Rep. Sandra M. Pihos

Filed: 4/10/2008

 

 


 

 


 
09500HB5189ham002 LRB095 18627 LCT 49178 a

1
AMENDMENT TO HOUSE BILL 5189

2     AMENDMENT NO. ______. Amend House Bill 5189, AS AMENDED, by
3 replacing everything after the enacting clause with the
4 following:
 
5     "Section 5. The Condominium Property Act is amended by
6 changing Sections 18 and 18.4 as follows:
 
7     (765 ILCS 605/18)  (from Ch. 30, par. 318)
8     (Text of Section before amendment by P.A. 95-624)
9     Sec. 18. Contents of bylaws. The bylaws shall provide for
10 at least the following:
11     (a) (1) The election from among the unit owners of a board
12     of managers, the number of persons constituting such board,
13     and that the terms of at least one-third of the members of
14     the board shall expire annually and that all members of the
15     board shall be elected at large. If there are multiple
16     owners of a single unit, only one of the multiple owners

 

 

09500HB5189ham002 - 2 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 3 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 4 - LRB095 18627 LCT 49178 a

1     or to the life, health, safety or property of the unit
2     owners, (v) that assessments for additions and alterations
3     to the common elements or to association-owned property not
4     included in the adopted annual budget, shall be separately
5     assessed and are subject to approval of two-thirds of the
6     total votes of all unit owners, (vi) that the board of
7     managers may adopt separate assessments payable over more
8     than one fiscal year. With respect to multi-year
9     assessments not governed by items (iv) and (v), the entire
10     amount of the multi-year assessment shall be deemed
11     considered and authorized in the first fiscal year in which
12     the assessment is approved;
13         (9) that meetings of the board of managers shall be
14     open to any unit owner, except for the portion of any
15     meeting held (i) to discuss litigation when an action
16     against or on behalf of the particular association has been
17     filed and is pending in a court or administrative tribunal,
18     or when the board of managers finds that such an action is
19     probable or imminent, (ii) to consider information
20     regarding appointment, employment or dismissal of an
21     employee, or (iii) to discuss violations of rules and
22     regulations of the association or a unit owner's unpaid
23     share of common expenses; that any vote on these matters
24     shall be taken at a meeting or portion thereof open to any
25     unit owner; that any unit owner may record the proceedings
26     at meetings or portions thereof required to be open by this

 

 

09500HB5189ham002 - 5 - LRB095 18627 LCT 49178 a

1     Act by tape, film or other means; that the board may
2     prescribe reasonable rules and regulations to govern the
3     right to make such recordings, that notice of such meetings
4     shall be mailed or delivered at least 48 hours prior
5     thereto, unless a written waiver of such notice is signed
6     by the person or persons entitled to such notice pursuant
7     to the declaration, bylaws, other condominium instrument,
8     or provision of law other than this subsection before the
9     meeting is convened, and that copies of notices of meetings
10     of the board of managers shall be posted in entranceways,
11     elevators, or other conspicuous places in the condominium
12     at least 48 hours prior to the meeting of the board of
13     managers except where there is no common entranceway for 7
14     or more units, the board of managers may designate one or
15     more locations in the proximity of these units where the
16     notices of meetings shall be posted;
17         (10) that the board shall meet at least 4 times
18     annually;
19         (11) that no member of the board or officer shall be
20     elected for a term of more than 2 years, but that officers
21     and board members may succeed themselves;
22         (12) the designation of an officer to mail and receive
23     all notices and execute amendments to condominium
24     instruments as provided for in this Act and in the
25     condominium instruments;
26         (13) the method of filling vacancies on the board which

 

 

