Stapakis

Hartford Equity and Management Corporation and its president and sole shareholder, William Stapakis, appeal from a judgment quieting title to two parking spaces in respondent Crestmar Owners Association. We affirm.

FACTS AND PROCEEDINGS

In 1977, appellant Hartford Equity and Management Corporation (Hartford) converted a building in Long Beach into condominiums. After the conversion, the homeowners association for the building’s residents, respondent Crestmar Owners Association (Crestmar), assumed management of the property’s common areas. The conditions, covenants, and restrictions governing the property (CC&R’s) obligated Hartford to transfer parking spaces in the building’s garage to anyone who bought a condominium. If any condominiums remained unsold three years after the first unit was purchased, the CC&R’s required Hartford to convey all remaining unassigned parking spaces to Crestmar. The first condominium was bought in the late 1970’s, meaning Hartford should have transferred the last of any remaining parking spaces no later than the early 1980’s. Whether intentionally or inadvertently, Hartford never deeded the building’s last two parking spaces to…