97TH GENERAL ASSEMBLY
State of Illinois
2011 and 2012
HB3057

 

Introduced 2/23/2011, by Rep. Elaine Nekritz

 

SYNOPSIS AS INTRODUCED:
 
765 ILCS 605/9  from Ch. 30, par. 309
765 ILCS 605/18.5  from Ch. 30, par. 318.5

    Amends the Condominium Property Act. Provides that the requirement that the purchaser of a condominium unit or a unit of a common interest community at a judicial foreclosure sale, other than a mortgagee, who takes possession of the unit pursuant to a court order or a purchaser who acquires title from a mortgagee has a duty to pay the unit's common expenses, unpaid by the owner, which would have become due in the absence of any assessment acceleration during the 6 months immediately preceding institution of an action to collect the owner's unpaid assessments, has, as an additional component, the following: the purchaser shall have the duty to pay the proportionate share, if any, of the common expenses for the unit which would have become due in the absence of any assessment acceleration during the period beginning 6 months after institution of an action to enforce the collection of assessments and ending when the purchaser takes possession of a condominium unit pursuant to the court order or acquires title from the mortgagee.


LRB097 09712 AJO 51268 b

 

 

A BILL FOR

 

HB3057LRB097 09712 AJO 51268 b

1    AN ACT concerning civil law.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Condominium Property Act is amended by
5changing Sections 9 and 18.5 as follows:
 
6    (765 ILCS 605/9)  (from Ch. 30, par. 309)
7    Sec. 9. Sharing of expenses - Lien for nonpayment.
8    (a) All common expenses incurred or accrued prior to the
9first conveyance of a unit shall be paid by the developer, and
10during this period no common expense assessment shall be
11payable to the association. It shall be the duty of each unit
12owner including the developer to pay his proportionate share of
13the common expenses commencing with the first conveyance. The
14proportionate share shall be in the same ratio as his
15percentage of ownership in the common elements set forth in the
16declaration.
17    (b) The condominium instruments may provide that common
18expenses for insurance premiums be assessed on a basis
19reflecting increased charges for coverage on certain units.
20    (c) Budget and reserves.
21        (1) The board of managers shall prepare and distribute
22    to all unit owners a detailed proposed annual budget,
23    setting forth with particularity all anticipated common

 

 

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1    expenses by category as well as all anticipated assessments
2    and other income. The initial budget and common expense
3    assessment based thereon shall be adopted prior to the
4    conveyance of any unit. The budget shall also set forth
5    each unit owner's proposed common expense assessment.
6        (2) All budgets adopted by a board of managers on or
7    after July 1, 1990 shall provide for reasonable reserves
8    for capital expenditures and deferred maintenance for
9    repair or replacement of the common elements. To determine
10    the amount of reserves appropriate for an association, the
11    board of managers shall take into consideration the
12    following: (i) the repair and replacement cost, and the
13    estimated useful life, of the property which the
14    association is obligated to maintain, including but not
15    limited to structural and mechanical components, surfaces
16    of the buildings and common elements, and energy systems
17    and equipment; (ii) the current and anticipated return on
18    investment of association funds; (iii) any independent
19    professional reserve study which the association may
20    obtain; (iv) the financial impact on unit owners, and the
21    market value of the condominium units, of any assessment
22    increase needed to fund reserves; and (v) the ability of
23    the association to obtain financing or refinancing.
24        (3) Notwithstanding the provisions of this subsection
25    (c), an association without a reserve requirement in its
26    condominium instruments may elect to waive in whole or in

 

 

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1    part the reserve requirements of this Section by a vote of
2    2/3 of the total votes of the association. Any association
3    having elected under this paragraph (3) to waive the
4    provisions of subsection (c) may by a vote of 2/3 of the
5    total votes of the association elect to again be governed
6    by the requirements of subsection (c).
7        (4) In the event that an association elects to waive
8    all or part of the reserve requirements of this Section,
9    that fact must be disclosed after the meeting at which the
10    waiver occurs by the association in the financial
11    statements of the association and, highlighted in bold
12    print, in the response to any request of a prospective
13    purchaser for the information prescribed under Section
14    22.1; and no member of the board of managers or the
15    managing agent of the association shall be liable, and no
16    cause of action may be brought for damages against these
17    parties, for the lack or inadequacy of reserve funds in the
18    association budget.
19    (d) (Blank).
20    (e) The condominium instruments may provide for the
21assessment, in connection with expenditures for the limited
22common elements, of only those units to which the limited
23common elements are assigned.
24    (f) Payment of any assessment shall be in amounts and at
25times determined by the board of managers.
26    (g) Lien.

