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Can condo owner remodel and force association to pay for it?

Posted on Fri, Aug 16, 2013 @ 08:36 AM

I recently bought a unit in a condominium. My new neighbor has been remodeling his unit and opened the walls for this purpose. He discovered many issues with the interior and exterior walls and want to get them repaired and have the HOA pay for them. We are talking about a huge amount of money. Can he force the other units to pay for it? I know, I know, depends on what the CCRs say, but what's the case typically?  The amount of money is exorbitant, more than what a modest house would cost, and there are only 3 units in the building. If the other neighbor agrees to do the repairs immediately, would I be forced to pay an amount that I don't even have? None of these projects are urgent, if I have to cheap in, I would like to do it one by one, over time. Theres any law that would protect me against a decision from my neighbors to do a series of large repairs immediately?



The plantiffs claim would be based on if there were discovered problems with common elements. If the plaintiff is making a large claim, then the association should hire a civil/structural/architectural engineer, and get an independent appraisal of the damage/problems the plaintiff is claiming. 
Get a pro opinion, in writing, and have him or her evaluate all the common elements in your small condo association.

posted @ Friday, August 16, 2013 9:32 AM by Troy_Built

The other thing to look at is , was the plaintiff, performing authorized construction in the first place.  
Often Condo Associations have language in their documents requiring unit owners to get permission to do any remodeling and construction. If that permission was not sought, then the association should get a court injunction to cease and desist or apply what ever sanctions are in the rules and regs and other documents.

posted @ Friday, August 16, 2013 9:35 AM by troy_built

First, interior, non-structure supporting, walls are 100% owner responsibility. 
Second, the interior facing surfaces of the exterior walls are the owner's responsibility. The insulation, studs, and exterior facing surfaces are the HOA responsibility. 
You did not specify the nature of what required repair but based on who owns what, paying to correct interior walls should not be put on the HOA. In addition, if the owner is claiming that the exterior wall has issues because it does not meet code, to bad, as long as the exterior wall met the codes at the time the wall was built. 
Now if we are talking asbestos here, that is a whole different story because the entire building would have to be re-mediated.

posted @ Friday, August 16, 2013 10:32 AM by Ron - NC

Lets see, do we know how old the Building is ? 
Was it built to City & State Codes then ? 
How different are the Codes now ? 
Grandfathered in, unless such as removing Supporting Wall Studs, ect. ? 
Did the Owner take out a HOA, City, State Permit for this extensive remodification ? 
Board, at least tell us what State is involved ? 

posted @ Friday, August 16, 2013 11:07 AM by James

If there's interior damage inside the walls of his unit, there's a good chance you have the same type of damages. Take a look. He may have to chip in to repair yours as well.

posted @ Friday, August 16, 2013 11:13 AM by Bill

All the above remarks need to be investigated. 
If no agreement, let him sue first.  
Avoid lawyers fees to fight him. If the amounts are so high, explore association BANKRUPTCY. Sounds extreme but it can be done in extreme circonstances. 

posted @ Friday, August 16, 2013 11:16 AM by RS-FL

I do not live in a condo so I do not know what typically is the resp. of the owner and the resp. of the HOA. However, there is one important fact that the OP must realize. IF the HOA is resp. for the repairs, then all members of the assn. will be resp, to pay their fair share of the cost. If the assn. does not have a reserve account to cover the expense, then a special assessment will be called for and must be voted on by the members. If passed, all the members of the assn. will be assessed and depending upon the decision of the BOD, payment of the assessment will be required to be made by a certain date. This is why it is so important for an HOA to maintain an adequate reserve fund.

posted @ Friday, August 16, 2013 11:24 AM by mary

The short answer is no. Under the limited information given. 
The small condo association can simply refuse, and refute the claim for many possible reasons. 
Then there is legal dissolution and bankrupt 
It sounds as if the original poster is either posing a question for the sake of it, or is very ill advised. Advise (professional), might cost. 

