100TH GENERAL ASSEMBLY
State of Illinois
2017 and 2018
HB2400

 

Introduced , by Rep. Elaine Nekritz

 

SYNOPSIS AS INTRODUCED:
 
765 ILCS 160/1-25
765 ILCS 605/18  from Ch. 30, par. 318

    Amends the Common Interest Community Association Act. Provides that all voting by the members of a common interest community association shall be on a non-cumulative basis. Amends the Condominium Property Act. Provides that the bylaws shall provide that voting shall be on a non-cumulative basis.


LRB100 06985 HEP 17038 b

 

 

A BILL FOR

 

HB2400LRB100 06985 HEP 17038 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 Common Interest Community Association Act is
5amended by changing Section 1-25 as follows:
 
6    (765 ILCS 160/1-25)
7    Sec. 1-25. Board of managers, board of directors, duties,
8elections, and voting.
9    (a) Elections shall be held in accordance with the
10community instruments, provided that an election shall be held
11no less frequently than once every 24 months, for the board of
12managers or board of directors from among the membership of a
13common interest community association.
14    (b) (Blank).
15    (c) The members of the board shall serve without
16compensation, unless the community instruments indicate
17otherwise.
18    (d) No member of the board or officer shall be elected for
19a term of more than 4 years, but officers and board members may
20succeed themselves.
21    (e) If there is a vacancy on the board, the remaining
22members of the board may fill the vacancy by a two-thirds vote
23of the remaining board members until the next annual meeting of

 

 

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1the membership or until members holding 20% of the votes of the
2association request a meeting of the members to fill the
3vacancy for the balance of the term. A meeting of the members
4shall be called for purposes of filling a vacancy on the board
5no later than 30 days following the filing of a petition signed
6by membership holding 20% of the votes of the association
7requesting such a meeting.
8    (f) There shall be an election of a:
9        (1) president from among the members of the board, who
10    shall preside over the meetings of the board and of the
11    membership;
12        (2) secretary from among the members of the board, who
13    shall keep the minutes of all meetings of the board and of
14    the membership and who shall, in general, perform all the
15    duties incident to the office of secretary; and
16        (3) treasurer from among the members of the board, who
17    shall keep the financial records and books of account.
18    (g) If no election is held to elect board members within
19the time period specified in the bylaws, or within a reasonable
20amount of time thereafter not to exceed 90 days, then 20% of
21the members may bring an action to compel compliance with the
22election requirements specified in the bylaws or operating
23agreement. If the court finds that an election was not held to
24elect members of the board within the required period due to
25the bad faith acts or omissions of the board of managers or the
26board of directors, the members shall be entitled to recover

 

 

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1their reasonable attorney's fees and costs from the
2association. If the relevant notice requirements have been met
3and an election is not held solely due to a lack of a quorum,
4then this subsection (g) does not apply.
5    (h) Where there is more than one owner of a unit and there
6is only one member vote associated with that unit, if only one
7of the multiple owners is present at a meeting of the
8membership, he or she is entitled to cast the member vote
9associated with that unit.
10    (h-5) A member may vote:
11        (1) by proxy executed in writing by the member or by
12    his or her duly authorized attorney in fact, provided,
13    however, that the proxy bears the date of execution. Unless
14    the community instruments or the written proxy itself
15    provide otherwise, proxies will not be valid for more than
16    11 months after the date of its execution; or
17        (2) by submitting an association-issued ballot in
18    person at the election meeting; or
19        (3) by submitting an association-issued ballot to the
20    association or its designated agent by mail or other means
21    of delivery specified in the declaration or bylaws; or
22        (4) by any electronic or acceptable technological
23    means.
24    Votes cast under any paragraph of this subsection (h-5) are
25valid for the purpose of establishing a quorum.
26    (i) The association may, upon adoption of the appropriate

 

 

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1rules by the board, conduct elections by electronic or
2acceptable technological means. Members may not vote by proxy
3in board elections. Instructions regarding the use of
4electronic means or acceptable technological means for voting
5shall be distributed to all members not less than 10 and not
6more than 30 days before the election meeting. The instruction
7notice must include the names of all candidates who have given
8the board or its authorized agent timely written notice of
9their candidacy and must give the person voting through
10electronic or acceptable technological means the opportunity
11to cast votes for candidates whose names do not appear on the
12ballot. The board rules shall provide and the instructions
13provided to the member shall state that a member who submits a
14vote using electronic or acceptable technological means may
15request and cast a ballot in person at the election meeting,
16and thereby void any vote previously submitted by that member.
17    (j) Upon proof of purchase, the purchaser of a unit from a
18seller other than the developer pursuant to an installment
19contract for purchase shall, during such times as he or she
20resides in the unit, be counted toward a quorum for purposes of
21election of members of the board at any meeting of the
22membership called for purposes of electing members of the
23board, shall have the right to vote for the members of the
24board of the common interest community association and to be
25elected to and serve on the board unless the seller expressly
26retains in writing any or all of such rights.