 

 

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1        (1) If any unit owner shall fail or refuse to make any
2    payment of the common expenses or the amount of any unpaid
3    fine when due, the amount thereof together with any
4    interest, late charges, reasonable attorney fees incurred
5    enforcing the covenants of the condominium instruments,
6    rules and regulations of the board of managers, or any
7    applicable statute or ordinance, and costs of collections
8    shall constitute a lien on the interest of the unit owner
9    in the property prior to all other liens and encumbrances,
10    recorded or unrecorded, except only (a) taxes, special
11    assessments and special taxes theretofore or thereafter
12    levied by any political subdivision or municipal
13    corporation of this State and other State or federal taxes
14    which by law are a lien on the interest of the unit owner
15    prior to preexisting recorded encumbrances thereon and (b)
16    encumbrances on the interest of the unit owner recorded
17    prior to the date of such failure or refusal which by law
18    would be a lien thereon prior to subsequently recorded
19    encumbrances. Any action brought to extinguish the lien of
20    the association shall include the association as a party.
21        (2) With respect to encumbrances executed prior to
22    August 30, 1984 or encumbrances executed subsequent to
23    August 30, 1984 which are neither bonafide first mortgages
24    nor trust deeds and which encumbrances contain a statement
25    of a mailing address in the State of Illinois where notice
26    may be mailed to the encumbrancer thereunder, if and

 

 

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1    whenever and as often as the manager or board of managers
2    shall send, by United States certified or registered mail,
3    return receipt requested, to any such encumbrancer at the
4    mailing address set forth in the recorded encumbrance a
5    statement of the amounts and due dates of the unpaid common
6    expenses with respect to the encumbered unit, then, unless
7    otherwise provided in the declaration or bylaws, the prior
8    recorded encumbrance shall be subject to the lien of all
9    unpaid common expenses with respect to the unit which
10    become due and payable within a period of 90 days after the
11    date of mailing of each such notice.
12        (3) The purchaser of a condominium unit at a judicial
13    foreclosure sale, or a mortgagee who receives title to a
14    unit by deed in lieu of foreclosure or judgment by common
15    law strict foreclosure or otherwise takes possession
16    pursuant to court order under the Illinois Mortgage
17    Foreclosure Law, shall have the duty to pay the unit's
18    proportionate share of the common expenses for the unit
19    assessed from and after the first day of the month after
20    the date of the judicial foreclosure sale, delivery of the
21    deed in lieu of foreclosure, entry of a judgment in common
22    law strict foreclosure, or taking of possession pursuant to
23    such court order. Such payment confirms the extinguishment
24    of any lien created pursuant to paragraph (1) or (2) of
25    this subsection (g) by virtue of the failure or refusal of
26    a prior unit owner to make payment of common expenses,

 

 

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1    where the judicial foreclosure sale has been confirmed by
2    order of the court, a deed in lieu thereof has been
3    accepted by the lender, or a consent judgment has been
4    entered by the court.
5        (4) The purchaser of a condominium unit at a judicial
6    foreclosure sale, other than a mortgagee, who takes
7    possession of a condominium unit pursuant to a court order
8    or a purchaser who acquires title from a mortgagee shall
9    have the duty to pay the proportionate share, if any, of
10    the common expenses for the unit which would have become
11    due in the absence of any assessment acceleration during:
12            (A) the 6 months immediately preceding institution
13        of an action to enforce the collection of assessments;
14        and
15            (B) the period beginning 6 months after
16        institution of an action to enforce the collection of
17        assessments and ending when the purchaser takes
18        possession of a condominium unit pursuant to the court
19        order or acquires title from the mortgagee,
20    and which remain unpaid by the owner during whose
21    possession the assessments accrued. If the outstanding
22    assessments are paid at any time during any action to
23    enforce the collection of assessments, the purchaser shall
24    have no obligation to pay any assessments which accrued
25    before he or she acquired title.
26        (5) The notice of sale of a condominium unit under