posted @ Sunday, August 18, 2013 11:03 AM by A._Pretty_Good_Lawyer

I imagine that there would be no rush to get the repairs. The only question is what liabilities will risen if the repairs are not done. As long as the repairs can be put off you should be okay in my mind. http://www.multicrafthome.com

posted @ Wednesday, February 12, 2014 9:05 PM by Bob Strong

I agree with you Mary. The association does have the right to refuse this issue. I would recommend getting the asbestos removed as soon as possible though. http://www.brisbaneroof.com.au

posted @ Monday, April 07, 2014 6:11 PM by Bob Strong

It's unlikely that the association was not aware of the potential issue, and especially unlikely that the tenant did not sign any kind of agreement regarding that possibility. So they can't really hold the association responsible. Still, removing it would be a good faith move on their part. It is their building to maintain. Thiago |www.albrechtandson.com

posted @ Tuesday, April 15, 2014 10:51 AM by Thiago

Troy_Built Thank you for answering my question. I was wondering what the conditions would be if the condos had asbestos. There is a set of condominiums with possible asbestos danger we are looking into purchasing and renovating. We just aren't certain if the asbestos can be removed or if the place has to go. http://www.colfaxcorp.net/services.html

posted @ Friday, May 16, 2014 5:17 PM by Bob Strong

I wouldn't imagine that the association would have to pay for it. I guess there could be rare exceptions, but I would imagine the renter would have to pay for it. I would also wonder about fines for doing it later on.  
Jayden Eden | http://www.kitchencabinetsdesigncolorado.com/Remodeling-Services-Colorado-Springs-CO.html 

posted @ Wednesday, May 28, 2014 7:57 PM by Jayden Eden

It depends on what the association decide. But I think it depends on what kind of repairs are needed. I hope that it works out. http://www.all-probuilders.com/services/

posted @ Thursday, May 29, 2014 6:48 PM by Anita Mas

You haven't been very specific about what kind of issues they found. I think it depends a lot on what the issue is, and what the association says they will cover if damaged. I know it would be a pain to have to pay out of pocket for something like this, but if it's something structural that needs to be fixed, I would fix it immediately.  
Claudia Rosenburg | http://www.chewbittelroofingsiding.com/Remodeling-Services-Yardley-PA.html

posted @ Friday, June 13, 2014 2:26 PM by Claudia Rosenburg

I would only think that would be the case if the remodeling was essential. If he was remodeling his kitchen, he should have to pay the cost. It's more of an investment than cost though as it raises value of the unit. http://www.fredericksburgvahomebuilders.com/remodeling.html

posted @ Monday, June 16, 2014 12:47 PM by Jameel Johnson

When we started remodeling our condo last year we found some common property issues that needed fixing. We did not expect the other residents to flip the bill on the remodel/the things that were just for our apartment, but the common property that wasn't up to code had to be repaired. We got the HOA to pay for some of it, but the rest had to be distributed among ourselves and the other residents who had a stake in the common property. http://www.mbabuildinggroup.com/home-renovations.jsp

posted @ Monday, June 16, 2014 3:35 PM by Julia Emmers

My parents condo is really outdated. I was hoping that the HOA would allow a remodel. I don't expect them to pay for it, but I really think they should allow it. After all, we are making their condo better. http://3rsconstruction.com/remodel/

posted @ Thursday, June 19, 2014 3:19 PM by Abed Nadier

I remember when we had problems with our insulation. I was so glad that we didn't have to pay for it. It was great to have it fixed. 
Anita Mas | http://www.allweathershieldpa.com/services.html

posted @ Thursday, June 19, 2014 6:54 PM by Anita Mas

We moved into this condo that was in great need of some remodeling. The kitchen looked like it was built in the 1960s, and the walls were the most ridiculous green color. The HOA covered the repair and remodeling costs for our home. http://hlremodelingandlandscaping.com/Remodeling.html

posted @ Tuesday, June 24, 2014 12:08 PM by Edmond Vandergraff

I hope your walls were replaced quickly. That is certainly not safe living conditions. I'm glad we only have minor renovations to do to our kitchen. http://www.infinitycabinetmaking.com.au

posted @ Tuesday, June 24, 2014 2:35 PM by Bob Strong

I would recommend talking to them about what you are going to be doing first. If you have asbestos removal that needs to be taken care of, then they need to take care of that. Good luck with your current situation! 

posted @ Tuesday, June 24, 2014 3:34 PM by Simon Adair

Remodeling a home can be really tricky. It's hard to guess before hand how much it's going to cost. It's all about communication. If both people are on the same page there won't be as many legal disputes. http://www.dvwise.com/about-3/

posted @ Thursday, June 26, 2014 2:48 PM by Talmage Dangerfield

I guess it would depend on why you need the changes. For me, I really want to change the flooring. It is this weird laminate wood floor. I would prefer real wood for floors. I think that there is a chance they will pay for this because it will help the condo's resale value.  