 

 

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1    (k) All voting by the members of a common interest
2community association shall be on a non-cumulative basis.
3(Source: P.A. 98-1042, eff. 1-1-15; 99-41, eff. 7-14-15.)
 
4    Section 10. The Condominium Property Act is amended by
5changing Section 18 as follows:
 
6    (765 ILCS 605/18)  (from Ch. 30, par. 318)
7    Sec. 18. Contents of bylaws. The bylaws shall provide for
8at least the following:
9        (a)(1) The election from among the unit owners of a
10    board of managers, the number of persons constituting such
11    board, and that the terms of at least one-third of the
12    members of the board shall expire annually and that all
13    members of the board shall be elected at large; if there
14    are multiple owners of a single unit, only one of the
15    multiple owners shall be eligible to serve as a member of
16    the board at any one time;
17        (2) the powers and duties of the board;
18        (3) the compensation, if any, of the members of the
19    board;
20        (4) the method of removal from office of members of the
21    board;
22        (5) that the board may engage the services of a manager
23    or managing agent;
24        (6) that each unit owner shall receive, at least 25

 

 

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1    days prior to the adoption thereof by the board of
2    managers, a copy of the proposed annual budget together
3    with an indication of which portions are intended for
4    reserves, capital expenditures or repairs or payment of
5    real estate taxes;
6        (7) that the board of managers shall annually supply to
7    all unit owners an itemized accounting of the common
8    expenses for the preceding year actually incurred or paid,
9    together with an indication of which portions were for
10    reserves, capital expenditures or repairs or payment of
11    real estate taxes and with a tabulation of the amounts
12    collected pursuant to the budget or assessment, and showing
13    the net excess or deficit of income over expenditures plus
14    reserves;
15        (8)(i) that each unit owner shall receive notice, in
16    the same manner as is provided in this Act for membership
17    meetings, of any meeting of the board of managers
18    concerning the adoption of the proposed annual budget and
19    regular assessments pursuant thereto or to adopt a separate
20    (special) assessment, (ii) that except as provided in
21    subsection (iv) below, if an adopted budget or any separate
22    assessment adopted by the board would result in the sum of
23    all regular and separate assessments payable in the current
24    fiscal year exceeding 115% of the sum of all regular and
25    separate assessments payable during the preceding fiscal
26    year, the board of managers, upon written petition by unit

 

 

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1    owners with 20 percent of the votes of the association
2    delivered to the board within 14 days of the board action,
3    shall call a meeting of the unit owners within 30 days of
4    the date of delivery of the petition to consider the budget
5    or separate assessment; unless a majority of the total
6    votes of the unit owners are cast at the meeting to reject
7    the budget or separate assessment, it is ratified, (iii)
8    that any common expense not set forth in the budget or any
9    increase in assessments over the amount adopted in the
10    budget shall be separately assessed against all unit
11    owners, (iv) that separate assessments for expenditures
12    relating to emergencies or mandated by law may be adopted
13    by the board of managers without being subject to unit
14    owner approval or the provisions of item (ii) above or item
15    (v) below. As used herein, "emergency" means an immediate
16    danger to the structural integrity of the common elements
17    or to the life, health, safety or property of the unit
18    owners, (v) that assessments for additions and alterations
19    to the common elements or to association-owned property not
20    included in the adopted annual budget, shall be separately
21    assessed and are subject to approval of two-thirds of the
22    total votes of all unit owners, (vi) that the board of
23    managers may adopt separate assessments payable over more
24    than one fiscal year. With respect to multi-year
25    assessments not governed by items (iv) and (v), the entire
26    amount of the multi-year assessment shall be deemed

 

 