 

 

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1    subsection (c) of Section 15-1507 of the Code of Civil
2    Procedure shall state that the purchaser of the unit other
3    than a mortgagee shall pay the assessments and the legal
4    fees required by subdivisions (g)(1) and (g)(4) of Section
5    9 of this Act. The statement of assessment account issued
6    by the association to a unit owner under subsection (i) of
7    Section 18 of this Act, and the disclosure statement issued
8    to a prospective purchaser under Section 22.1 of this Act,
9    shall state the amount of the assessments and the legal
10    fees, if any, required by subdivisions (g)(1) and (g)(4) of
11    Section 9 of this Act.
12    (h) A lien for common expenses shall be in favor of the
13members of the board of managers and their successors in office
14and shall be for the benefit of all other unit owners. Notice
15of the lien may be recorded by the board of managers, or if the
16developer is the manager or has a majority of seats on the
17board of managers and the manager or board of managers fails to
18do so, any unit owner may record notice of the lien. Upon the
19recording of such notice the lien may be foreclosed by an
20action brought in the name of the board of managers in the same
21manner as a mortgage of real property.
22    (i) Unless otherwise provided in the declaration, the
23members of the board of managers and their successors in
24office, acting on behalf of the other unit owners, shall have
25the power to bid on the interest so foreclosed at the
26foreclosure sale, and to acquire and hold, lease, mortgage and

 

 

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1convey it.
2    (j) Any encumbrancer may from time to time request in
3writing a written statement from the manager or board of
4managers setting forth the unpaid common expenses with respect
5to the unit covered by his encumbrance. Unless the request is
6complied with within 20 days, all unpaid common expenses which
7become due prior to the date of the making of such request
8shall be subordinate to the lien of the encumbrance. Any
9encumbrancer holding a lien on a unit may pay any unpaid common
10expenses payable with respect to the unit, and upon payment the
11encumbrancer shall have a lien on the unit for the amounts paid
12at the same rank as the lien of his encumbrance.
13    (k) Nothing in Public Act 83-1271 is intended to change the
14lien priorities of any encumbrance created prior to August 30,
151984.
16(Source: P.A. 94-1049, eff. 1-1-07.)
 
17    (765 ILCS 605/18.5)  (from Ch. 30, par. 318.5)
18    Sec. 18.5. Master Associations.
19    (a) If the declaration, other condominium instrument, or
20other duly recorded covenants provide that any of the powers of
21the unit owners associations are to be exercised by or may be
22delegated to a nonprofit corporation or unincorporated
23association that exercises those or other powers on behalf of
24one or more condominiums, or for the benefit of the unit owners
25of one or more condominiums, such corporation or association

 

 

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1shall be a master association.
2    (b) There shall be included in the declaration, other
3condominium instruments, or other duly recorded covenants
4establishing the powers and duties of the master association
5the provisions set forth in subsections (c) through (h).
6    In interpreting subsections (c) through (h), the courts
7should interpret these provisions so that they are interpreted
8consistently with the similar parallel provisions found in
9other parts of this Act.
10    (c) Meetings and finances.
11        (1) Each unit owner of a condominium subject to the
12    authority of the board of the master association shall
13    receive, at least 30 days prior to the adoption thereof by
14    the board of the master association, a copy of the proposed
15    annual budget.
16        (2) The board of the master association shall annually
17    supply to all unit owners of condominiums subject to the
18    authority of the board of the master association an
19    itemized accounting of the common expenses for the
20    preceding year actually incurred or paid, together with a
21    tabulation of the amounts collected pursuant to the budget
22    or assessment, and showing the net excess or deficit of
23    income over expenditures plus reserves.
24        (3) Each unit owner of a condominium subject to the
25    authority of the board of the master association shall
26    receive written notice mailed or delivered no less than 10

