103RD GENERAL ASSEMBLY
State of Illinois
2023 and 2024
HB4841

 

Introduced 2/7/2024, by Rep. Daniel Didech

 

SYNOPSIS AS INTRODUCED:
 
765 ILCS 160/1-25
765 ILCS 160/1-30

    Amends the Common Interest Community Association Act. Prohibits a person from running for or serving on an association that collects $100,000 or more in annual dues if, within the immediately preceding 36-month period, he or she has been more than 3 months delinquent in the payment of any fees or assessments to the association or has written 2 or more insufficient funds checks to the association for the payment of assessments or fees. Requires officers and members of the board to exercise the care required of a fiduciary of the membership. Prohibits a board, its officers, or board members from forbearing the payment of assessments or fees by any member nor shall any officer or member of the board unilaterally waive or vote on the waiver of any penalties applicable to himself or herself. For associations that collect annual dues of $100,000 or more, requires a background check of all members of the board in obtaining any fidelity bond and directors and officers liability coverage. Requires notification to the membership on a monthly basis through the prescribed delivery method of all delinquencies for dues, fees, and fines by any member of the board.


LRB103 36632 JRC 66741 b

 

 

A BILL FOR

 

HB4841LRB103 36632 JRC 66741 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
5is amended by changing Sections 1-25 and 1-30 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) No person may run for or serve on the board of an
15association that collects $100,000 or more in annual dues if,
16within the immediately preceding 36-month period, he or she
17has been more than 3 months delinquent in the payment of any
18fees or assessments to the association or has written 2 or more
19insufficient funds checks to the association for the payment
20of assessments or fees (Blank).
21    (c) The members of the board shall serve without
22compensation, unless the community instruments indicate
23otherwise.

 

 

HB4841- 2 -LRB103 36632 JRC 66741 b

1    (d) No member of the board or officer shall be elected for
2a term of more than 4 years, but officers and board members may
3succeed themselves.
4    (e) If there is a vacancy on the board, the remaining
5members of the board may fill the vacancy by a two-thirds vote
6of the remaining board members until the next annual meeting
7of the membership or until members holding 20% of the votes of
8the association request a meeting of the members to fill the
9vacancy for the balance of the term. A meeting of the members
10shall be called for purposes of filling a vacancy on the board
11no later than 30 days following the filing of a petition signed
12by membership holding 20% of the votes of the association
13requesting such a meeting.
14    (f) There shall be an election of a:
15        (1) president from among the members of the board, who
16    shall preside over the meetings of the board and of the
17    membership;
18        (2) secretary from among the members of the board, who
19    shall keep the minutes of all meetings of the board and of
20    the membership and who shall, in general, perform all the
21    duties incident to the office of secretary; and
22        (3) treasurer from among the members of the board, who
23    shall keep the financial records and books of account.
24    (g) If no election is held to elect board members within
25the time period specified in the bylaws, or within a
26reasonable amount of time thereafter not to exceed 90 days,

 

 

HB4841- 3 -LRB103 36632 JRC 66741 b

1then 20% of the members may bring an action to compel
2compliance with the election requirements specified in the
3bylaws or operating agreement. If the court finds that an
4election was not held to elect members of the board within the
5required period due to the bad faith acts or omissions of the
6board of managers or the board of directors, the members shall
7be entitled to recover their reasonable attorney's fees and
8costs from the association. If the relevant notice
9requirements have been met and an election is not held solely
10due to a lack of a quorum, then this subsection (g) does not
11apply.
12    (h) Where there is more than one owner of a unit and there
13is only one member vote associated with that unit, if only one
14of the multiple owners is present at a meeting of the
15membership, he or she is entitled to cast the member vote
16associated with that unit.
17    (h-5) A member may vote:
18        (1) by proxy executed in writing by the member or by
19    his or her duly authorized attorney in fact, provided,
20    however, that the proxy bears the date of execution.
21    Unless the community instruments or the written proxy
22    itself provide otherwise, proxies will not be valid for
23    more than 11 months after the date of its execution; or
24        (2) by submitting an association-issued ballot in
25    person at the election meeting; or
26        (3) by submitting an association-issued ballot to the

