State of Illinois
90th General Assembly
Legislation

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90_SB0844

      765 ILCS 605/18.5         from Ch. 30, par. 318.5
          Amends the Condominium Property Act to provide  that  the
      board  of  a  master  association  or a community association
      shall have the power to levy and collect fines  from  members
      for  violations of the association's declaration, bylaws, and
      rules and regulations.  Effective immediately.
                                                     LRB9003444NTsb
                                               LRB9003444NTsb
 1        AN ACT to amend the Condominium Property Act by  changing
 2    Section 18.5.
 3        Be  it  enacted  by  the People of the State of Illinois,
 4    represented in the General Assembly:
 5        Section 5.  The Condominium Property Act  is  amended  by
 6    changing Section 18.5 as follows:
 7        (765 ILCS 605/18.5) (from Ch. 30, par. 318.5)
 8        Sec. 18.5.  Master Associations.
 9        (a)  If the declaration, other condominium instrument, or
10    other  duly recorded covenants provide that any of the powers
11    of the unit owners associations are to be exercised by or may
12    be delegated to a  nonprofit  corporation  or  unincorporated
13    association that exercises those or other powers on behalf of
14    one  or  more  condominiums,  or  for the benefit of the unit
15    owners of one  or  more  condominiums,  such  corporation  or
16    association shall be a master association.
17        (b)  There  shall  be  included in the declaration, other
18    condominium instruments, or  other  duly  recorded  covenants
19    establishing  the powers and duties of the master association
20    the provisions set forth in subsections (c) through (h).
21        In interpreting subsections (c) through (h),  the  courts
22    should   interpret   these   provisions   so  that  they  are
23    interpreted consistently with the similar parallel provisions
24    found in other parts of this Act.
25        (c)  Meetings and finances.
26             (1)  Each unit owner of a condominium subject to the
27        authority of the board of the  master  association  shall
28        receive,  at  least 30 days prior to the adoption thereof
29        by the board of the master association,  a  copy  of  the
30        proposed annual budget.
31             (2)  The  board  of  the  master  association  shall
                            -2-                LRB9003444NTsb
 1        annually  supply  to  all  unit  owners  of  condominiums
 2        subject  to  the  authority  of  the  board of the master
 3        association an itemized accounting of the common expenses
 4        for  the  preceding  year  actually  incurred  or   paid,
 5        together  with  a  tabulation  of  the  amounts collected
 6        pursuant to the budget or assessment, and showing the net
 7        excess  or  deficit  of  income  over  expenditures  plus
 8        reserves.
 9             (3)  Each unit owner of a condominium subject to the
10        authority of the board of the  master  association  shall
11        receive  written  notice mailed or delivered no less than
12        10 and no more than 30 days prior to any meeting  of  the
13        board  of  the master association concerning the adoption
14        of the proposed annual budget  or  any  increase  in  the
15        budget, or establishment of an assessment.
16             (4)  Meetings of the board of the master association
17        shall  be open to any unit owner in a condominium subject
18        to the authority of the board of the master  association,
19        except for the portion of any meeting held:
20                  (A)  to   discuss  litigation  when  an  action
21             against  or  on  behalf  of  the  particular  master
22             association has been filed and is pending in a court
23             or administrative tribunal, or when the board of the
24             master association finds  that  such  an  action  is
25             probable or imminent,
26                  (B)  to    consider    information    regarding
27             appointment, employment or dismissal of an employee,
28             or
29                  (C)  to   discuss   violations   of  rules  and
30             regulations of  the  master  association  or  unpaid
31             common expenses owed to the master association.
32        Any  vote on these matters shall be taken at a meeting or
33        portion thereof open to any unit owner of  a  condominium
34        subject to the authority of the master association.
                            -3-                LRB9003444NTsb
 1             Any   unit  owner  may  record  the  proceedings  at
 2        meetings required to be open by this Act by tape, film or
 3        other means; the board may prescribe reasonable rules and
 4        regulations to govern the right to make such  recordings.