 

 

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1    and no more than 30 days prior to any meeting of the board
2    of the master association concerning the adoption of the
3    proposed annual budget or any increase in the budget, or
4    establishment of an assessment.
5        (4) Meetings of the board of the master association
6    shall be open to any unit owner in a condominium subject to
7    the authority of the board of the master association,
8    except for the portion of any meeting held:
9            (A) to discuss litigation when an action against or
10        on behalf of the particular master association has been
11        filed and is pending in a court or administrative
12        tribunal, or when the board of the master association
13        finds that such an action is probable or imminent,
14            (B) to consider information regarding appointment,
15        employment or dismissal of an employee, or
16            (C) to discuss violations of rules and regulations
17        of the master association or unpaid common expenses
18        owed to the master association.
19    Any vote on these matters shall be taken at a meeting or
20    portion thereof open to any unit owner of a condominium
21    subject to the authority of the master association.
22        Any unit owner may record the proceedings at meetings
23    required to be open by this Act by tape, film or other
24    means; the board may prescribe reasonable rules and
25    regulations to govern the right to make such recordings.
26    Notice of meetings shall be mailed or delivered at least 48

 

 

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1    hours prior thereto, unless a written waiver of such notice
2    is signed by the persons entitled to notice before the
3    meeting is convened. Copies of notices of meetings of the
4    board of the master association shall be posted in
5    entranceways, elevators, or other conspicuous places in
6    the condominium at least 48 hours prior to the meeting of
7    the board of the master association. Where there is no
8    common entranceway for 7 or more units, the board of the
9    master association may designate one or more locations in
10    the proximity of these units where the notices of meetings
11    shall be posted.
12        (5) If the declaration provides for election by unit
13    owners of members of the board of directors in the event of
14    a resale of a unit in the master association, the purchaser
15    of a unit from a seller other than the developer pursuant
16    to an installment contract for purchase shall, during such
17    times as he or she resides in the unit, be counted toward a
18    quorum for purposes of election of members of the board of
19    directors at any meeting of the unit owners called for
20    purposes of electing members of the board, and shall have
21    the right to vote for the election of members of the board
22    of directors and to be elected to and serve on the board of
23    directors unless the seller expressly retains in writing
24    any or all of those rights. In no event may the seller and
25    purchaser both be counted toward a quorum, be permitted to
26    vote for a particular office, or be elected and serve on

 

 

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1    the board. Satisfactory evidence of the installment
2    contract shall be made available to the association or its
3    agents. For purposes of this subsection, "installment
4    contract" shall have the same meaning as set forth in
5    subsection (e) of Section 1 of the Dwelling Unit
6    Installment Contract Act.
7        (6) The board of the master association shall have the
8    authority to establish and maintain a system of master
9    metering of public utility services and to collect payments
10    in connection therewith, subject to the requirements of the
11    Tenant Utility Payment Disclosure Act.
12        (7) The board of the master association or a common
13    interest community association shall have the power, after
14    notice and an opportunity to be heard, to levy and collect
15    reasonable fines from members for violations of the
16    declaration, bylaws, and rules and regulations of the
17    master association or the common interest community
18    association. Nothing contained in this subdivision (7)
19    shall give rise to a statutory lien for unpaid fines.
20        (8) Other than attorney's fees, no fees pertaining to
21    the collection of a unit owner's financial obligation to
22    the Association, including fees charged by a manager or
23    managing agent, shall be added to and deemed a part of an
24    owner's respective share of the common expenses unless: (i)
25    the managing agent fees relate to the costs to collect
26    common expenses for the Association; (ii) the fees are set

 

 

