Sen. Heather A. Steans

Filed: 5/15/2015

 

 


 

 


 
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1
AMENDMENT TO HOUSE BILL 2640

2    AMENDMENT NO. ______. Amend House Bill 2640, AS AMENDED, by
3replacing everything after the enacting clause with the
4following:
 
 
5    "Section 5. The Common Interest Community Association Act
6is amended by changing Section 1-15 as follows:
 
7    (765 ILCS 160/1-15)
8    Sec. 1-15. Construction, interpretation, and validity of
9community instruments.
10    (a) Except to the extent otherwise provided by the
11declaration or other community instruments, the terms defined
12in Section 1-5 of this Act shall be deemed to have the meaning
13specified therein unless the context otherwise requires.
14    (b) (Blank) All provisions of the declaration, bylaws, and
15other community instruments severed by this Act shall be

 

 

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1revised by the board of directors independent of the membership
2to comply with this Act.
3    (c) A provision in the declaration limiting ownership,
4rental, or occupancy of a unit to a person 55 years of age or
5older shall be valid and deemed not to be in violation of
6Article 3 of the Illinois Human Rights Act provided that the
7person or the immediate family of a person owning, renting, or
8lawfully occupying such unit prior to the recording of the
9initial declaration shall not be deemed to be in violation of
10such age restriction so long as they continue to own or reside
11in such unit.
12    (d) Every common interest community association shall
13define a member and its relationship to the units or unit
14owners in its community instruments.
15(Source: P.A. 96-1400, eff. 7-29-10; 97-605, eff. 8-26-11;
1697-1090, eff. 8-24-12.)
 
17    Section 10. The Condominium Property Act is amended by
18changing Sections 18 and 27 as follows:
 
19    (765 ILCS 605/18)  (from Ch. 30, par. 318)
20    Sec. 18. Contents of bylaws. The bylaws shall provide for
21at least the following:
22    (a)(1) The election from among the unit owners of a board
23of managers, the number of persons constituting such board, and
24that the terms of at least one-third of the members of the

 

 

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1board shall expire annually and that all members of the board
2shall be elected at large. If there are multiple owners of a
3single unit, only one of the multiple owners shall be eligible
4to serve as a member of the board at any one time.
5    (2) the powers and duties of the board;
6    (3) the compensation, if any, of the members of the board;
7    (4) the method of removal from office of members of the
8board;
9    (5) that the board may engage the services of a manager or
10managing agent;
11    (6) that each unit owner shall receive, at least 25 30 days
12prior to the adoption thereof by the board of managers, a copy
13of the proposed annual budget together with an indication of
14which portions are intended for reserves, capital expenditures
15or repairs or payment of real estate taxes;
16    (7) that the board of managers shall annually supply to all
17unit owners an itemized accounting of the common expenses for
18the preceding year actually incurred or paid, together with an
19indication of which portions were for reserves, capital
20expenditures or repairs or payment of real estate taxes and
21with a tabulation of the amounts collected pursuant to the
22budget or assessment, and showing the net excess or deficit of
23income over expenditures plus reserves;
24    (8)(i) that each unit owner shall receive notice, in the
25same manner as is provided in this Act for membership meetings,
26of any meeting of the board of managers concerning the adoption

 

 

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1of the proposed annual budget and regular assessments pursuant
2thereto or to adopt a separate (special) assessment, (ii) that
3except as provided in subsection (iv) below, if an adopted
4budget or any separate assessment adopted by the board would
5result in the sum of all regular and separate assessments
6payable in the current fiscal year exceeding 115% of the sum of
7all regular and separate assessments payable during the
8preceding fiscal year, the board of managers, upon written
9petition by unit owners with 20 percent of the votes of the
10association delivered to the board within 14 days of the board
11action, shall call a meeting of the unit owners within 30 days
12of the date of delivery of the petition to consider the budget
13or separate assessment; unless a majority of the total votes of
14the unit owners are cast at the meeting to reject the budget or
15separate assessment, it is ratified, (iii) that any common
16expense not set forth in the budget or any increase in
17assessments over the amount adopted in the budget shall be
18separately assessed against all unit owners, (iv) that separate
19assessments for expenditures relating to emergencies or
20mandated by law may be adopted by the board of managers without
21being subject to unit owner approval or the provisions of item
22(ii) above or item (v) below. As used herein, "emergency" means
23an immediate danger to the structural integrity of the common
24elements or to the life, health, safety or property of the unit
25owners, (v) that assessments for additions and alterations to
26the common elements or to association-owned property not

