Perfect Place v. SemlerAnnotate this Case
This quiet title action called on the Colorado Supreme Court to determine whether the owner of a garage condominium unit could validly subdivide that unit under section 38-33.3-213, C.R.S. (2018) of the Colorado Common Interest Ownership Act (“CCIOA”) by merely painting or marking lines on the garage wall, and thereafter separately convey the spaces thus marked as individual condominium parking units. Petitioner Perfect Place, LLC (“Perfect Place”) claimed ownership of three parking spaces (spaces “C, D, and E”) in a mixed-use residential and commercial building. Respondent R. Parker Semler contended he owned spaces C and D. The dimensions of these parking spaces were not marked or otherwise discernible from the condominium declaration or accompanying map. Quail Street Company (“Quail Street”) obtained a majority of the building’s condominium units, including the Garage Unit, from the original owner. Quail Street’s manager and sole shareholder, John Watson, later physically marked the boundaries of spaces C, D, and E with paint or tape, purportedly subdividing the Garage Unit into three individual units that could be separately conveyed. However, there was no evidence that Watson ever recorded any amendment to the declaration reflecting the subdivision of the Garage Unit, as required by section 38-33.3-213 of CCIOA. Watson later transferred his interests in spaces C and D to different buyers; those buyers later transferred their interests to others, including Semler. In June 2013, Perfect Place filed a quiet title action, asserting superior title to spaces C, D, and E based on a quitclaim deed it obtained from Watson in 2011 (the “2011 Quitclaim Deed”) that purportedly conveyed the Garage Unit as a single, undivided condominium unit. Although the individual spaces C, D, and E had been conveyed to other owners, Perfect Place contended that these conveyances were invalid because Watson had never validly subdivided the Garage Unit. Perfect Place thus claimed title to all three parking spaces, contending that the quitclaim deed it obtained from Watson was the only valid conveyance of the Garage Unit. Semler claimed superior title to spaces C and D based on deeds that conveyed these spaces to him as individual units. He further argued that Perfect Place obtained the quitclaim deed from Watson through fraudulent misrepresentations. The court of appeals affirmed the trial court’s conclusion that the Garage Unit was properly subdivided and that Semler owned spaces C and D. The Colorado Supreme Court concluded Watson did not validly subdivide the Garage Unity; and the court of appeals erred in concluding the 2011 Quitclaim Deed was void for fraud in the factum.