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1    considered and authorized in the first fiscal year in which
2    the assessment is approved;
3        (9)(A) that every meeting of the board of managers
4    shall be open to any unit owner, except that the board may
5    close any portion of a noticed meeting or meet separately
6    from a noticed meeting to: (i) discuss litigation when an
7    action against or on behalf of the particular association
8    has been filed and is pending in a court or administrative
9    tribunal, or when the board of managers finds that such an
10    action is probable or imminent, (ii) discuss the
11    appointment, employment, engagement, or dismissal of an
12    employee, independent contractor, agent, or other provider
13    of goods and services, (iii) interview a potential
14    employee, independent contractor, agent, or other provider
15    of goods and services, (iv) discuss violations of rules and
16    regulations of the association, (v) discuss a unit owner's
17    unpaid share of common expenses, or (vi) consult with the
18    association's legal counsel; that any vote on these matters
19    shall take place at a meeting of the board of managers or
20    portion thereof open to any unit owner;
21        (B) that board members may participate in and act at
22    any meeting of the board of managers in person, by
23    telephonic means, or by use of any acceptable technological
24    means whereby all persons participating in the meeting can
25    communicate with each other; that participation
26    constitutes attendance and presence in person at the

 

 

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1    meeting;
2        (C) that any unit owner may record the proceedings at
3    meetings of the board of managers or portions thereof
4    required to be open by this Act by tape, film or other
5    means, and that the board may prescribe reasonable rules
6    and regulations to govern the right to make such
7    recordings;
8        (D) that notice of every meeting of the board of
9    managers shall be given to every board member at least 48
10    hours prior thereto, unless the board member waives notice
11    of the meeting pursuant to subsection (a) of Section 18.8;
12    and
13        (E) that notice of every meeting of the board of
14    managers shall be posted in entranceways, elevators, or
15    other conspicuous places in the condominium at least 48
16    hours prior to the meeting of the board of managers except
17    where there is no common entranceway for 7 or more units,
18    the board of managers may designate one or more locations
19    in the proximity of these units where the notices of
20    meetings shall be posted; that notice of every meeting of
21    the board of managers shall also be given at least 48 hours
22    prior to the meeting, or such longer notice as this Act may
23    separately require, to: (i) each unit owner who has
24    provided the association with written authorization to
25    conduct business by acceptable technological means, and
26    (ii) to the extent that the condominium instruments of an

 

 

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1    association require, to each other unit owner, as required
2    by subsection (f) of Section 18.8, by mail or delivery, and
3    that no other notice of a meeting of the board of managers
4    need be given to any unit owner;
5        (10) that the board shall meet at least 4 times
6    annually;
7        (11) that no member of the board or officer shall be
8    elected for a term of more than 2 years, but that officers
9    and board members may succeed themselves;
10        (12) the designation of an officer to mail and receive
11    all notices and execute amendments to condominium
12    instruments as provided for in this Act and in the
13    condominium instruments;
14        (13) the method of filling vacancies on the board which
15    shall include authority for the remaining members of the
16    board to fill the vacancy by two-thirds vote until the next
17    annual meeting of unit owners or for a period terminating
18    no later than 30 days following the filing of a petition
19    signed by unit owners holding 20% of the votes of the
20    association requesting a meeting of the unit owners to fill
21    the vacancy for the balance of the term, and that a meeting
22    of the unit owners shall be called for purposes of filling
23    a vacancy on the board no later than 30 days following the
24    filing of a petition signed by unit owners holding 20% of
25    the votes of the association requesting such a meeting, and
26    the method of filling vacancies among the officers that

 

 

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1    shall include the authority for the members of the board to
2    fill the vacancy for the unexpired portion of the term;
3        (14) what percentage of the board of managers, if other
4    than a majority, shall constitute a quorum;
5        (15) provisions concerning notice of board meetings to
6    members of the board;
7        (16) the board of managers may not enter into a
8    contract with a current board member or with a corporation
9    or partnership in which a board member or a member of the
10    board member's immediate family has 25% or more interest,
11    unless notice of intent to enter the contract is given to
12    unit owners within 20 days after a decision is made to
13    enter into the contract and the unit owners are afforded an
14    opportunity by filing a petition, signed by 20% of the unit
15    owners, for an election to approve or disapprove the
16    contract; such petition shall be filed within 20 days after
17    such notice and such election shall be held within 30 days
18    after filing the petition; for purposes of this subsection,
19    a board member's immediate family means the board member's
20    spouse, parents, and children;
21        (17) that the board of managers may disseminate to unit
22    owners biographical and background information about
23    candidates for election to the board if (i) reasonable
24    efforts to identify all candidates are made and all
25    candidates are given an opportunity to include
26    biographical and background information in the information