 

 

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1included in the adopted annual budget, shall be separately
2assessed and are subject to approval of two-thirds of the total
3votes of all unit owners, (vi) that the board of managers may
4adopt separate assessments payable over more than one fiscal
5year. With respect to multi-year assessments not governed by
6items (iv) and (v), the entire amount of the multi-year
7assessment shall be deemed considered and authorized in the
8first fiscal year in which the assessment is approved;
9    (9)(A) that every meeting meetings of the board of managers
10shall be open to any unit owner, except for the portion of any
11meeting held (i) to discuss or consider information relating
12to: (i) litigation when an action against or on behalf of the
13particular association has been filed and is pending in a court
14or administrative tribunal, or when the board of managers finds
15that such an action is probable or imminent, (ii) to consider
16information regarding appointment, employment or dismissal of
17an employee, or (iii) to discuss violations of rules and
18regulations of the association, or (iv) a unit owner's unpaid
19share of common expenses; that any vote on these matters
20discussed or considered in closed session shall take place be
21taken at a meeting of the board of managers or portion thereof
22open to any unit owner;
23    (B) that board members may participate in and act at any
24meeting of the board of managers in person, by telephonic
25means, or by use of any acceptable technological means whereby
26all persons participating in the meeting can communicate with

 

 

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1each other; that participation constitutes attendance and
2presence in person at the meeting;
3    (C) that any unit owner may record the proceedings at
4meetings of the board of managers or portions thereof required
5to be open by this Act by tape, film or other means, and ; that
6the board may prescribe reasonable rules and regulations to
7govern the right to make such recordings; ,
8    (D) that notice of every meeting of the board of managers
9such meetings shall be given to every board member mailed or
10delivered at least 48 hours prior thereto, unless the board
11member waives notice of the meeting pursuant to subsection (a)
12of Section 18.8; a written waiver of such notice is signed by
13the person or persons entitled to such notice pursuant to the
14declaration, bylaws, other condominium instrument, or
15provision of law other than this subsection before the meeting
16is convened, and
17    (E) that notice copies of notices of every meeting meetings
18of the board of managers shall be posted in entranceways,
19elevators, or other conspicuous places in the condominium at
20least 48 hours prior to the meeting of the board of managers
21except where there is no common entranceway for 7 or more
22units, the board of managers may designate one or more
23locations in the proximity of these units where the notices of
24meetings shall be posted; that notice of every meeting of the
25board of managers shall also be given at least 48 hours prior
26to the meeting, or such longer notice as this Act may

 

 

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

 

 

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

 

 

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1given an opportunity to include biographical and background
2information in the information to be disseminated; and (ii) the
3board does not express a preference in favor of any candidate;
4    (18) any proxy distributed for board elections by the board
5of managers gives unit owners the opportunity to designate any
6person as the proxy holder, and gives the unit owner the
7opportunity to express a preference for any of the known
8candidates for the board or to write in a name;
9    (19) that special meetings of the board of managers can be
10called by the president or 25% of the members of the board; and
11    (20) that the board of managers may establish and maintain
12a system of master metering of public utility services and
13collect payments in connection therewith, subject to the
14requirements of the Tenant Utility Payment Disclosure Act; and
15.
16    (21) that the board may ratify and confirm actions of the
17members of the board taken in response to an emergency, as that
18term is defined in subdivision (a)(8)(iv) of this Section; that
19the board shall give notice to the unit owners of: (i) the
20occurrence of the emergency event within 7 business days after
21the emergency event, and (ii) the general description of the
22actions taken to address the event within 7 days after the
23emergency event.
24    The intent of the provisions of this amendatory Act of the
2599th General Assembly adding this paragraph (21) is to empower
26and support boards to act in emergencies.