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1    forth in a contract between the managing agent and the
2    Association; and (iii) the authority to add the management
3    fees to an owner's respective share of the common expenses
4    is specifically stated in the declaration or bylaws of the
5    Association.
6    (d) Records.
7        (1) The board of the master association shall maintain
8    the following records of the association and make them
9    available for examination and copying at convenient hours
10    of weekdays by any unit owners in a condominium subject to
11    the authority of the board or their mortgagees and their
12    duly authorized agents or attorneys:
13            (i) Copies of the recorded declaration, other
14        condominium instruments, other duly recorded covenants
15        and bylaws and any amendments, articles of
16        incorporation of the master association, annual
17        reports and any rules and regulations adopted by the
18        master association or its board shall be available.
19        Prior to the organization of the master association,
20        the developer shall maintain and make available the
21        records set forth in this subdivision (d)(1) for
22        examination and copying.
23            (ii) Detailed and accurate records in
24        chronological order of the receipts and expenditures
25        affecting the common areas, specifying and itemizing
26        the maintenance and repair expenses of the common areas

 

 

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1        and any other expenses incurred, and copies of all
2        contracts, leases, or other agreements entered into by
3        the master association, shall be maintained.
4            (iii) The minutes of all meetings of the master
5        association and the board of the master association
6        shall be maintained for not less than 7 years.
7            (iv) Ballots and proxies related thereto, if any,
8        for any election held for the board of the master
9        association and for any other matters voted on by the
10        unit owners shall be maintained for not less than one
11        year.
12            (v) Such other records of the master association as
13        are available for inspection by members of a
14        not-for-profit corporation pursuant to Section 107.75
15        of the General Not For Profit Corporation Act of 1986
16        shall be maintained.
17            (vi) With respect to units owned by a land trust,
18        if a trustee designates in writing a person to cast
19        votes on behalf of the unit owner, the designation
20        shall remain in effect until a subsequent document is
21        filed with the association.
22        (2) Where a request for records under this subsection
23    is made in writing to the board of managers or its agent,
24    failure to provide the requested record or to respond
25    within 30 days shall be deemed a denial by the board of
26    directors.

 

 

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1        (3) A reasonable fee may be charged by the master
2    association or its board for the cost of copying.
3        (4) If the board of directors fails to provide records
4    properly requested under subdivision (d)(1) within the
5    time period provided in subdivision (d)(2), the unit owner
6    may seek appropriate relief, including an award of
7    attorney's fees and costs.
8    (e) The board of directors shall have standing and capacity
9to act in a representative capacity in relation to matters
10involving the common areas of the master association or more
11than one unit, on behalf of the unit owners as their interests
12may appear.
13    (f) Administration of property prior to election of the
14initial board of directors.
15        (1) Until the election, by the unit owners or the
16    boards of managers of the underlying condominium
17    associations, of the initial board of directors of a master
18    association whose declaration is recorded on or after
19    August 10, 1990, the same rights, titles, powers,
20    privileges, trusts, duties and obligations that are vested
21    in or imposed upon the board of directors by this Act or in
22    the declaration or other duly recorded covenant shall be
23    held and performed by the developer.
24        (2) The election of the initial board of directors of a
25    master association whose declaration is recorded on or
26    after August 10, 1990, by the unit owners or the boards of

 

 

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1    managers of the underlying condominium associations, shall
2    be held not later than 60 days after the conveyance by the
3    developer of 75% of the units, or 3 years after the
4    recording of the declaration, whichever is earlier. The
5    developer shall give at least 21 days notice of the meeting
6    to elect the initial board of directors and shall upon
7    request provide to any unit owner, within 3 working days of
8    the request, the names, addresses, and weighted vote of
9    each unit owner entitled to vote at the meeting. Any unit
10    owner shall upon receipt of the request be provided with
11    the same information, within 10 days of the request, with
12    respect to each subsequent meeting to elect members of the
13    board of directors.
14        (3) If the initial board of directors of a master
15    association whose declaration is recorded on or after
16    August 10, 1990 is not elected by the unit owners or the
17    members of the underlying condominium association board of
18    managers at the time established in subdivision (f)(2), the
19    developer shall continue in office for a period of 30 days,
20    whereupon written notice of his resignation shall be sent
21    to all of the unit owners or members of the underlying
22    condominium board of managers entitled to vote at an
23    election for members of the board of directors.
24        (4) Within 60 days following the election of a majority
25    of the board of directors, other than the developer, by
26    unit owners, the developer shall deliver to the board of