posted @ Thursday, June 26, 2014 6:22 PM by Brittany Matthews

I have been wanting to do a lot of remodeling to my condo. I know that I am limited in my options. So I have decided to get extravagant window treatments. I think it is going to big impact. http://shutterupbus.com

posted @ Wednesday, July 09, 2014 9:00 PM by Brittany Matthews

Our association remodeled our kitchen and wanted us to pay for it. After discussing it with the HOA they ruled that the association should pay for it themselves. We were renting, and planning on moving a couple of weeks later anyways. http://www.fredericksburgvahomebuilders.com/remodeling.html

posted @ Tuesday, July 15, 2014 3:21 PM by Tony De Azevedo

For a remodel job, the unit owner has to foot the entire bill no question. If he found problems within the walls, though, he could ask the HOA to pay for the repairs. It depends on whether or not the building met state and city specifications at the time it was built. It sounds like your neighbor might be trying to get the HOA to pay for his remodeling-- in which case, fight the charge as much as possible. 
Jenn | http://www.congroremodeling.com

posted @ Wednesday, July 16, 2014 10:01 AM by Jennifer Davies

I think any remodeling that the association does should be their responsibility to pay. We have been wanting to remodel our kitchen for a little while now. The HOA says that they won't pay for it however. http://www.kitchenvillage.com/services

posted @ Friday, July 18, 2014 9:43 AM by Emily Merrell

When it comes to remodeling, a condo is not the place to let your aesthetic tendencies loose. For one, the HOA will not help pay, and raised value of the condo will not help you as much as you think it will. Home improvement is something best saved for a home. 
Marc | http://www.kplamarco.com

posted @ Friday, July 18, 2014 3:45 PM by Marcus Fillion

Most insurances will cover hotel fees. I would get rates from the local inns. Then contact them to figure out the best options. 

posted @ Saturday, July 19, 2014 12:23 AM by Elias Rufus

I don't think they should be able to remodel, then force the owner to pay for the repairs. We have been wanting to re do our kitchen for a long time, and we don't expect the association to have to pay for it. It's going to be a little bit pricey, so we've had to put it off for a couple of years. http://www.stoneforestkb.com

posted @ Wednesday, July 23, 2014 3:14 PM by Deuce Masterson

I would be surprised if they made you pay for anything. It's like it was you decision to remodel. If it was something affecting all the buildings, like asbestos or mold, then I could see them wanting everyone to chip in. But even still, in that case, the condo should pay for those repairs. http://www.rockridgeinc.com/abatement.htm

posted @ Wednesday, July 23, 2014 7:09 PM by Brittany Matthews

I think people just need to have better communication, because this problem could have been prevented that way. If you talk it over, and tell the association what kinds of repairs you are planning on doing, then they can approve it or not. When we did this, our association was more than happy to pay to remodel our condo. http://www.desmoinesiowaremodeling.com

posted @ Tuesday, July 29, 2014 9:16 AM by Talmage Dangerfield

I don't expect them to pay for all remodeling but I think there are some that should pay for. For example, I don't think that they should cover the cost of me putting in decorative cornices. That is definitely an optional improvement. http://www.classicceilings.com.au/services1

posted @ Tuesday, July 29, 2014 7:16 PM by Brittany Matthews

What kind of problems was he finding? If the insulation was incorrectly installed or had a problem, then the HOA should cover the difference of repair. His own remodel project, however, is not covered by the association fees. That should fall under his own insurance. 
Jenn | http://brandxmetals.com/products

posted @ Friday, August 01, 2014 5:38 PM by Jennifer Davies

If you are remodeling your home and you are bound to find something wrong. If it is a big problem then the association should pay for it since it isn't your fault. If you had mold or something then they will pay for it. 