 5        Notice  of meetings shall be mailed or delivered at least
 6        48 hours prior thereto, unless a written waiver  of  such
 7        notice is signed by the persons entitled to notice before
 8        the  meeting  is convened.  Copies of notices of meetings
 9        of the board of the master association shall be posted in
10        entranceways, elevators, or other conspicuous  places  in
11        the condominium at least 48 hours prior to the meeting of
12        the  board  of the master association.  Where there is no
13        common entranceway for 7 or more units, the board of  the
14        master association may designate one or more locations in
15        the  proximity  of  these  units  where  the  notices  of
16        meetings shall be posted.
17             (5)  If  the  declaration  provides  for election by
18        unit owners of members of the board of directors  in  the
19        event  of  a  resale of a unit in the master association,
20        the purchaser of a unit from  a  seller  other  than  the
21        developer   pursuant   to  an  installment  contract  for
22        purchase shall, during such times as he or she resides in
23        the unit, be counted toward  a  quorum  for  purposes  of
24        election  of  members  of  the  board of directors at any
25        meeting  of  the  unit  owners  called  for  purposes  of
26        electing members of the board, and shall have  the  right
27        to  vote  for  the  election  of  members of the board of
28        directors and to be elected to and serve on the board  of
29        directors  unless the seller expressly retains in writing
30        any or all of those rights. In no event  may  the  seller
31        and  purchaser  both  be  counted  toward  a  quorum,  be
32        permitted  to vote for a particular office, or be elected
33        and serve on the board.   Satisfactory  evidence  of  the
34        installment  contract  shall  be  made  available  to the
                            -4-                LRB9003444NTsb
 1        association  or  its  agents.   For  purposes   of   this
 2        subsection,  "installment  contract"  shall have the same
 3        meaning as set forth in subsection (e) of  Section  1  of
 4        the Dwelling Unit Installment Contract Act.
 5             (6)  The  board of the master association shall have
 6        the authority to  establish  and  maintain  a  system  of
 7        master metering of public utility services and to collect
 8        payments   in   connection   therewith,  subject  to  the
 9        requirements of the  Tenant  Utility  Payment  Disclosure
10        Act.
11             (7)  The board of the master association or a common
12        interest  community  association  shall  have  the power,
13        after notice and an opportunity to be heard, to levy  and
14        collect  reasonable  fines from members for violations of
15        the declaration, bylaws, and rules and regulations of the
16        master  association  or  the  common  interest  community
17        association.  Nothing contained in this  subdivision  (7)
18        shall give rise to a statutory lien for unpaid fines.
19        (d)  Records.
20             (1)  The  board  of  the  master  association  shall
21        maintain  the  following  records  of the association and
22        make  them  available  for  examination  and  copying  at
23        convenient hours of weekdays by  any  unit  owners  in  a
24        condominium  subject  to  the  authority  of the board or
25        their mortgagees and  their  duly  authorized  agents  or
26        attorneys:
27                  (i)  Copies  of the recorded declaration, other
28             condominium   instruments,   other   duly   recorded
29             covenants and bylaws and any amendments, articles of
30             incorporation  of  the  master  association,  annual
31             reports and any rules and regulations adopted by the
32             master association or its board shall be  available.
33             Prior to the organization of the master association,
34             the  developer shall maintain and make available the
                            -5-                LRB9003444NTsb
 1             records set forth in  this  subdivision  (d)(1)  for
 2             examination and copying.
 3                  (ii)  Detailed    and   accurate   records   in
 4             chronological order of the receipts and expenditures
 5             affecting the common areas, specifying and itemizing
 6             the maintenance and repair expenses  of  the  common
 7             areas and any other expenses incurred, and copies of
 8             all  contracts,  leases, or other agreements entered
 9             into by the master association, shall be maintained.
10                  (iii)  The  minutes  of  all  meetings  of  the
11             master association  and  the  board  of  the  master
12             association  shall be maintained for not less than 7
13             years.
14                  (iv)  Ballots and proxies related  thereto,  if
15             any,  for  any  election  held  for the board of the
16             master association and for any other  matters  voted
17             on  by  the  unit owners shall be maintained for not
18             less than one year.