09500HB5189ham002 - 6 - LRB095 18627 LCT 49178 a

1     shall include authority for the remaining members of the
2     board to fill the vacancy by two-thirds vote until the next
3     annual meeting of unit owners or for a period terminating
4     no later than 30 days following the filing of a petition
5     signed by unit owners holding 20% of the votes of the
6     association requesting a meeting of the unit owners to fill
7     the vacancy for the balance of the term, and that a meeting
8     of the unit owners shall be called for purposes of filling
9     a vacancy on the board no later than 30 days following the
10     filing of a petition signed by unit owners holding 20% of
11     the votes of the association requesting such a meeting, and
12     the method of filling vacancies among the officers that
13     shall include the authority for the members of the board to
14     fill the vacancy for the unexpired portion of the term;
15         (14) what percentage of the board of managers, if other
16     than a majority, shall constitute a quorum;
17         (15) provisions concerning notice of board meetings to
18     members of the board;
19         (16) the board of managers may not enter into a
20     contract with a current board member or with a corporation
21     or partnership in which a board member or a member of the
22     board member's immediate family has 25% or more interest,
23     unless notice of intent to enter the contract is given to
24     unit owners within 20 days after a decision is made to
25     enter into the contract and the unit owners are afforded an
26     opportunity by filing a petition, signed by 20% of the unit

 

 

09500HB5189ham002 - 7 - LRB095 18627 LCT 49178 a

1     owners, for an election to approve or disapprove the
2     contract; such petition shall be filed within 20 days after
3     such notice and such election shall be held within 30 days
4     after filing the petition; for purposes of this subsection,
5     a board member's immediate family means the board member's
6     spouse, parents, and children;
7         (17) that the board of managers may disseminate to unit
8     owners biographical and background information about
9     candidates for election to the board if (i) reasonable
10     efforts to identify all candidates are made and all
11     candidates are given an opportunity to include
12     biographical and background information in the information
13     to be disseminated; and (ii) the board does not express a
14     preference in favor of any candidate;
15         (18) any proxy distributed for board elections by the
16     board of managers gives unit owners the opportunity to
17     designate any person as the proxy holder, and gives the
18     unit owner the opportunity to express a preference for any
19     of the known candidates for the board or to write in a
20     name;
21         (19) that special meetings of the board of managers can
22     be called by the president or 25% of the members of the
23     board; and
24         (20) that the board of managers may establish and
25     maintain a system of master metering of public utility
26     services and collect payments in connection therewith,

 

 

09500HB5189ham002 - 8 - LRB095 18627 LCT 49178 a

1     subject to the requirements of the Tenant Utility Payment
2     Disclosure Act.
3     (b) (1) What percentage of the unit owners, if other than
4     20%, shall constitute a quorum provided that, for
5     condominiums with 20 or more units, the percentage of unit
6     owners constituting a quorum shall be 20% unless the unit
7     owners holding a majority of the percentage interest in the
8     association provide for a higher percentage;
9         (2) that the association shall have one class of
10     membership;
11         (3) that the members shall hold an annual meeting, one
12     of the purposes of which shall be to elect members of the
13     board of managers;
14         (4) the method of calling meetings of the unit owners;
15         (5) that special meetings of the members can be called
16     by the president, board of managers, or by 20% of unit
17     owners;
18         (6) that written notice of any membership meeting shall
19     be mailed or delivered giving members no less than 10 and
20     no more than 30 days notice of the time, place and purpose
21     of such meeting;
22         (7) that voting shall be on a percentage basis, and
23     that the percentage vote to which each unit is entitled is
24     the percentage interest of the undivided ownership of the
25     common elements appurtenant thereto, provided that the
26     bylaws may provide for approval by unit owners in

 

 