 

 

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1    directors:
2            (i) All original documents as recorded or filed
3        pertaining to the property, its administration, and
4        the association, such as the declaration, articles of
5        incorporation, other instruments, annual reports,
6        minutes, rules and regulations, and contracts, leases,
7        or other agreements entered into by the association. If
8        any original documents are unavailable, a copy may be
9        provided if certified by affidavit of the developer, or
10        an officer or agent of the developer, as being a
11        complete copy of the actual document recorded or filed.
12            (ii) A detailed accounting by the developer,
13        setting forth the source and nature of receipts and
14        expenditures in connection with the management,
15        maintenance and operation of the property, copies of
16        all insurance policies, and a list of any loans or
17        advances to the association which are outstanding.
18            (iii) Association funds, which shall have been at
19        all times segregated from any other moneys of the
20        developer.
21            (iv) A schedule of all real or personal property,
22        equipment and fixtures belonging to the association,
23        including documents transferring the property,
24        warranties, if any, for all real and personal property
25        and equipment, deeds, title insurance policies, and
26        all tax bills.

 

 

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1            (v) A list of all litigation, administrative
2        action and arbitrations involving the association, any
3        notices of governmental bodies involving actions taken
4        or which may be taken concerning the association,
5        engineering and architectural drawings and
6        specifications as approved by any governmental
7        authority, all other documents filed with any other
8        governmental authority, all governmental certificates,
9        correspondence involving enforcement of any
10        association requirements, copies of any documents
11        relating to disputes involving unit owners, and
12        originals of all documents relating to everything
13        listed in this subparagraph.
14            (vi) If the developer fails to fully comply with
15        this paragraph (4) within the 60 days provided and
16        fails to fully comply within 10 days of written demand
17        mailed by registered or certified mail to his or her
18        last known address, the board may bring an action to
19        compel compliance with this paragraph (4). If the court
20        finds that any of the required deliveries were not made
21        within the required period, the board shall be entitled
22        to recover its reasonable attorneys' fees and costs
23        incurred from and after the date of expiration of the
24        10 day demand.
25        (5) With respect to any master association whose
26    declaration is recorded on or after August 10, 1990, any

 

 

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1    contract, lease, or other agreement made prior to the
2    election of a majority of the board of directors other than
3    the developer by or on behalf of unit owners or underlying
4    condominium associations, the association or the board of
5    directors, which extends for a period of more than 2 years
6    from the recording of the declaration, shall be subject to
7    cancellation by more than 1/2 of the votes of the unit
8    owners, other than the developer, cast at a special meeting
9    of members called for that purpose during a period of 90
10    days prior to the expiration of the 2 year period if the
11    board of managers is elected by the unit owners, otherwise
12    by more than 1/2 of the underlying condominium board of
13    managers. At least 60 days prior to the expiration of the 2
14    year period, the board of directors, or, if the board is
15    still under developer control, then the board of managers
16    or the developer shall send notice to every unit owner or
17    underlying condominium board of managers, notifying them
18    of this provision, of what contracts, leases and other
19    agreements are affected, and of the procedure for calling a
20    meeting of the unit owners or for action by the underlying
21    condominium board of managers for the purpose of acting to
22    terminate such contracts, leases or other agreements.
23    During the 90 day period the other party to the contract,
24    lease, or other agreement shall also have the right of
25    cancellation.
26        (6) The statute of limitations for any actions in law

 

 