19                  (v)  Such   other   records   of   the   master
20             association  as  are  available  for  inspection  by
21             members of a not-for-profit corporation pursuant  to
22             Section   107.75  of  the  General  Not  For  Profit
23             Corporation Act of 1986 shall be maintained.
24                  (vi)  With respect to units  owned  by  a  land
25             trust,  if  a trustee designates in writing a person
26             to cast votes on  behalf  of  the  unit  owner,  the
27             designation   shall   remain   in   effect  until  a
28             subsequent document is filed with the association.
29             (2)  Where  a  request  for   records   under   this
30        subsection is made in writing to the board of managers or
31        its  agent, failure to provide the requested record or to
32        respond within 30 days shall be deemed a  denial  by  the
33        board of directors.
34             (3)  A  reasonable  fee may be charged by the master
                            -6-                LRB9003444NTsb
 1        association or its board for the cost of copying.
 2             (4)  If the board  of  directors  fails  to  provide
 3        records   properly  requested  under  subdivision  (d)(1)
 4        within the time period provided  in  subdivision  (d)(2),
 5        the  unit owner may seek appropriate relief, including an
 6        award of attorney's fees and costs.
 7        (e)  The board  of  directors  shall  have  standing  and
 8    capacity  to  act in a representative capacity in relation to
 9    matters involving the common areas of the master  association
10    or  more than one unit, on behalf of the unit owners as their
11    interests may appear.
12        (f)  Administration of property prior to election of  the
13    initial board of directors.
14             (1)  Until  the  election, by the unit owners or the
15        boards  of  managers  of   the   underlying   condominium
16        associations,  of  the  initial  board  of directors of a
17        master association whose declaration is  recorded  on  or
18        after  August  10, 1990, the same rights, titles, powers,
19        privileges,  trusts,  duties  and  obligations  that  are
20        vested in or imposed upon the board of directors by  this
21        Act or in the declaration or other duly recorded covenant
22        shall be held and performed by the developer.
23             (2)  The  election of the initial board of directors
24        of a master association whose declaration is recorded  on
25        or  after  August  10,  1990,  by  the unit owners or the
26        boards  of  managers  of   the   underlying   condominium
27        associations,  shall be held not later than 60 days after
28        the conveyance by the developer of 75% of the units, or 3
29        years after the recording of the  declaration,  whichever
30        is  earlier.   The  developer shall give at least 21 days
31        notice of the meeting  to  elect  the  initial  board  of
32        directors  and  shall  upon  request  provide to any unit
33        owner, within 3 working days of the request,  the  names,
34        addresses,  and weighted vote of each unit owner entitled
                            -7-                LRB9003444NTsb
 1        to vote at  the  meeting.   Any  unit  owner  shall  upon
 2        receipt   of  the  request  be  provided  with  the  same
 3        information, within 10 days of the request, with  respect
 4        to  each subsequent meeting to elect members of the board
 5        of directors.
 6             (3)  If the initial board of directors of  a  master
 7        association  whose  declaration  is  recorded on or after
 8        August 10, 1990 is not elected by the unit owners or  the
 9        members  of  the underlying condominium association board
10        of  managers  at  the  time  established  in  subdivision
11        (f)(2), the developer shall  continue  in  office  for  a
12        period  of  30  days,  whereupon  written  notice  of his
13        resignation shall be sent to all of the  unit  owners  or
14        members  of  the underlying condominium board of managers
15        entitled to vote at an election for members of the  board
16        of directors.
17             (4)  Within  60  days  following  the  election of a
18        majority of  the  board  of  directors,  other  than  the
19        developer, by unit owners, the developer shall deliver to
20        the board of directors:
21                  (i)  All  original  documents  as  recorded  or
22             filed    pertaining    to    the    property,    its
23             administration,  and  the  association,  such as the
24             declaration,  articles   of   incorporation,   other
25             instruments,  annual  reports,  minutes,  rules  and
26             regulations,   and   contracts,   leases,  or  other
27             agreements entered into by the association.  If  any
28             original  documents  are  unavailable, a copy may be
29             provided if certified by affidavit of the developer,
30             or an officer or agent of the developer, as being  a
31             complete  copy  of  the  actual document recorded or
32             filed.