 

 

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1    to be disseminated; and (ii) the board does not express a
2    preference in favor of any candidate;
3        (18) any proxy distributed for board elections by the
4    board of managers gives unit owners the opportunity to
5    designate any person as the proxy holder, and gives the
6    unit owner the opportunity to express a preference for any
7    of the known candidates for the board or to write in a
8    name;
9        (19) that special meetings of the board of managers can
10    be called by the president or 25% of the members of the
11    board;
12        (20) that the board of managers may establish and
13    maintain a system of master metering of public utility
14    services and collect payments in connection therewith,
15    subject to the requirements of the Tenant Utility Payment
16    Disclosure Act; and
17        (21) that the board may ratify and confirm actions of
18    the members of the board taken in response to an emergency,
19    as that term is defined in subdivision (a)(8)(iv) of this
20    Section; that the board shall give notice to the unit
21    owners of: (i) the occurrence of the emergency event within
22    7 business days after the emergency event, and (ii) the
23    general description of the actions taken to address the
24    event within 7 days after the emergency event.
25        The intent of the provisions of Public Act 99-472
26    adding this paragraph (21) is to empower and support boards

 

 

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1    to act in emergencies.
2        (b)(1) What percentage of the unit owners, if other
3    than 20%, shall constitute a quorum provided that, for
4    condominiums with 20 or more units, the percentage of unit
5    owners constituting a quorum shall be 20% unless the unit
6    owners holding a majority of the percentage interest in the
7    association provide for a higher percentage, provided that
8    in voting on amendments to the association's bylaws, a unit
9    owner who is in arrears on the unit owner's regular or
10    separate assessments for 60 days or more, shall not be
11    counted for purposes of determining if a quorum is present,
12    but that unit owner retains the right to vote on amendments
13    to the association's bylaws;
14        (2) that the association shall have one class of
15    membership;
16        (3) that the members shall hold an annual meeting, one
17    of the purposes of which shall be to elect members of the
18    board of managers;
19        (4) the method of calling meetings of the unit owners;
20        (5) that special meetings of the members can be called
21    by the president, board of managers, or by 20% of unit
22    owners;
23        (6) that written notice of any membership meeting shall
24    be mailed or delivered giving members no less than 10 and
25    no more than 30 days notice of the time, place and purpose
26    of such meeting except that notice may be sent, to the

 

 

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1    extent the condominium instruments or rules adopted
2    thereunder expressly so provide, by electronic
3    transmission consented to by the unit owner to whom the
4    notice is given, provided the director and officer or his
5    agent certifies in writing to the delivery by electronic
6    transmission;
7        (7) that voting shall be on a non-cumulative percentage
8    basis, and that the percentage vote to which each unit is
9    entitled is the percentage interest of the undivided
10    ownership of the common elements appurtenant thereto,
11    provided that the bylaws may provide for approval by unit
12    owners in connection with matters where the requisite
13    approval on a percentage basis is not specified in this
14    Act, on the basis of non-cumulative one vote per unit;
15        (8) that, where there is more than one owner of a unit,
16    if only one of the multiple owners is present at a meeting
17    of the association, he is entitled to cast all the votes
18    allocated to that unit, if more than one of the multiple
19    owners are present, the votes allocated to that unit may be
20    cast only in accordance with the agreement of a majority in
21    interest of the multiple owners, unless the declaration
22    expressly provides otherwise, that there is majority
23    agreement if any one of the multiple owners cast the votes
24    allocated to that unit without protest being made promptly
25    to the person presiding over the meeting by any of the
26    other owners of the unit;

 

 

