648178.post-39090600775655101482007-10-12T03:16:00.001-07:002007-10-12T03:16:56.432-07:00WelcomeTo Wyomingcondolaw.Lincoln W. Hobbs, Esq., CCALhttp://www.blogger.com/profile/12994231030469325010noreply@blogger.com0