 

 

HB4841- 4 -LRB103 36632 JRC 66741 b

1    association or its designated agent by mail or other means
2    of delivery specified in the declaration or bylaws; or
3        (4) by any electronic or acceptable technological
4    means.
5    Votes cast under any paragraph of this subsection (h-5)
6are valid for the purpose of establishing a quorum.
7    (i) The association may, upon adoption of the appropriate
8rules by the board, conduct elections by electronic or
9acceptable technological means. Members may not vote by proxy
10in board elections. Instructions regarding the use of
11electronic means or acceptable technological means for voting
12shall be distributed to all members not less than 10 and not
13more than 30 days before the election meeting. The instruction
14notice must include the names of all candidates who have given
15the board or its authorized agent timely written notice of
16their candidacy and must give the person voting through
17electronic or acceptable technological means the opportunity
18to cast votes for candidates whose names do not appear on the
19ballot. The board rules shall provide and the instructions
20provided to the member shall state that a member who submits a
21vote using electronic or acceptable technological means may
22request and cast a ballot in person at the election meeting,
23and thereby void any vote previously submitted by that member.
24    (j) Upon proof of purchase, the purchaser of a unit from a
25seller other than the developer pursuant to an installment
26contract for purchase shall, during such times as he or she

 

 

HB4841- 5 -LRB103 36632 JRC 66741 b

1resides in the unit, be counted toward a quorum for purposes of
2election of members of the board at any meeting of the
3membership called for purposes of electing members of the
4board, shall have the right to vote for the members of the
5board of the common interest community association and to be
6elected to and serve on the board unless the seller expressly
7retains in writing any or all of such rights.
8(Source: P.A. 98-1042, eff. 1-1-15; 99-41, eff. 7-14-15.)
 
9    (765 ILCS 160/1-30)
10    Sec. 1-30. Board duties and obligations; records.
11    (a) The board shall meet at least 4 times annually.
12    (b) A common interest community association may not enter
13into a contract with a current board member, or with a
14corporation, limited liability company, or partnership in
15which a board member or a member of his or her immediate family
16has 25% or more interest, unless notice of intent to enter into
17the contract is given to members within 20 days after a
18decision is made to enter into the contract and the members are
19afforded an opportunity by filing a petition, signed by 20% of
20the membership, for an election to approve or disapprove the
21contract; such petition shall be filed within 20 days after
22such notice and such election shall be held within 30 days
23after filing the petition. For purposes of this subsection, a
24board member's immediate family means the board member's
25spouse, parents, siblings, and children.

 

 

HB4841- 6 -LRB103 36632 JRC 66741 b

1    (c) The bylaws or operating agreement shall provide for
2the maintenance, repair, and replacement of the common areas
3and payments therefor, including the method of approving
4payment vouchers.
5    (d) In the performance of their duties, the officers and
6members of the board, whether appointed by the developer or
7elected by the members, shall exercise the care required of a
8fiduciary of the membership. The board and the officers and
9members of the board shall have no authority to forebear the
10payment of assessments or fees by any member, nor shall any
11officer or member of the board unilaterally waive or vote on
12the waiver of any penalties applicable to himself or herself.
13The association shall have no authority to forbear the payment
14of assessments by any unit owner (Blank).
15    (e) The association may engage the services of a manager
16or management company. For associations that collect annual
17dues of $100,000 or more, the manager or management company
18shall require a background check of all members of the board in
19connection with obtaining any fidelity bond and directors and
20officers liability coverage, and shall notify the membership
21on a monthly basis through the prescribed delivery method of
22all delinquencies for dues, fees, and fines by any member of
23the board.
24    (f) The association shall have one class of membership
25unless the declaration, bylaws, or operating agreement provide
26otherwise; however, this subsection (f) shall not be construed

 

 