posted @ Monday, August 04, 2014 3:49 PM by Ray Smith

No. Why would the association pay for a remodel? They would have to pay for everyone to get a remodel if you got one. I don't think it makes any sense for the association to pay for remodels, unless there is something inherently wrong with the appliances or household things that would create a living situation problem. http://www.MaresDow.com

posted @ Tuesday, August 05, 2014 2:35 PM by Dolores Brown

This is pretty interesting. I would love to have a civil contractor come out to my condo and see about doing some work on it. I didn't know I needed to get approval first. Good to know! http://www.sharpebros.com.au

posted @ Tuesday, August 05, 2014 9:26 PM by Brittany Matthews

Unless there was a necessary reason for the remodel I don't see why anyone would pay for that. Definitely make sure that you check though, it never hurts to ask.  
Jim Tracy | http://www.craigwentworth.com/

posted @ Thursday, August 07, 2014 3:54 PM by Jim Tracy

Seeing more things that should be fixed is common. When you're remodeling, you see parts of the house you don't normally see. Even though it makes it a bigger project, it is a good thing to get those things fixed. 
Anita Mas | http://www.luxepittsburgh.com/products-kitchen.html

posted @ Thursday, August 07, 2014 6:34 PM by Anita Mas

Our fireplaces in the condos were condemned by the town. The condos are over 30 years old. Neither the town nor the association will take any responsibility to correct the problem. The both claim the homeowner must absorb all the costs to fix. Further, the town wants architect plans, permit $$, etc. Apparently when these were built fireplaces were an option and since 8 condos out of 300 do not have fireplaces the association claims the common area does not apply and therefore they don't have any responsibility to assist in costs to correct the problem. To correct this problem minimum cost is $3000. Does anyone have any suggestions as to where to go for help? The fireplaces are currently natural gas and we want to do ventfree but are being told that we cannot just seal the fireplace flue we have to take the wall down and remove all the old stuff. Any suggestions would be greatly appreciated.

posted @ Tuesday, August 12, 2014 11:26 AM by Connie Santoro

I can't wait for my uncle to help me remodel our kitchen. All of the cupboards are falling apart right now. I think it will be done by Christmas. http://www.kitchenvillage.com/services

posted @ Tuesday, August 12, 2014 12:36 PM by Jim

It sounds like a bit of a tough situation, but I think he should have to pay the cost. He was the one who decided on the renovation in the first place! Renovations are very exciting, though, they can bring such a new energy and life to an entire home. http://www.cascadebuild.com/services.htm 

posted @ Wednesday, August 20, 2014 4:23 PM by Skylar Mitchell

How dangerous is the problem he found? The problem with letting repairs slide is that they worsen over time. And since your neighbor is remodeling their kitchen, I doubt they'd want to open the walls yet again. It might be best to bite the bullet and repair now. 
Jenn | http://www.columbiaex.com

posted @ Friday, August 22, 2014 8:38 AM by Jennifer Davies

I think if an owner does any home improvement they have to pay for it themselves. The association wouldn't pay for it, because it really has nothing to do with them. I'm not sure why they would think the association would pay for it. http://www.quintunahomeimprovements.com/

posted @ Wednesday, August 27, 2014 3:32 PM by Dolores Brown

The kitchen renovations is completely on the unit owner. The repairs, however, should be considered by the HOA. If they were problems with installation and wiring, then they have probably existed since the condo was built. Those should be payed for by the HOA. 
| http://www.clohessycabinets.com.au

posted @ Wednesday, August 27, 2014 8:45 PM by Marcus Davies

I think the amount the HOA should be involved in the renovations depends on the nature of them. Are they imperative? Otherwise, it's just a personal thing. 
Anita Mas | http://www.ackard.com

posted @ Wednesday, September 03, 2014 10:53 AM by Anita Mas

It really depends on what type of damages there are. The HOA is usually responsible for certain repairs. What type of kitchen remodeling did he do? If it was just the cabinets, then maybe not. http://leonsupply.net

posted @ Monday, September 08, 2014 11:37 AM by James Harvon

I completely agree that if there are asbestos, the condo owner should be able to remodel the home. It can be so dangerous to leave them unattended, and I think that it's easier to just remove them. I really hope that you're able to find a solution for this problem though. http://www.amcenvironmental.org/#!services/c1pna

posted @ Tuesday, September 09, 2014 3:09 PM by Tony De Azevedo

It would make sense to remodel after removing asbestos. I don't see how you could not remodel after the removal. Even if it's in the condo I think they should be allowed to remodel. http://www.amcenvironmental.org