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1        (9)(A) except as provided in subparagraph (B) of this
2    paragraph (9) in connection with board elections, that a
3    unit owner may vote by proxy executed in writing by the
4    unit owner or by his duly authorized attorney in fact; that
5    the proxy must bear the date of execution and, unless the
6    condominium instruments or the written proxy itself
7    provide otherwise, is invalid after 11 months from the date
8    of its execution; to the extent the condominium instruments
9    or rules adopted thereunder expressly so provide, a vote or
10    proxy may be submitted by electronic transmission,
11    provided that any such electronic transmission shall
12    either set forth or be submitted with information from
13    which it can be determined that the electronic transmission
14    was authorized by the unit owner or the unit owner's proxy;
15        (B) that if a rule adopted at least 120 days before a
16    board election or the declaration or bylaws provide for
17    balloting as set forth in this subsection, unit owners may
18    not vote by proxy in board elections, but may vote only (i)
19    by submitting an association-issued ballot in person at the
20    election meeting or (ii) by submitting an
21    association-issued ballot to the association or its
22    designated agent by mail or other means of delivery
23    specified in the declaration, bylaws, or rule; that the
24    ballots shall be mailed or otherwise distributed to unit
25    owners not less than 10 and not more than 30 days before
26    the election meeting, and the board shall give unit owners

 

 

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1    not less than 21 days' prior written notice of the deadline
2    for inclusion of a candidate's name on the ballots; that
3    the deadline shall be no more than 7 days before the
4    ballots are mailed or otherwise distributed to unit owners;
5    that every such ballot must include the names of all
6    candidates who have given the board or its authorized agent
7    timely written notice of their candidacy and must give the
8    person casting the ballot the opportunity to cast votes for
9    candidates whose names do not appear on the ballot; that a
10    ballot received by the association or its designated agent
11    after the close of voting shall not be counted; that a unit
12    owner who submits a ballot by mail or other means of
13    delivery specified in the declaration, bylaws, or rule may
14    request and cast a ballot in person at the election
15    meeting, and thereby void any ballot previously submitted
16    by that unit owner;
17        (B-5) that if a rule adopted at least 120 days before a
18    board election or the declaration or bylaws provide for
19    balloting as set forth in this subparagraph, unit owners
20    may not vote by proxy in board elections, but may vote only
21    (i) by submitting an association-issued ballot in person at
22    the election meeting; or (ii) by any acceptable
23    technological means as defined in Section 2 of this Act;
24    instructions regarding the use of electronic means for
25    voting shall be distributed to all unit owners not less
26    than 10 and not more than 30 days before the election

 

 

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1    meeting, and the board shall give unit owners not less than
2    21 days' prior written notice of the deadline for inclusion
3    of a candidate's name on the ballots; the deadline shall be
4    no more than 7 days before the instructions for voting
5    using electronic or acceptable technological means is
6    distributed to unit owners; every instruction notice must
7    include the names of all candidates who have given the
8    board or its authorized agent timely written notice of
9    their candidacy and must give the person voting through
10    electronic or acceptable technological means the
11    opportunity to cast votes for candidates whose names do not
12    appear on the ballot; a unit owner who submits a vote using
13    electronic or acceptable technological means may request
14    and cast a ballot in person at the election meeting,
15    thereby voiding any vote previously submitted by that unit
16    owner;
17        (C) that if a written petition by unit owners with at
18    least 20% of the votes of the association is delivered to
19    the board within 14 days after the board's approval of a
20    rule adopted pursuant to subparagraph (B) or subparagraph
21    (B-5) of this paragraph (9), the board shall call a meeting
22    of the unit owners within 30 days after the date of
23    delivery of the petition; that unless a majority of the
24    total votes of the unit owners are cast at the meeting to
25    reject the rule, the rule is ratified;
26        (D) that votes cast by ballot under subparagraph (B) or

 

 

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1    electronic or acceptable technological means under
2    subparagraph (B-5) of this paragraph (9) are valid for the
3    purpose of establishing a quorum;
4        (10) that the association may, upon adoption of the
5    appropriate rules by the board of managers, conduct
6    elections by secret ballot whereby the voting ballot is
7    marked only with the percentage interest for the unit and
8    the vote itself, provided that the board further adopt
9    rules to verify the status of the unit owner issuing a
10    proxy or casting a ballot; and further, that a candidate
11    for election to the board of managers or such candidate's
12    representative shall have the right to be present at the
13    counting of ballots at such election;
14        (11) that in the event of a resale of a condominium
15    unit the purchaser of a unit from a seller other than the
16    developer pursuant to an installment contract for purchase
17    shall during such times as he or she resides in the unit be
18    counted toward a quorum for purposes of election of members
19    of the board of managers at any meeting of the unit owners
20    called for purposes of electing members of the board, shall
21    have the right to vote for the election of members of the
22    board of managers and to be elected to and serve on the
23    board of managers unless the seller expressly retains in
24    writing any or all of such rights. In no event may the
25    seller and purchaser both be counted toward a quorum, be
26    permitted to vote for a particular office or be elected and