HB4841- 7 -LRB103 36632 JRC 66741 b

1to limit the operation of subsection (c) of Section 1-20 of
2this Act.
3    (g) The board shall have the power, after notice and an
4opportunity to be heard, to levy and collect reasonable fines
5from members or unit owners for violations of the declaration,
6bylaws, operating agreement, and rules and regulations of the
7common interest community association.
8    (h) Other than attorney's fees and court or arbitration
9costs, no fees pertaining to the collection of a member's or
10unit owner's financial obligation to the association,
11including fees charged by a manager or managing agent, shall
12be added to and deemed a part of a member's or unit owner's
13respective share of the common expenses unless: (i) the
14managing agent fees relate to the costs to collect common
15expenses for the association; (ii) the fees are set forth in a
16contract between the managing agent and the association; and
17(iii) the authority to add the management fees to a member's or
18unit owner's respective share of the common expenses is
19specifically stated in the declaration, bylaws, or operating
20agreement of the association.
21    (i) Board records.
22        (1) The board shall maintain the following records of
23    the association and make them available for examination
24    and copying at convenient hours of weekdays by any member
25    or unit owner in a common interest community subject to
26    the authority of the board, their mortgagees, and their

 

 

HB4841- 8 -LRB103 36632 JRC 66741 b

1    duly authorized agents or attorneys:
2            (i) Copies of the recorded declaration, other
3        community instruments, other duly recorded covenants
4        and bylaws and any amendments, articles of
5        incorporation, articles of organization, annual
6        reports, and any rules and regulations adopted by the
7        board shall be available. Prior to the organization of
8        the board, the developer shall maintain and make
9        available the records set forth in this paragraph (i)
10        for examination and copying.
11            (ii) Detailed and accurate records in
12        chronological order of the receipts and expenditures
13        affecting the common areas, specifying and itemizing
14        the maintenance and repair expenses of the common
15        areas and any other expenses incurred, and copies of
16        all contracts, leases, or other agreements entered
17        into by the board shall be maintained.
18            (iii) The minutes of all meetings of the board
19        which shall be maintained for not less than 7 years.
20            (iv) With a written statement of a proper purpose,
21        ballots and proxies related thereto, if any, for any
22        election held for the board and for any other matters
23        voted on by the members, which shall be maintained for
24        not less than one year.
25            (v) With a written statement of a proper purpose,
26        such other records of the board as are available for

 

 

HB4841- 9 -LRB103 36632 JRC 66741 b

1        inspection by members of a not-for-profit corporation
2        pursuant to Section 107.75 of the General Not For
3        Profit Corporation Act of 1986 shall be maintained.
4            (vi) With respect to units owned by a land trust, a
5        living trust, or other legal entity, the trustee,
6        officer, or manager of the entity may designate, in
7        writing, a person to cast votes on behalf of the member
8        or unit owner and a designation shall remain in effect
9        until a subsequent document is filed with the
10        association.
11            (vii) Any reserve study.
12        (2) Where a request for records under this subsection
13    is made in writing to the board or its agent, failure to
14    provide the requested record or to respond within 30 days
15    shall be deemed a denial by the board.
16        (3) A reasonable fee may be charged by the board for
17    the cost of retrieving and copying records properly
18    requested.
19        (4) If the board fails to provide records properly
20    requested under paragraph (1) of this subsection (i)
21    within the time period provided in that paragraph (1), the
22    member may seek appropriate relief and shall be entitled
23    to an award of reasonable attorney's fees and costs if the
24    member prevails and the court finds that such failure is
25    due to the acts or omissions of the board of managers or
26    the board of directors.

 

 

HB4841- 10 -LRB103 36632 JRC 66741 b

1    (j) The board shall have standing and capacity to act in a
2representative capacity in relation to matters involving the
3common areas or more than one unit, on behalf of the members or
4unit owners as their interests may appear.
5    (k) The board may contract with the highway commissioner
6of a road district in which the association is located, if the
7association comprises 50% of the population or greater of the
8township or road district, to furnish materials related to the
9maintenance or repair of roads. Any such purchases shall be
10included in the board's finance report as outlined in Section
111-45.
12(Source: P.A. 102-921, eff. 5-27-22; 103-486, eff. 1-1-24.)