 

 

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1    (b)(1) What percentage of the unit owners, if other than
220%, shall constitute a quorum provided that, for condominiums
3with 20 or more units, the percentage of unit owners
4constituting a quorum shall be 20% unless the unit owners
5holding a majority of the percentage interest in the
6association provide for a higher percentage, provided that in
7voting on amendments to the association's bylaws, a unit owner
8who is in arrears on the unit owner's regular or separate
9assessments for 60 days or more, shall not be counted for
10purposes of determining if a quorum is present, but that unit
11owner retains the right to vote on amendments to the
12association's bylaws;
13    (2) that the association shall have one class of
14membership;
15    (3) that the members shall hold an annual meeting, one of
16the purposes of which shall be to elect members of the board of
17managers;
18    (4) the method of calling meetings of the unit owners;
19    (5) that special meetings of the members can be called by
20the president, board of managers, or by 20% of unit owners;
21    (6) that written notice of any membership meeting shall be
22mailed or delivered giving members no less than 10 and no more
23than 30 days notice of the time, place and purpose of such
24meeting except that notice may be sent, to the extent the
25condominium instruments or rules adopted thereunder expressly
26so provide, by electronic transmission consented to by the unit

 

 

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

 

 

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1instruments or the written proxy itself provide otherwise, is
2invalid after 11 months from the date of its execution; to the
3extent the condominium instruments or rules adopted thereunder
4expressly so provide, a vote or proxy may be submitted by
5electronic transmission, provided that any such electronic
6transmission shall either set forth or be submitted with
7information from which it can be determined that the electronic
8transmission was authorized by the unit owner or the unit
9owner's proxy;
10    (B) that if a rule adopted at least 120 days before a board
11election or the declaration or bylaws provide for balloting as
12set forth in this subsection, unit owners may not vote by proxy
13in board elections, but may vote only (i) by submitting an
14association-issued ballot in person at the election meeting or
15(ii) by submitting an association-issued ballot to the
16association or its designated agent by mail or other means of
17delivery specified in the declaration, bylaws, or rule; that
18the ballots shall be mailed or otherwise distributed to unit
19owners not less than 10 and not more than 30 days before the
20election meeting, and the board shall give unit owners not less
21than 21 days' prior written notice of the deadline for
22inclusion of a candidate's name on the ballots; that the
23deadline shall be no more than 7 days before the ballots are
24mailed or otherwise distributed to unit owners; that every such
25ballot must include the names of all candidates who have given
26the board or its authorized agent timely written notice of

 

 

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

 

 

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1and must give the person voting through electronic or
2acceptable technological means the opportunity to cast votes
3for candidates whose names do not appear on the ballot; a unit
4owner who submits a vote using electronic or acceptable
5technological means may request and cast a ballot in person at
6the election meeting, thereby voiding any vote previously
7submitted by that unit owner;
8    (C) that if a written petition by unit owners with at least
920% of the votes of the association is delivered to the board
10within 14 days after the board's approval of a rule adopted
11pursuant to subparagraph (B) or subparagraph (B-5) of this
12paragraph (9), the board shall call a meeting of the unit
13owners within 30 days after the date of delivery of the
14petition; that unless a majority of the total votes of the unit
15owners are cast at the meeting to reject the rule, the rule is
16ratified;
17    (D) that votes cast by ballot under subparagraph (B) or
18electronic or acceptable technological means under
19subparagraph (B-5) of this paragraph (9) are valid for the
20purpose of establishing a quorum;
21    (10) that the association may, upon adoption of the
22appropriate rules by the board of managers, conduct elections
23by secret ballot whereby the voting ballot is marked only with
24the percentage interest for the unit and the vote itself,
25provided that the board further adopt rules to verify the
26status of the unit owner issuing a proxy or casting a ballot;

 

 

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1and further, that a candidate for election to the board of
2managers or such candidate's representative shall have the
3right to be present at the counting of ballots at such
4election;
5    (11) that in the event of a resale of a condominium unit
6the purchaser of a unit from a seller other than the developer
7pursuant to an installment contract for purchase shall during
8such times as he or she resides in the unit be counted toward a
9quorum for purposes of election of members of the board of
10managers at any meeting of the unit owners called for purposes
11of electing members of the board, shall have the right to vote
12for the election of members of the board of managers and to be
13elected to and serve on the board of managers unless the seller
14expressly retains in writing any or all of such rights. In no
15event may the seller and purchaser both be counted toward a
16quorum, be permitted to vote for a particular office or be
17elected and serve on the board. Satisfactory evidence of the
18installment contact shall be made available to the association
19or its agents. For purposes of this subsection, "installment
20contact" shall have the same meaning as set forth in Section 1
21(e) of "An Act relating to installment contracts to sell
22dwelling structures", approved August 11, 1967, as amended;
23    (12) the method by which matters subject to the approval of
24unit owners set forth in this Act, or in the condominium
25instruments, will be submitted to the unit owners at special
26membership meetings called for such purposes; and