posted @ Tuesday, September 09, 2014 3:15 PM by Tom Stubbs

That makes a lot of sense Tom. I would also suggest getting your roof inspected and possibly replaced. If you have asbestos, your roof could be in pretty bad condition. http://www.lmmartin.com/roofing.htm

posted @ Friday, September 12, 2014 1:51 PM by Jameel Johnson

In short, no. They can't remodel without the board approval. But if they had approval and went ahead with it, then you may be required to pay. A roof remodel isn't something that affects you alone. It has repercussions for everyone in the building. 
Jenn | http://www.economy-roofing.com

posted @ Tuesday, September 16, 2014 7:36 PM by Jennifer Davies

I actually had the same question. I really want to remodel my home-especially my kitchen. I just don't know who is supposed to pay for it. Did you ever find out who is responsible? I want to start remodeling soon. http://hunterconstructionco.net/services.html

posted @ Friday, September 19, 2014 3:18 PM by Lynn Chase

I feel like if there was actual problems, the HOA should pay. His cosmetic changes are his problem. What kind of remodel was it? Was he even aloud to do it? http://www.k-binnovations.com/kitchens/

posted @ Friday, September 19, 2014 8:06 PM by Guy Miflin

What are the problems he found? There aren't a lot of things that the HOA covers inside of an apartment. If it was the roof or windows that were having a problem, then you're more likely to get help. 
Jenn | http://www.hi-techroofing.com.au

posted @ Monday, September 22, 2014 10:50 PM by Jennifer Davies

Would the HOA be responsible if they had asbestos problems? That is very hazardous to your health and affects everyone in the building. It would have to be taken care of as soon as possible. 
Nora Moore | http://www.aplusbs.com.au

posted @ Wednesday, September 24, 2014 10:29 AM by Nora Moore

Nora- I imagine that they would jump in and help in that case. Roofing damages should be treated just as rapidly though. Water damage can cause a lot of problems and health concerns. http://www.fcext.com/roofing

posted @ Friday, September 26, 2014 10:01 AM by James Harvon

If he doesn't actually own anything, he can't decide who pays for what. It just doesn't work like that. Now if he was an owner, that would be a completely different story. However, I just don't see that being very likely. http://hollywoodbathrooms.com.au/kitchen-renovation/

posted @ Tuesday, September 30, 2014 8:57 AM by Jim Tracy

I've had a lot of troubles with my condo too. We have an excellent HOA but they're strict on a few things, including self home improvement. We've been dealing with mold too which as been a big struggle. Be sure to get any hazards out of the way then work on other more expensive thing. http://www.americanabatement.com/asbestos/

posted @ Tuesday, September 30, 2014 9:50 PM by Lars Melger

I've also had a lot of problems with my condo and need some renovations done. Do you know if they take care of the remodeling or am I supposed to cover that? I need to know soon because they are going to start remodeling in a couple weeks! http://www.scottconstructiontippcity.com

posted @ Friday, October 03, 2014 4:52 PM by Dean Reese

It depends on your association. You should call them and talk to them. That will be the only way to find out. http://www.allwallremoval.com.au

posted @ Monday, October 06, 2014 8:39 PM by Tripp Vanderbilt

Yea I agree if it is because of abestos removal then it should be the associations responsibility. Depending on where the abestos fibers are it may not need removal. I think the main thing is where it is located and how good of condition it is still in. http://www.amcenvironmental.org

posted @ Monday, October 06, 2014 9:56 PM by bobby roosco

I think that the association shouldn't have to pay for the remodel, just some of the damage that was already there from before. If the owner decides to remodel it definitely shouldn't be the association's responsibility. What was your neighbor remodeling? If it was a kitchen remodel, he might want to check that there aren't problems in other places as well, such as the plumbing and electric. http://holtzmanhomeimprovement.com/kitchens/

posted @ Thursday, October 09, 2014 2:30 PM by Grant Harper

Some water heaters are triggered electronically. I agree with Tony and Zach. Before anything else, check your breaker. Sometimes, that just needs to be reset, and that can solve all the problems and issues. http://www.edgeplumbinginc.com/services.html

posted @ Monday, October 13, 2014 9:23 AM by Jim Tracy

My husband and I have been living in our new apartment for a few weeks now. The kitchen cabinets are not very durable and two of them have already fallen off of the screw. If we wanted to have our cabinets replaced or remodeled who would pay for it? The cabinets were already in bad conditions when we got there so hopefully our landlord will pay for it. http://www.kitchencabinetsbathroomspa.com/Remodeling-Services-Murrysville-PA.html