 

 

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1    serve on the board. Satisfactory evidence of the
2    installment contract shall be made available to the
3    association or its agents. For purposes of this subsection,
4    "installment contract" shall have the same meaning as set
5    forth in Section 1(e) of the Dwelling Unit Installment
6    Contract Act;
7        (12) the method by which matters subject to the
8    approval of unit owners set forth in this Act, or in the
9    condominium instruments, will be submitted to the unit
10    owners at special membership meetings called for such
11    purposes; and
12        (13) that matters subject to the affirmative vote of
13    not less than 2/3 of the votes of unit owners at a meeting
14    duly called for that purpose, shall include, but not be
15    limited to:
16        (i) merger or consolidation of the association;
17        (ii) sale, lease, exchange, or other disposition
18        (excluding the mortgage or pledge) of all, or
19        substantially all of the property and assets of the
20        association; and
21        (iii) the purchase or sale of land or of units on
22        behalf of all unit owners.
23        (c) Election of a president from among the board of
24    managers, who shall preside over the meetings of the board
25    of managers and of the unit owners.
26        (d) Election of a secretary from among the board of

 

 

HB2400- 20 -LRB100 06985 HEP 17038 b

1    managers, who shall keep the minutes of all meetings of the
2    board of managers and of the unit owners and who shall, in
3    general, perform all the duties incident to the office of
4    secretary.
5        (e) Election of a treasurer from among the board of
6    managers, who shall keep the financial records and books of
7    account.
8        (f) Maintenance, repair and replacement of the common
9    elements and payments therefor, including the method of
10    approving payment vouchers.
11        (g) An association with 30 or more units shall obtain
12    and maintain fidelity insurance covering persons who
13    control or disburse funds of the association for the
14    maximum amount of coverage available to protect funds in
15    the custody or control of the association plus the
16    association reserve fund. All management companies which
17    are responsible for the funds held or administered by the
18    association shall maintain and furnish to the association a
19    fidelity bond for the maximum amount of coverage available
20    to protect funds in the custody of the management company
21    at any time. The association shall bear the cost of the
22    fidelity insurance and fidelity bond, unless otherwise
23    provided by contract between the association and a
24    management company. The association shall be the direct
25    obligee of any such fidelity bond. A management company
26    holding reserve funds of an association shall at all times

 

 

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1    maintain a separate account for each association,
2    provided, however, that for investment purposes, the Board
3    of Managers of an association may authorize a management
4    company to maintain the association's reserve funds in a
5    single interest bearing account with similar funds of other
6    associations. The management company shall at all times
7    maintain records identifying all moneys of each
8    association in such investment account. The management
9    company may hold all operating funds of associations which
10    it manages in a single operating account but shall at all
11    times maintain records identifying all moneys of each
12    association in such operating account. Such operating and
13    reserve funds held by the management company for the
14    association shall not be subject to attachment by any
15    creditor of the management company.
16        For the purpose of this subsection, a management
17    company shall be defined as a person, partnership,
18    corporation, or other legal entity entitled to transact
19    business on behalf of others, acting on behalf of or as an
20    agent for a unit owner, unit owners or association of unit
21    owners for the purpose of carrying out the duties,
22    responsibilities, and other obligations necessary for the
23    day to day operation and management of any property subject
24    to this Act. For purposes of this subsection, the term
25    "fiduciary insurance coverage" shall be defined as both a
26    fidelity bond and directors and officers liability

 

 

HB2400- 22 -LRB100 06985 HEP 17038 b

1    coverage, the fidelity bond in the full amount of
2    association funds and association reserves that will be in
3    the custody of the association, and the directors and
4    officers liability coverage at a level as shall be
5    determined to be reasonable by the board of managers, if
6    not otherwise established by the declaration or by laws.
7        Until one year after September 21, 1985 (the effective
8    date of Public Act 84-722), if a condominium association
9    has reserves plus assessments in excess of $250,000 and
10    cannot reasonably obtain 100% fidelity bond coverage for
11    such amount, then it must obtain a fidelity bond coverage
12    of $250,000.
13        (h) Method of estimating the amount of the annual
14    budget, and the manner of assessing and collecting from the
15    unit owners their respective shares of such estimated
16    expenses, and of any other expenses lawfully agreed upon.
17        (i) That upon 10 days notice to the manager or board of
18    managers and payment of a reasonable fee, any unit owner
19    shall be furnished a statement of his account setting forth
20    the amount of any unpaid assessments or other charges due
21    and owing from such owner.
22        (j) Designation and removal of personnel necessary for
23    the maintenance, repair and replacement of the common
24    elements.
25        (k) Such restrictions on and requirements respecting
26    the use and maintenance of the units and the use of the