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1    or equity which the master association may bring shall not
2    begin to run until the unit owners or underlying
3    condominium board of managers have elected a majority of
4    the members of the board of directors.
5    (g) In the event of any resale of a unit in a master
6association by a unit owner other than the developer, the owner
7shall obtain from the board of directors and shall make
8available for inspection to the prospective purchaser, upon
9demand, the following:
10        (1) A copy of the declaration, other instruments and
11    any rules and regulations.
12        (2) A statement of any liens, including a statement of
13    the account of the unit setting forth the amounts of unpaid
14    assessments and other charges due and owing.
15        (3) A statement of any capital expenditures
16    anticipated by the association within the current or
17    succeeding 2 fiscal years.
18        (4) A statement of the status and amount of any reserve
19    for replacement fund and any portion of such fund earmarked
20    for any specified project by the board of directors.
21        (5) A copy of the statement of financial condition of
22    the association for the last fiscal year for which such a
23    statement is available.
24        (6) A statement of the status of any pending suits or
25    judgments in which the association is a party.
26        (7) A statement setting forth what insurance coverage

 

 

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1    is provided for all unit owners by the association.
2        (8) A statement that any improvements or alterations
3    made to the unit, or any part of the common areas assigned
4    thereto, by the prior unit owner are in good faith believed
5    to be in compliance with the declaration of the master
6    association.
7    The principal officer of the unit owner's association or
8such other officer as is specifically designated shall furnish
9the above information when requested to do so in writing,
10within 30 days of receiving the request.
11    A reasonable fee covering the direct out-of-pocket cost of
12copying and providing such information may be charged by the
13association or its board of directors to the unit seller for
14providing the information.
15    (g-1) The purchaser of a unit of a common interest
16community at a judicial foreclosure sale, other than a
17mortgagee, who takes possession of a unit of a common interest
18community pursuant to a court order or a purchaser who acquires
19title from a mortgagee shall have the duty to pay the
20proportionate share, if any, of the common expenses for the
21unit that would have become due in the absence of any
22assessment acceleration during:
23        (1) the 6 months immediately preceding institution of
24    an action to enforce the collection of assessments; and
25        (2) the period beginning 6 months after institution of
26    an action to enforce the collection of assessments and

 

 

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1    ending when the purchaser takes possession of a condominium
2    unit pursuant to the court order or acquires title from the
3    mortgagee,
4and that remain unpaid by the owner during whose possession the
5assessments accrued. If the outstanding assessments are paid at
6any time during any action to enforce the collection of
7assessments, the purchaser shall have no obligation to pay any
8assessments that accrued before he or she acquired title. The
9notice of sale of a unit of a common interest community under
10subsection (c) of Section 15-1507 of the Code of Civil
11Procedure shall state that the purchaser of the unit other than
12a mortgagee shall pay the assessments required by this
13subsection (g-1).
14    (h) Errors and omissions.
15        (1) If there is an omission or error in the declaration
16    or other instrument of the master association, the master
17    association may correct the error or omission by an
18    amendment to the declaration or other instrument, as may be
19    required to conform it to this Act, to any other applicable
20    statute, or to the declaration. The amendment shall be
21    adopted by vote of two-thirds of the members of the board
22    of directors or by a majority vote of the unit owners at a
23    meeting called for that purpose, unless the Act or the
24    declaration of the master association specifically
25    provides for greater percentages or different procedures.
26        (2) If, through a scrivener's error, a unit has not

 

 

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1    been designated as owning an appropriate undivided share of
2    the common areas or does not bear an appropriate share of
3    the common expenses, or if all of the common expenses or
4    all of the common elements in the condominium have not been
5    distributed in the declaration, so that the sum total of
6    the shares of common areas which have been distributed or
7    the sum total of the shares of the common expenses fail to
8    equal 100%, or if it appears that more than 100% of the
9    common elements or common expenses have been distributed,
10    the error may be corrected by operation of law by filing an
11    amendment to the declaration, approved by vote of
12    two-thirds of the members of the board of directors or a
13    majority vote of the unit owners at a meeting called for
14    that purpose, which proportionately adjusts all percentage
15    interests so that the total is equal to 100%, unless the
16    declaration specifically provides for a different
17    procedure or different percentage vote by the owners of the
18    units and the owners of mortgages thereon affected by
19    modification being made in the undivided interest in the
20    common areas, the number of votes in the unit owners
21    association or the liability for common expenses
22    appertaining to the unit.
23        (3) If an omission or error or a scrivener's error in
24    the declaration or other instrument is corrected by vote of
25    two-thirds of the members of the board of directors
26    pursuant to the authority established in subdivisions