posted @ Monday, October 13, 2014 4:54 PM by Zeda Jackson

No. The condo association will not pay for remodeling costs. If a condo owner would like to redo the wood flooring or renovate the bathroom they will have to come up with the money themselves. They will also need to get the permission of the condo association depending on what kind of project it is. http://naplesflooringgallery.com/

posted @ Monday, October 13, 2014 4:57 PM by Tom Stubbs

I don't think that it is fair that the condo owner remodels a house and forces the association to pay for it. They have to come to an agreement beforehand about who is going to pay for everything. That will probably change his mind about whether he'll use marble or tile for the new counters. http://tuosogno.com/products/terra-tile-marble/

posted @ Friday, October 17, 2014 2:19 PM by Edmond Vandergraff

I don't think that this sounds fair at all. They should come to an agreement beforehand to figure out who is going to pay for the remodeling project. They could both even be there at the time that the contractor gives them the estimate. http://www.desertearthandwood.com/additions.htm

posted @ Monday, October 20, 2014 2:09 PM by Tony De Azevedo

To Connie's questions, I don't think very many condo associations allow fireplaces. It could be seen as a hazard, and they like to minimize those. If you are wanting to put in a fireplace you are going to have to petition your condo association or the city depending on who made the decision. It might be too big of a hassle, though. http://www.artisanmantels.com

posted @ Tuesday, October 21, 2014 5:21 PM by Dolores Brown

Is it interior or exterior remodeling? Interior will be the responsibility of the homeowner. Usually the HOA covers external repairs, but not always. http://www.albornconstruction.com/exterior-home

posted @ Thursday, October 23, 2014 11:41 PM by Calvin James

If you plan on doing renovations you are going to need to get them approved by the condo association. I'm sure they have specific guidelines and rules you are going to need to follow. It's important to understand what you can and can't do, because you don't want to get any fines on top of what you are going to pay for renovations. http://www.vickershomeimprovements.net.au

posted @ Friday, October 24, 2014 5:38 PM by Dolores Brown

To the best of my knowledge, they only way they could get the HOW to pay was if there was damage. If there is, than definitely. I would recommend contracting the work out. It might save you some money. http://www.assuranceremodeling.com/bathrooms.html

posted @ Friday, October 24, 2014 9:48 PM by Calvin James

Remodeling should be paid for by the owner doing the remodeling. It will probably raise the value of the unit and building, but that doesn't mean the HOA has to pay for it. That would open up too much potential for exceptions. 
Jenn | http://www.fgsofcs.com/remodel-new-construction

posted @ Saturday, October 25, 2014 1:41 PM by Jennifer Davies

I don't think so. It would probably vary from CA to CA. Our CA remodeled our kitchen last year. It has really been great! http://www.lincolncabinet.com/kitchen_remodeling.html

posted @ Wednesday, November 05, 2014 9:05 PM by Calvin James

The condo association shouldn't pay for any remodeling. Unless there is a big project being done to all the condos, the individual condo owner is in charge of their own home remodeling. It would be really expensive for the condo association if they had to pay for all the remodeling. http://www.shermanwalton.com

posted @ Tuesday, November 11, 2014 4:11 PM by Tom Stubbs

The renovations your neighbor is working on don't affect you at all. The issues with the building, however, could be urgent. Either way, you're going to need a professional to come in and evaluate what needs to be done. There's no need to do everything at once, but it's important to start something now. 
| http://www.alrexdevelopments.com.au

posted @ Monday, December 01, 2014 8:27 PM by Jennifer Davies

No, I don't think they can force that's possible. The owner has to pay for it themselves. That's why it's important to hire a good home improvement business. That's the best way to ensure that your home is renovated correctly and you aren't overcharged. http://www.sidingalabama.com

posted @ Thursday, January 08, 2015 5:02 PM by Cathy

If you are remodeling in a condo you should not remove any support beams. Those are used to keep the whole building's structure sound. I would talk to a contractor and the condo association before any remodeling or home extensions starts. http://www.buildersatyourservice.com.au

posted @ Friday, January 23, 2015 9:38 AM by Dolores Brown

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