Judgment Lien vs. 留置权备忘录:社区协会收集工具中的两种电动工具

In Virginia, 当业主未能向社区协会缴纳评估费用时, 协会可以选择对业主的财产提出判决留置或留置备忘录，作为担保债务的一种手段. 留置权的好处是它附属于债务人的财产, which increases the likelihood that the secured debt will be paid. 留置权将防止财产所有人在未先偿还债务的情况下出售财产或进行再融资，以解除留置权. There are key distinctions between the two types of liens; however, both are powerful debt collections tools. 本文将简要解释每种类型的留置权的背景下的工具，社区协会收集未付的评估.

Judgment Lien 

创建判决留置权的第一步是向法院提交债务权证或投诉，并获得对财产所有者未支付评估金额的判决. If the association is successful in its suit, the court’s judgment will often include an award of attorneys’ fees, court costs, and interest. After obtaining the judgment against the property owner, the judgment does not become a judgment lien (i.e. (附属于债务人的财产)，直到判决摘要被提交给财产所在县或市的巡回法院书记员. 

判决留置权的好处之一是，协会可以向财产所有人拥有财产的任何县或市的巡回法院书记员提交判决摘要. 它不必局限于社区协会所在的县或市. Another benefit of judgment liens is that, after an association obtains a judgment for unpaid assessments, 判决的执行期限自判决之日起最长可达二十年. 除了提交一份关于不动产和个人财产的判决摘要之外, 社区协会也可以通过扣押财产所有人的工资或账户来执行判决. One of the downsides to judgment liens, however, is that judgment liens are one of the lower priority liens, and if a superior lien, such as a memorandum of lien, tax lien, or mortgage lien is foreclosed upon, it is rare that there will be money to pay toward a judgment lien, 留置权对被取消抵押品赎回权的财产的影响可能会变得毫无意义. 

Memorandum of Lien 

In contrast, 留置权备忘录可以由协会提交，而无需先上法庭, as the ability to file such liens derives from statute. 弗吉尼亚法典第55-516条规定了完善和执行财产所有者(或房主)协会留置权备忘录的要求, while Virginia Code § 79.第84条规定了完善和执行公寓业主协会留置权备忘录的要求. 只要符合完善留置权的条件, 并且在每一步都要根据法规向业主发出适当的通知, 留置权备忘录可以直接在财产所在地的县或市的土地记录中备案, creating a cloud on the property’s title until it is released. 

There are several benefits to a memorandum of lien, 包括这一点(除极少数例外)，它的优先级高于判决留置权. Also, a memorandum of lien may be foreclosed on, 并将出售的财产作为收取留置权担保的债务的手段. 提交和执行留置权备忘录也有缺点和陷阱. In order to perfect a property or homeowners association lien, 必须在首次拖欠评税后的12个月内提交. This is something to be aware of, 特别是如果协会只收取年度评估费用. 然而，成立共管公寓协会的期限甚至更短. 公寓留置权备忘录必须在评估首次拖欠后90天内提交. Further, unlike judgment liens that have a 20-year enforceability window, 留置权备忘录自记录之日起36个月后失去其可执行性, unless action has been taken to enforce the lien (e.g. initiating foreclosure proceedings). 

Best Practice Tips 

Judgment liens and memorandum of liens are not mutually exclusive. 社区协会的最佳做法是提交两种留置权，以增加付款的可能性. 首先检查管理文件和/或公寓文书也是一个很好的做法, 因为有些会有关于收债做法的规定, including additional requirements or restrictions on filing liens. 

留置权绝不是协会的收款工具中唯一的工具, but they are two powerful tools. 无论您是社区协会的董事会成员还是负责债务催收策略的协会物业经理, 确保您的社区协会充分利用这些有价值的工具. 

Kristen Jurjevich is a Pender & 经常协助社区协会进行催收工作的现金网官网律师, 包括获得拖欠会费的判决，提交留置权备忘录和止赎程序.