 

 

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1    (13) that matters subject to the affirmative vote of not
2less than 2/3 of the votes of unit owners at a meeting duly
3called for that purpose, shall include, but not be limited to:
4        (i) merger or consolidation of the association;
5        (ii) sale, lease, exchange, or other disposition
6    (excluding the mortgage or pledge) of all, or substantially
7    all of the property and assets of the association; and
8        (iii) the purchase or sale of land or of units on
9    behalf of all unit owners.
10    (c) Election of a president from among the board of
11managers, who shall preside over the meetings of the board of
12managers and of the unit owners.
13    (d) Election of a secretary from among the board of
14managers, who shall keep the minutes of all meetings of the
15board of managers and of the unit owners and who shall, in
16general, perform all the duties incident to the office of
17secretary.
18    (e) Election of a treasurer from among the board of
19managers, who shall keep the financial records and books of
20account.
21    (f) Maintenance, repair and replacement of the common
22elements and payments therefor, including the method of
23approving payment vouchers.
24    (g) An association with 30 or more units shall obtain and
25maintain fidelity insurance covering persons who control or
26disburse funds of the association for the maximum amount of

 

 

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1coverage available to protect funds in the custody or control
2of the association plus the association reserve fund. All
3management companies which are responsible for the funds held
4or administered by the association shall maintain and furnish
5to the association a fidelity bond for the maximum amount of
6coverage available to protect funds in the custody of the
7management company at any time. The association shall bear the
8cost of the fidelity insurance and fidelity bond, unless
9otherwise provided by contract between the association and a
10management company. The association shall be the direct obligee
11of any such fidelity bond. A management company holding reserve
12funds of an association shall at all times maintain a separate
13account for each association, provided, however, that for
14investment purposes, the Board of Managers of an association
15may authorize a management company to maintain the
16association's reserve funds in a single interest bearing
17account with similar funds of other associations. The
18management company shall at all times maintain records
19identifying all moneys of each association in such investment
20account. The management company may hold all operating funds of
21associations which it manages in a single operating account but
22shall at all times maintain records identifying all moneys of
23each association in such operating account. Such operating and
24reserve funds held by the management company for the
25association shall not be subject to attachment by any creditor
26of the management company.

 

 

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1    For the purpose of this subsection a management company
2shall be defined as a person, partnership, corporation, or
3other legal entity entitled to transact business on behalf of
4others, acting on behalf of or as an agent for a unit owner,
5unit owners or association of unit owners for the purpose of
6carrying out the duties, responsibilities, and other
7obligations necessary for the day to day operation and
8management of any property subject to this Act. For purposes of
9this subsection, the term "fiduciary insurance coverage" shall
10be defined as both a fidelity bond and directors and officers
11liability coverage, the fidelity bond in the full amount of
12association funds and association reserves that will be in the
13custody of the association, and the directors and officers
14liability coverage at a level as shall be determined to be
15reasonable by the board of managers, if not otherwise
16established by the declaration or by laws.
17    Until one year after the effective date of this amendatory
18Act of 1985, if a condominium association has reserves plus
19assessments in excess of $250,000 and cannot reasonably obtain
20100% fidelity bond coverage for such amount, then it must
21obtain a fidelity bond coverage of $250,000.
22    (h) Method of estimating the amount of the annual budget,
23and the manner of assessing and collecting from the unit owners
24their respective shares of such estimated expenses, and of any
25other expenses lawfully agreed upon.
26    (i) That upon 10 days notice to the manager or board of

 

 