09500HB5189ham002 - 9 - LRB095 18627 LCT 49178 a

1     connection with matters where the requisite approval on a
2     percentage basis is not specified in this Act, on the basis
3     of one vote per unit;
4         (8) that, where there is more than one owner of a unit,
5     if only one of the multiple owners is present at a meeting
6     of the association, he is entitled to cast all the votes
7     allocated to that unit, if more than one of the multiple
8     owners are present, the votes allocated to that unit may be
9     cast only in accordance with the agreement of a majority in
10     interest of the multiple owners, unless the declaration
11     expressly provides otherwise, that there is majority
12     agreement if any one of the multiple owners cast the votes
13     allocated to that unit without protest being made promptly
14     to the person presiding over the meeting by any of the
15     other owners of the unit;
16         (9)(A) that unless the Articles of Incorporation or the
17     bylaws otherwise provide, and except as provided in
18     subparagraph (B) of this paragraph (9) in connection with
19     board elections, a unit owner may vote by proxy executed in
20     writing by the unit owner or by his duly authorized
21     attorney in fact; that the proxy must bear the date of
22     execution and, unless the condominium instruments or the
23     written proxy itself provide otherwise, is invalid after 11
24     months from the date of its execution;
25         (B) that if a rule adopted at least 120 days before a
26     board election or the declaration or bylaws provide for

 

 

09500HB5189ham002 - 10 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 11 - LRB095 18627 LCT 49178 a

1         (C) that if a written petition by unit owners with at
2     least 20% of the votes of the association is delivered to
3     the board within 14 days after the board's approval of a
4     rule adopted pursuant to subparagraph (B) of this paragraph
5     (9), the board shall call a meeting of the unit owners
6     within 30 days after the date of delivery of the petition;
7     that unless a majority of the total votes of the unit
8     owners are cast at the meeting to reject the rule, the rule
9     is ratified;
10         (10) that the association may, upon adoption of the
11     appropriate rules by the board of managers, conduct
12     elections by secret ballot whereby the voting ballot is
13     marked only with the percentage interest for the unit and
14     the vote itself, provided that the board further adopt
15     rules to verify the status of the unit owner issuing a
16     proxy or casting a ballot; and further, that a candidate
17     for election to the board of managers or such candidate's
18     representative shall have the right to be present at the
19     counting of ballots at such election;
20         (11) that in the event of a resale of a condominium
21     unit the purchaser of a unit from a seller other than the
22     developer pursuant to an installment contract for purchase
23     shall during such times as he or she resides in the unit be
24     counted toward a quorum for purposes of election of members
25     of the board of managers at any meeting of the unit owners
26     called for purposes of electing members of the board, shall

 

 

09500HB5189ham002 - 12 - LRB095 18627 LCT 49178 a

1     have the right to vote for the election of members of the
2     board of managers and to be elected to and serve on the
3     board of managers unless the seller expressly retains in
4     writing any or all of such rights. In no event may the
5     seller and purchaser both be counted toward a quorum, be
6     permitted to vote for a particular office or be elected and
7     serve on the board. Satisfactory evidence of the
8     installment contact shall be made available to the
9     association or its agents. For purposes of this subsection,
10     "installment contact" shall have the same meaning as set
11     forth in Section 1 (e) of "An Act relating to installment
12     contracts to sell dwelling structures", approved August
13     11, 1967, as amended;
14         (12) the method by which matters subject to the
15     approval of unit owners set forth in this Act, or in the
16     condominium instruments, will be submitted to the unit
17     owners at special membership meetings called for such
18     purposes; and
19         (13) that matters subject to the affirmative vote of
20     not less than 2/3 of the votes of unit owners at a meeting
21     duly called for that purpose, shall include, but not be
22     limited to:
23             (i) merger or consolidation of the association;
24             (ii) sale, lease, exchange, or other disposition
25         (excluding the mortgage or pledge) of all, or
26         substantially all of the property and assets of the

 

 