 

 

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1    common elements, not set forth in the declaration, as are
2    designed to prevent unreasonable interference with the use
3    of their respective units and of the common elements by the
4    several unit owners.
5        (l) Method of adopting and of amending administrative
6    rules and regulations governing the operation and use of
7    the common elements.
8        (m) The percentage of votes required to modify or amend
9    the bylaws, but each one of the particulars set forth in
10    this section shall always be embodied in the bylaws.
11        (n)(i) The provisions of this Act, the declaration,
12    bylaws, other condominium instruments, and rules and
13    regulations that relate to the use of the individual unit
14    or the common elements shall be applicable to any person
15    leasing a unit and shall be deemed to be incorporated in
16    any lease executed or renewed on or after August 30, 1984
17    (the effective date of Public Act 83-1271).
18        (ii) With regard to any lease entered into subsequent
19    to July 1, 1990 (the effective date of Public Act 86-991),
20    the unit owner leasing the unit shall deliver a copy of the
21    signed lease to the board or if the lease is oral, a
22    memorandum of the lease, not later than the date of
23    occupancy or 10 days after the lease is signed, whichever
24    occurs first. In addition to any other remedies, by filing
25    an action jointly against the tenant and the unit owner, an
26    association may seek to enjoin a tenant from occupying a

 

 

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1    unit or seek to evict a tenant under the provisions of
2    Article IX of the Code of Civil Procedure for failure of
3    the lessor-owner to comply with the leasing requirements
4    prescribed by this Section or by the declaration, bylaws,
5    and rules and regulations. The board of managers may
6    proceed directly against a tenant, at law or in equity, or
7    under the provisions of Article IX of the Code of Civil
8    Procedure, for any other breach by tenant of any covenants,
9    rules, regulations or bylaws.
10        (o) The association shall have no authority to forbear
11    the payment of assessments by any unit owner.
12        (p) That when 30% or fewer of the units, by number,
13    possess over 50% in the aggregate of the votes in the
14    association, any percentage vote of members specified
15    herein or in the condominium instruments shall require the
16    specified percentage by number of units rather than by
17    percentage of interest in the common elements allocated to
18    units that would otherwise be applicable and garage units
19    or storage units, or both, shall have, in total, no more
20    votes than their aggregate percentage of ownership in the
21    common elements; this shall mean that if garage units or
22    storage units, or both, are to be given a vote, or portion
23    of a vote, that the association must add the total number
24    of votes cast of garage units, storage units, or both, and
25    divide the total by the number of garage units, storage
26    units, or both, and multiply by the aggregate percentage of

 

 

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1    ownership of garage units and storage units to determine
2    the vote, or portion of a vote, that garage units or
3    storage units, or both, have. For purposes of this
4    subsection (p), when making a determination of whether 30%
5    or fewer of the units, by number, possess over 50% in the
6    aggregate of the votes in the association, a unit shall not
7    include a garage unit or a storage unit.
8        (q) That a unit owner may not assign, delegate,
9    transfer, surrender, or avoid the duties,
10    responsibilities, and liabilities of a unit owner under
11    this Act, the condominium instruments, or the rules and
12    regulations of the Association; and that such an attempted
13    assignment, delegation, transfer, surrender, or avoidance
14    shall be deemed void.
15    The provisions of this Section are applicable to all
16condominium instruments recorded under this Act. Any portion of
17a condominium instrument which contains provisions contrary to
18these provisions shall be void as against public policy and
19ineffective. Any such instrument which fails to contain the
20provisions required by this Section shall be deemed to
21incorporate such provisions by operation of law.
22(Source: P.A. 98-1042, eff. 1-1-15; 99-472, eff. 6-1-16;
2399-567, eff. 1-1-17; 99-642, eff. 7-28-16.)