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1managers and payment of a reasonable fee, any unit owner shall
2be furnished a statement of his account setting forth the
3amount of any unpaid assessments or other charges due and owing
4from such owner.
5    (j) Designation and removal of personnel necessary for the
6maintenance, repair and replacement of the common elements.
7    (k) Such restrictions on and requirements respecting the
8use and maintenance of the units and the use of the common
9elements, not set forth in the declaration, as are designed to
10prevent unreasonable interference with the use of their
11respective units and of the common elements by the several unit
12owners.
13    (l) Method of adopting and of amending administrative rules
14and regulations governing the operation and use of the common
15elements.
16    (m) The percentage of votes required to modify or amend the
17bylaws, but each one of the particulars set forth in this
18section shall always be embodied in the bylaws.
19    (n)(i) The provisions of this Act, the declaration, bylaws,
20other condominium instruments, and rules and regulations that
21relate to the use of the individual unit or the common elements
22shall be applicable to any person leasing a unit and shall be
23deemed to be incorporated in any lease executed or renewed on
24or after the effective date of this amendatory Act of 1984.
25(ii) With regard to any lease entered into subsequent to the
26effective date of this amendatory Act of 1989, the unit owner

 

 

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1leasing the unit shall deliver a copy of the signed lease to
2the board or if the lease is oral, a memorandum of the lease,
3not later than the date of occupancy or 10 days after the lease
4is signed, whichever occurs first. In addition to any other
5remedies, by filing an action jointly against the tenant and
6the unit owner, an association may seek to enjoin a tenant from
7occupying a unit or seek to evict a tenant under the provisions
8of Article IX of the Code of Civil Procedure for failure of the
9lessor-owner to comply with the leasing requirements
10prescribed by this Section or by the declaration, bylaws, and
11rules and regulations. The board of managers may proceed
12directly against a tenant, at law or in equity, or under the
13provisions of Article IX of the Code of Civil Procedure, for
14any other breach by tenant of any covenants, rules, regulations
15or bylaws.
16    (o) The association shall have no authority to forbear the
17payment of assessments by any unit owner.
18    (p) That when 30% or fewer of the units, by number, possess
19over 50% in the aggregate of the votes in the association, any
20percentage vote of members specified herein or in the
21condominium instruments shall require the specified percentage
22by number of units rather than by percentage of interest in the
23common elements allocated to units that would otherwise be
24applicable and garage units or storage units, or both, shall
25have, in total, no more votes than their aggregate percentage
26of ownership in the common elements; this shall mean that if

 

 

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1garage units or storage units, or both, are to be given a vote,
2or portion of a vote, that the association must add the total
3number of votes cast of garage units, storage units, or both,
4and divide the total by the number of garage units, storage
5units, or both, and multiply by the aggregate percentage of
6ownership of garage units and storage units to determine the
7vote, or portion of a vote, that garage units or storage units,
8or both, have. For purposes of this subsection (p), when making
9a determination of whether 30% or fewer of the units, by
10number, possess over 50% in the aggregate of the votes in the
11association, a unit shall not include a garage unit or a
12storage unit.
13    (q) That a unit owner may not assign, delegate, transfer,
14surrender, or avoid the duties, responsibilities, and
15liabilities of a unit owner under this Act, the condominium
16instruments, or the rules and regulations of the Association;
17and that such an attempted assignment, delegation, transfer,
18surrender, or avoidance shall be deemed void.
19    The provisions of this Section are applicable to all
20condominium instruments recorded under this Act. Any portion of
21a condominium instrument which contains provisions contrary to
22these provisions shall be void as against public policy and
23ineffective. Any such instrument which fails to contain the
24provisions required by this Section shall be deemed to
25incorporate such provisions by operation of law.
26(Source: P.A. 98-1042, eff. 1-1-15.)
 

 

 

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1    (765 ILCS 605/27)  (from Ch. 30, par. 327)
2    Sec. 27. Amendments.
3    (a) If there is any unit owner other than the developer,
4and unless otherwise provided in this Act, the condominium
5instruments shall be amended only as follows:
6        (i) upon the affirmative vote of 2/3 of those voting or
7    upon the majority specified by the condominium
8    instruments, provided that in no event shall the
9    condominium instruments require more than a three-quarters
10    vote of all unit owners; and
11        (ii) with the approval of, or notice to, any mortgagees
12    or other lienholders of record, if required under the
13    provisions of the condominium instruments.
14    (b)(1) If there is an omission, error, or inconsistency in
15a condominium instrument, such that a provision of a
16condominium instrument does not conform to this Act or to
17another applicable statute, the association may correct the
18omission, error, or inconsistency to conform the condominium
19instrument to this Act or to another applicable statute by an
20amendment adopted by vote of two-thirds of the Board of
21Managers, without a unit owner vote. A provision in a
22condominium instrument requiring or allowing unit owners,
23mortgagees, or other lienholders of record to vote to approve
24an amendment to a condominium instrument, or for the mortgagees
25or other lienholders of record to be given notice of an