33                  (ii)  A detailed accounting by  the  developer,
34             setting  forth the source and nature of receipts and
                            -8-                LRB9003444NTsb
 1             expenditures  in  connection  with  the  management,
 2             maintenance and operation of the property, copies of
 3             all insurance policies, and a list of any  loans  or
 4             advances to the association which are outstanding.
 5                  (iii)  Association funds, which shall have been
 6             at all times segregated from any other moneys of the
 7             developer.
 8                  (iv)  A   schedule  of  all  real  or  personal
 9             property, equipment and fixtures  belonging  to  the
10             association,  including  documents  transferring the
11             property, warranties,  if  any,  for  all  real  and
12             personal   property  and  equipment,   deeds,  title
13             insurance policies, and all tax bills.
14                  (v)  A list of all  litigation,  administrative
15             action  and  arbitrations involving the association,
16             any notices of governmental bodies involving actions
17             taken  or  which  may  be   taken   concerning   the
18             association,  engineering and architectural drawings
19             and specifications as approved by  any  governmental
20             authority,  all other documents filed with any other
21             governmental     authority,     all     governmental
22             certificates, correspondence  involving  enforcement
23             of  any  association  requirements,  copies  of  any
24             documents   relating   to  disputes  involving  unit
25             owners, and originals of all documents  relating  to
26             everything listed in this subparagraph.
27             (5)  With  respect  to  any master association whose
28        declaration is recorded on or after August 10, 1990,  any
29        contract,  lease,  or  other  agreement made prior to the
30        election of a majority of the board  of  directors  other
31        than  the  developer  by  or  on behalf of unit owners or
32        underlying condominium associations, the  association  or
33        the  board  of  directors,  which extends for a period of
34        more than 2 years from the recording of the  declaration,
                            -9-                LRB9003444NTsb
 1        shall  be subject to cancellation by more than 1/2 of the
 2        votes of the unit owners, other than the developer,  cast
 3        at  a  special meeting of members called for that purpose
 4        during a period of 90 days prior to the expiration of the
 5        2 year period if the board of managers is elected by  the
 6        unit owners, otherwise by more than 1/2 of the underlying
 7        condominium board of managers.  At least 60 days prior to
 8        the  expiration  of  the  2  year  period,  the  board of
 9        directors, or, if the  board  is  still  under  developer
10        control,  then  the  board  of  managers or the developer
11        shall send  notice to  every  unit  owner  or  underlying
12        condominium  board  of  managers,  notifying them of this
13        provision, of what contracts, leases and other agreements
14        are affected, and of the procedure for calling a  meeting
15        of  the  unit  owners  or  for  action  by the underlying
16        condominium board of managers for the purpose  of  acting
17        to  terminate such contracts, leases or other agreements.
18        During the 90 day period the other party to the contract,
19        lease, or other agreement shall also have  the  right  of
20        cancellation.
21             (6)  The  statute  of limitations for any actions in
22        law or equity which  the  master  association  may  bring
23        shall   not  begin  to  run  until  the  unit  owners  or
24        underlying condominium board of managers have  elected  a
25        majority of the members of the board of directors.
26        (g)  In  the  event  of  any resale of a unit in a master
27    association by a unit owner other  than  the  developer,  the
28    owner shall obtain from the board of directors and shall make
29    available  for  inspection to the prospective purchaser, upon
30    demand, the following:
31             (1)  A copy of the  declaration,  other  instruments
32        and any rules and regulations.
33             (2)  A statement of any liens, including a statement
34        of  the  account of the unit setting forth the amounts of
                            -10-               LRB9003444NTsb
 1        unpaid assessments and other charges due and owing.
 2             (3)  A  statement  of   any   capital   expenditures
 3        anticipated  by  the  association  within  the current or
 4        succeeding 2 fiscal years.
 5             (4)  A statement of the status  and  amount  of  any
 6        reserve for replacement fund and any portion of such fund
 7        earmarked  for  any  specified  project  by  the board of
 8        directors.
