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IN THE COMMONWEALTH COURT OF PENNSYLVANIA Gerald W. Carlson and Dolores E. Carlson, Appellants v. Fawn Ridge Estates Homeowners' Association, Inc., Hope Doria and Fawn Ridge Estates, Inc. BEFORE: : : : : : : No. 1265 C.D. 2011 : Argued: March 12, 2012 : : : :

HONORABLE DAN PELLEGRINI, President Judge HONORABLE BERNARD L. McGINLEY, Judge (P.) HONORABLE JAMES GARDNER COLINS, Senior Judge

OPINION NOT REPORTED MEMORANDUM OPINION BY SENIOR JUDGE COLINS FILED: April 17, 2012

This matter is an action brought by plaintiffs Gerald and Dolores Carlson, a husband and wife, against their homeowners' association, Fawn Ridge Estates Homeowners' Association (HOA), and a director and officer of HOA, the developer's widow, Hope Doria (Doria). Plaintiffs appeal from orders of the Monroe County Court of Common Pleas Orphans' Court Division granting summary judgment in favor of defendants on all of plaintiffs' claims and denying exceptions.1 We affirm.
Plaintiffs' appeal of the trial court's March 7, 2011 order granting summary judgment, filed on July 7, 2011, was timely. On March 21, 2011, plaintiffs filed exceptions to the March 7, 2011 summary judgment order and the trial court's order denying the exceptions was entered June 10,
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HOA is a non-profit corporation incorporated in 1994 whose members are property owners in the Fawn Ridge Estates residential development. HOA is governed by By-Laws and a Declaration of Restrictions, Covenants and Easements. (Declaration of Restrictions, Covenants and Easements and By-Laws, admitted by Defendants' Admission

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