 

 

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1amendment to a condominium instrument, is not applicable to an
2amendment to the extent that the amendment corrects an
3omission, error, or inconsistency to conform the condominium
4instrument to this Act or to another applicable statute or
5error in the declaration, bylaws or other condominium
6instrument, the association may correct the error or omission
7by an amendment to the declaration, bylaws, or other
8condominium instrument in such respects as may be required to
9conform to this Act, and any other applicable statute or to the
10declaration by vote of two-thirds of the members of the Board
11of Managers or by a majority vote of the unit owners at a
12meeting called for this purpose, unless the Act or the
13condominium instruments specifically provide for greater
14percentages or different procedures.
15    (2) If through a scrivener's error, a unit has not been
16designated as owning an appropriate undivided share of the
17common elements or does not bear an appropriate share of the
18common expenses or that all the common expenses or all of the
19common elements in the condominium have not been distributed in
20the declaration, so that the sum total of the shares of common
21elements which have been distributed or the sum total of the
22shares of the common expenses fail to equal 100%, or if it
23appears that more than 100% of the common elements or common
24expenses have been distributed, the error may be corrected by
25operation of law by filing an amendment to the declaration
26approved by vote of two-thirds of the members of the Board of

 

 

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1Managers or a majority vote of the unit owners at a meeting
2called for this purpose which proportionately adjusts all
3percentage interests so that the total is equal to 100% unless
4the condominium instruments specifically provide for a
5different procedure or different percentage vote by the owners
6of the units and the owners of mortgages thereon affected by
7modification being made in the undivided interest in the common
8elements, the number of votes in the unit owners association or
9the liability for common expenses appertaining to the unit.
10    (3) If an omission or error or a scrivener's error in the
11declaration, bylaws or other condominium instrument is
12corrected by vote of two-thirds of the members of the Board of
13Managers pursuant to the authority established in subsections
14(b)(1) or (b)(2) of Section 27 of this Act, the Board upon
15written petition by unit owners with 20 percent of the votes of
16the association filed within 30 days of the Board action shall
17call a meeting of the unit owners within 30 days of the filing
18of the petition to consider the Board action. Unless a majority
19of the votes of the unit owners of the association are cast at
20the meeting to reject the action, it is ratified whether or not
21a quorum is present.
22    (4) The procedures for amendments set forth in this
23subsection (b) cannot be used if such an amendment would
24materially or adversely affect property rights of the unit
25owners unless the affected unit owners consent in writing. This
26Section does not restrict the powers of the association to

 

 

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1otherwise amend the declaration, bylaws, or other condominium
2instruments, but authorizes a simple process of amendment
3requiring a lesser vote for the purpose of correcting defects,
4errors, or omissions when the property rights of the unit
5owners are not materially or adversely affected.
6    (5) If there is an omission or error in the declaration,
7bylaws, or other condominium instruments, which may not be
8corrected by an amendment procedure set forth in paragraphs (1)
9and (2) of subsection (b) of Section 27 in the declaration then
10the Circuit Court in the County in which the condominium is
11located shall have jurisdiction to hear a petition of one or
12more of the unit owners thereon or of the association, to
13correct the error or omission, and the action may be a class
14action. The court may require that one or more methods of
15correcting the error or omission be submitted to the unit
16owners to determine the most acceptable correction. All unit
17owners in the association must be joined as parties to the
18action. Service of process on owners may be by publication, but
19the plaintiff shall furnish all unit owners not personally
20served with process with copies of the petition and final
21judgment of the court by certified mail return receipt
22requested, at their last known address.
23    (6) Nothing contained in this Section shall be construed to
24invalidate any provision of a condominium instrument
25authorizing the developer to amend a condominium instrument
26prior to the latest date on which the initial membership

 

 

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1meeting of the unit owners must be held, whether or nor it has
2actually been held, to bring the instrument into compliance
3with the legal requirements of the Federal National Mortgage
4Association, the Federal Home Loan Mortgage Corporation, the
5Federal Housing Administration, the United States Veterans
6Administration or their respective successors and assigns.
7(Source: P.A. 98-282, eff. 1-1-14.)".