(765 ILCS 605/18.2)
(from Ch. 30, par. 318.2)
Administration of property prior to election of initial board of
(a) Until election of the initial board of managers that is comprised of a
majority of unit owners other than the developer (first unit owner board of
managers), the same rights, titles, powers, privileges, trusts, duties and
obligations vested in or imposed upon the board of managers by this Act and in
the declaration and bylaws shall be held and performed by the developer.
(b) (i) The election of the first unit owner board of
managers shall be held not later than 60 days after the conveyance by the developer of 75% of the units, or 3 years after the recording of the declaration, whichever is earlier. The developer shall give at least 21 days notice of such meeting to elect the first unit owner board of managers and shall provide to any unit owner within 3 working days of the request, the names, addresses, and weighted vote of each unit owner entitled to vote at such meeting. Any unit owner shall be provided with the same information within 10 days of receipt of the request, with respect to each subsequent meeting to elect members of the Board of Managers.
(ii) In the event the developer does not call a
meeting for the purpose of election of the board of managers within the time provided in this subsection (b), unit owners holding 20% of the interest in the association may call a meeting by filing a petition for such meeting with the developer, after which said unit owners shall have authority to send notice of said meeting to the unit owners and to hold such meeting.
(c) If the first unit board of managers
is not elected at the time so established, the developer
shall continue in office for a period of
30 days whereupon written notice of his resignation shall be sent
to all of the unit owners entitled to vote at such election.
(d) Within 60 days following the election of the first unit owner
board of managers, the developer shall deliver to the board of managers:
(1) All original documents as recorded or filed
pertaining to the property, its administration, and the association, such as the declaration, by-laws, articles of incorporation, other condominium instruments, annual reports, minutes and rules and regulations, contracts, leases, or other agreements entered into by the Association. If any original documents are unavailable, a copy may be provided if certified by affidavit of the developer, or an officer or agent of the developer, as being a complete copy of the actual document recorded as filed.
(2) A detailed accounting by the developer, setting
forth the source and nature of receipts and expenditures in connection with the management, maintenance and operation of the property and copies of all insurance policies and a list of any loans or advances to the association which are outstanding.
(3) Association funds, which shall have been at all
times segregated from any other moneys of the developer.
(4) A schedule of all real or personal property,
equipment and fixtures belonging to the association, including documents transferring the property, warranties, if any, for all real and personal property and equipment, deeds, title insurance policies, and all tax bills.
(5) A list of all litigation, administrative action
and arbitrations involving the association, any notices of governmental bodies involving actions taken or which may be taken concerning the association, engineering and architectural drawings and specifications as approved by any governmental authority, all other documents filed with any other governmental authority, all governmental certificates, correspondence involving enforcement of any association requirements, copies of any documents relating to disputes involving unit owners, originals of all documents relating to everything listed in this subparagraph.
(e) Upon election of the first unit owner board of managers, any contract,
lease, or other agreement made prior to the date of election of the first unit
owner board by or on behalf of unit owners, individually or collectively, the
unit owners' association, the board of managers, or the developer or its
affiliates which extends for a period of more than 2 years from the date of the
election, shall be subject to cancellation by a majority of the votes of the
unit owners other than the developer cast at a special meeting of members
called for that purpose during the 180 day period beginning on the date of the
election of the first unit owner board. At least 60 days prior to the
expiration of the 180 day cancellation period, the board of
managers shall send notice to every unit owner, notifying them of
this provision, what contracts, leases and other agreements are affected,
and the procedure for calling a meeting of the unit owners for the purpose
of voting on termination of such contracts, leases or other agreements.
During the 180 day cancellation period the other party to the
contract, lease, or other agreement shall also have the right of cancellation.
The cancellation shall be effective 30 days after mailing notice by certified
mail, return receipt requested, to the last known address of the other parties
to the contract, lease, or other agreement.
(f) The statute of limitations for any actions in law or equity which
the condominium association may bring shall not begin to run until the unit
owners have elected a majority of the members of the board of managers.
(g) If the developer fails to fully comply with subsection (d) within the
60 days provided
and fails to fully comply within 10 days of written demand mailed by registered
certified mail to his or her last known address, the board may bring an action
compliance with subsection (d). If the court finds that any of the required
within the required period, the board shall be entitled to recover its
fees and costs incurred from and after the date of expiration of the 10 day
(Source: P.A. 91-616, eff. 8-19-99.)