 9             (5)  A copy of the statement of financial  condition
10        of  the  association  for  the last fiscal year for which
11        such a statement is available.
12             (6)  A statement of the status of any pending  suits
13        or judgments in which the association is a party.
14             (7)  A   statement   setting  forth  what  insurance
15        coverage  is  provided  for  all  unit  owners   by   the
16        association.
17             (8)  A    statement   that   any   improvements   or
18        alterations made to the unit, or any part of  the  common
19        areas  assigned  thereto,  by the prior unit owner are in
20        good  faith  believed  to  be  in  compliance  with   the
21        declaration of the master association.
22        The  principal officer of the unit owner's association or
23    such  other  officer  as  is  specifically  designated  shall
24    furnish the above information when  requested  to  do  so  in
25    writing, within 30 days of receiving the request.
26        A  reasonable  fee covering the direct out-of-pocket cost
27    of copying and providing such information may be  charged  by
28    the  association or its board of directors to the unit seller
29    for providing the information.
30        (h)  Errors and omissions.
31             (1)  If  there  is  an  omission  or  error  in  the
32        declaration   or   other   instrument   of   the   master
33        association, the master association may correct the error
34        or omission by an amendment to the declaration  or  other
                            -11-               LRB9003444NTsb
 1        instrument, as may be required to conform it to this Act,
 2        to  any  other applicable statute, or to the declaration.
 3        The amendment shall be adopted by vote of  two-thirds  of
 4        the  members  of  the board of directors or by a majority
 5        vote of the unit owners at  a  meeting  called  for  that
 6        purpose,  unless the Act or the declaration of the master
 7        association specifically provides for greater percentages
 8        or different procedures.
 9             (2)  If, through a scrivener's error, a unit has not
10        been designated as owning an appropriate undivided  share
11        of the common areas or does not bear an appropriate share
12        of  the common expenses, or if all of the common expenses
13        or all of the common elements in the condominium have not
14        been distributed in the  declaration,  so  that  the  sum
15        total  of  the  shares  of  common  areas which have been
16        distributed or the sum total of the shares of the  common
17        expenses  fail  to equal 100%, or if it appears that more
18        than 100% of the common elements or common expenses  have
19        been distributed, the error may be corrected by operation
20        of  law  by  filing  an  amendment  to  the  declaration,
21        approved  by  vote  of  two-thirds  of the members of the
22        board of directors or a majority vote of the unit  owners
23        at   a   meeting   called   for   that   purpose,   which
24        proportionately  adjusts all percentage interests so that
25        the total  is  equal  to  100%,  unless  the  declaration
26        specifically   provides  for  a  different  procedure  or
27        different percentage vote by the owners of the units  and
28        the  owners of mortgages thereon affected by modification
29        being made in the undivided interest in the common areas,
30        the number of votes in the unit owners association or the
31        liability for common expenses appertaining to the unit.
32             (3)  If an omission or error or a scrivener's  error
33        in  the  declaration  or other instrument is corrected by
34        vote of  two-thirds  of  the  members  of  the  board  of
                            -12-               LRB9003444NTsb
 1        directors   pursuant  to  the  authority  established  in
 2        subdivisions (h)(1) or (h)(2) of this Section, the board,
 3        upon written petition by unit  owners  with  20%  of  the
 4        votes  of  the  association or resolutions adopted by the
 5        board  of  managers  or  board  of   directors   of   the
 6        condominium  and  common  interest community associations
 7        which select 20% of the members of the board of directors
 8        of  the  master  association,  whichever  is  applicable,
 9        received within 30 days of the board action, shall call a
10        meeting  of  the  unit  owners  or  the  boards  of   the
11        condominium  and  common  interest community associations
12        which select members of the board  of  directors  of  the
13        master  association  within  30 days of the filing of the
14        petition  or  receipt  of  the  condominium  and   common
15        interest community association resolution to consider the
16        board action.  Unless a majority of the votes of the unit
17        owners  of  the  association  are  cast at the meeting to
18        reject the action, or  board  of  managers  or  board  of
19        directors  of  condominium  and common interest community
20        associations which select over 50% of the members of  the
21        board  of  the master association adopt resolutions prior
22        to the meeting rejecting  the  action  of  the  board  of
23        directors  of  the  master  association,  it  is ratified
24        whether or not a quorum is present.