 

 

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1    (h)(1) or (h)(2) of this Section, the board, upon written
2    petition by unit owners with 20% of the votes of the
3    association or resolutions adopted by the board of managers
4    or board of directors of the condominium and common
5    interest community associations which select 20% of the
6    members of the board of directors of the master
7    association, whichever is applicable, received within 30
8    days of the board action, shall call a meeting of the unit
9    owners or the boards of the condominium and common interest
10    community associations which select members of the board of
11    directors of the master association within 30 days of the
12    filing of the petition or receipt of the condominium and
13    common interest community association resolution to
14    consider the board action. Unless a majority of the votes
15    of the unit owners of the association are cast at the
16    meeting to reject the action, or board of managers or board
17    of directors of condominium and common interest community
18    associations which select over 50% of the members of the
19    board of the master association adopt resolutions prior to
20    the meeting rejecting the action of the board of directors
21    of the master association, it is ratified whether or not a
22    quorum is present.
23        (4) The procedures for amendments set forth in this
24    subsection (h) cannot be used if such an amendment would
25    materially or adversely affect property rights of the unit
26    owners unless the affected unit owners consent in writing.

 

 

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1    This Section does not restrict the powers of the
2    association to otherwise amend the declaration, bylaws, or
3    other condominium instruments, but authorizes a simple
4    process of amendment requiring a lesser vote for the
5    purpose of correcting defects, errors, or omissions when
6    the property rights of the unit owners are not materially
7    or adversely affected.
8        (5) If there is an omission or error in the declaration
9    or other instruments that may not be corrected by an
10    amendment procedure set forth in subdivision (h)(1) or
11    (h)(2) of this Section, then the circuit court in the
12    county in which the master association is located shall
13    have jurisdiction to hear a petition of one or more of the
14    unit owners thereon or of the association, to correct the
15    error or omission, and the action may be a class action.
16    The court may require that one or more methods of
17    correcting the error or omission be submitted to the unit
18    owners to determine the most acceptable correction. All
19    unit owners in the association must be joined as parties to
20    the action. Service of process on owners may be by
21    publication, but the plaintiff shall furnish all unit
22    owners not personally served with process with copies of
23    the petition and final judgment of the court by certified
24    mail, return receipt requested, at their last known
25    address.
26        (6) Nothing contained in this Section shall be

 

 

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1    construed to invalidate any provision of a declaration
2    authorizing the developer to amend an instrument prior to
3    the latest date on which the initial membership meeting of
4    the unit owners must be held, whether or not it has
5    actually been held, to bring the instrument into compliance
6    with the legal requirements of the Federal National
7    Mortgage Association, the Federal Home Loan Mortgage
8    Corporation, the Federal Housing Administration, the
9    United States Veterans Administration or their respective
10    successors and assigns.
11    (i) The provisions of subsections (c) through (h) are
12applicable to all declarations, other condominium instruments,
13and other duly recorded covenants establishing the powers and
14duties of the master association recorded under this Act. Any
15portion of a declaration, other condominium instrument, or
16other duly recorded covenant establishing the powers and duties
17of a master association which contains provisions contrary to
18the provisions of subsection (c) through (h) shall be void as
19against public policy and ineffective. Any declaration, other
20condominium instrument, or other duly recorded covenant
21establishing the powers and duties of the master association
22which fails to contain the provisions required by subsections
23(c) through (h) shall be deemed to incorporate such provisions
24by operation of law.
25    (j) The provisions of subsections (c) through (h) are
26applicable to all common interest community associations and

 

 

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1their unit owners for common interest community associations
2which are subject to the provisions of Section 9-102(a)(8) of
3the Code of Civil Procedure. For purposes of this subsection,
4the terms "common interest community" and "unit owners" shall
5have the same meaning as set forth in Section 9-102(c) of the
6Code of Civil Procedure.
7(Source: P.A. 96-1045, eff. 7-14-10.)