25             (4)  The procedures for amendments set forth in this
26        subsection (h) cannot be used if such an amendment  would
27        materially  or  adversely  affect  property rights of the
28        unit owners unless the affected unit  owners  consent  in
29        writing.   This  Section  does not restrict the powers of
30        the  association  to  otherwise  amend  the  declaration,
31        bylaws, or other condominium instruments, but  authorizes
32        a simple process of amendment requiring a lesser vote for
33        the  purpose  of correcting defects, errors, or omissions
34        when the property rights  of  the  unit  owners  are  not
                            -13-               LRB9003444NTsb
 1        materially or adversely affected.
 2             (5)  If  there  is  an  omission  or  error  in  the
 3        declaration   or   other  instruments  that  may  not  be
 4        corrected  by  an  amendment  procedure  set   forth   in
 5        subdivision  (h)(1)  or  (h)(2) of this Section, then the
 6        circuit  court  in  the  county  in  which   the   master
 7        association  is located shall have jurisdiction to hear a
 8        petition of one or more of the unit owners thereon or  of
 9        the  association,  to  correct the error or omission, and
10        the action may be a class action.  The court may  require
11        that  one  or  more  methods  of  correcting the error or
12        omission be submitted to the unit owners to determine the
13        most acceptable  correction.   All  unit  owners  in  the
14        association  must  be  joined  as  parties to the action.
15        Service of process on owners may be by  publication,  but
16        the   plaintiff   shall   furnish  all  unit  owners  not
17        personally  served  with  process  with  copies  of   the
18        petition  and  final  judgment  of the court by certified
19        mail, return  receipt  requested,  at  their  last  known
20        address.
21             (6)  Nothing  contained  in  this  Section  shall be
22        construed to invalidate any provision  of  a  declaration
23        authorizing the developer to amend an instrument prior to
24        the  latest  date on which the initial membership meeting
25        of the unit owners must be held, whether or  not  it  has
26        actually   been   held,  to  bring  the  instrument  into
27        compliance with the legal  requirements  of  the  Federal
28        National  Mortgage  Association,  the  Federal  Home Loan
29        Mortgage Corporation, the Federal Housing Administration,
30        the  United  States  Veterans  Administration  or   their
31        respective successors and assigns.
32        (i)  The  provisions  of  subsections (c) through (h) are
33    applicable   to   all   declarations,    other    condominium
34    instruments,  and  other duly recorded covenants establishing
                            -14-               LRB9003444NTsb
 1    the powers and duties  of  the  master  association  recorded
 2    under   this  Act.   Any  portion  of  a  declaration,  other
 3    condominium  instrument,  or  other  duly  recorded  covenant
 4    establishing the powers and duties of  a  master  association
 5    which  contains  provisions  contrary  to  the  provisions of
 6    subsection (c) through (h) shall be void  as  against  public
 7    policy  and  ineffective.  Any declaration, other condominium
 8    instrument, or other duly recorded covenant establishing  the
 9    powers  and  duties  of the master association which fails to
10    contain the provisions required by  subsections  (c)  through
11    (h)  shall  be  deemed  to  incorporate  such  provisions  by
12    operation of law.
13        (j)  The  provisions  of  subsections (c) through (h) are
14    applicable to all common interest community associations  and
15    their  unit owners for common interest community associations
16    which are subject to the provisions of Section 9-102(a)(8) of
17    the  Code  of  Civil  Procedure.   For   purposes   of   this
18    subsection,  the  terms "common interest community" and "unit
19    owners" shall have the same meaning as set forth  in  Section
20    9-102(c) of the Code of Civil Procedure.
21    (Source: P.A. 89-41, eff. 6-23-95.)
22        Section  99.  Effective date.  This Act takes effect upon
23    becoming law.

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