09500HB5189ham002 - 13 - LRB095 18627 LCT 49178 a

1         association; and
2             (iii) the purchase or sale of land or of units on
3         behalf of all unit owners.
4     (c) Election of a president from among the board of
5 managers, who shall preside over the meetings of the board of
6 managers and of the unit owners.
7     (d) Election of a secretary from among the board of
8 managers, who shall keep the minutes of all meetings of the
9 board of managers and of the unit owners and who shall, in
10 general, perform all the duties incident to the office of
11 secretary.
12     (e) Election of a treasurer from among the board of
13 managers, who shall keep the financial records and books of
14 account.
15     (f) Maintenance, repair and replacement of the common
16 elements and payments therefor, including the method of
17 approving payment vouchers.
18     (g) An association with 30 or more units shall obtain and
19 maintain fidelity insurance covering persons who control or
20 disburse funds of the association for the maximum amount of
21 coverage available to protect funds in the custody or control
22 of the association plus the association reserve fund. All
23 management companies which are responsible for the funds held
24 or administered by the association shall maintain and furnish
25 to the association a fidelity bond for the maximum amount of
26 coverage available to protect funds in the custody of the

 

 

09500HB5189ham002 - 14 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 15 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 16 - LRB095 18627 LCT 49178 a

1     (k) Such restrictions on and requirements respecting the
2 use and maintenance of the units and the use of the common
3 elements, not set forth in the declaration, as are designed to
4 prevent unreasonable interference with the use of their
5 respective units and of the common elements by the several unit
6 owners.
7     (l) Method of adopting and of amending administrative rules
8 and regulations governing the operation and use of the common
9 elements.
10     (m) The percentage of votes required to modify or amend the
11 bylaws, but each one of the particulars set forth in this
12 section shall always be embodied in the bylaws.
13     (n) (i) The provisions of this Act, the declaration,
14 bylaws, other condominium instruments, and rules and
15 regulations that relate to the use of the individual unit or
16 the common elements shall be applicable to any person leasing a
17 unit and shall be deemed to be incorporated in any lease
18 executed or renewed on or after the effective date of this
19 amendatory Act of 1984. (ii) With regard to any lease entered
20 into subsequent to the effective date of this amendatory Act of
21 1989, the unit owner leasing the unit shall deliver a copy of
22 the signed lease to the board or if the lease is oral, a
23 memorandum of the lease, not later than the date of occupancy
24 or 10 days after the lease is signed, whichever occurs first.
25 In addition to any other remedies, by filing an action jointly
26 against the tenant and the unit owner, an association may seek

 

 

09500HB5189ham002 - 17 - LRB095 18627 LCT 49178 a

1 to enjoin a tenant from occupying a unit or seek to evict a
2 tenant under the provisions of Article IX of the Code of Civil
3 Procedure for failure of the lessor-owner to comply with the
4 leasing requirements prescribed by this Section or by the
5 declaration, bylaws, and rules and regulations. The board of
6 managers may proceed directly against a tenant, at law or in
7 equity, or under the provisions of Article IX of the Code of
8 Civil Procedure, for any other breach by tenant of any
9 covenants, rules, regulations or bylaws.
10     (o) The association shall have no authority to forbear the
11 payment of assessments by any unit owner.
12     (p) That when 30% or fewer of the units, by number, possess
13 over 50% in the aggregate of the votes in the association, any
14 percentage vote of members specified herein or in the
15 condominium instruments shall require the specified percentage
16 by number of units rather than by percentage of interest in the
17 common elements allocated to units that would otherwise be
18 applicable.
19     (q) That a unit owner may not assign, delegate, transfer,
20 surrender, or avoid the duties, responsibilities, and
21 liabilities of a unit owner under this Act, the condominium
22 instruments, or the rules and regulations of the Association;
23 and that such an attempted assignment, delegation, transfer,
24 surrender, or avoidance shall be deemed void.
25     The provisions of this Section are applicable to all
26 condominium instruments recorded under this Act. Any portion of

 

 

09500HB5189ham002 - 18 - LRB095 18627 LCT 49178 a

1 a condominium instrument which contains provisions contrary to
2 these provisions shall be void as against public policy and
3 ineffective. Any such instrument which fails to contain the
4 provisions required by this Section shall be deemed to
5 incorporate such provisions by operation of law.
6 (Source: P.A. 93-243, eff. 1-1-04.)
 
7     (Text of Section after amendment by P.A. 95-624)
8     Sec. 18. Contents of bylaws. The bylaws shall provide for
9 at least the following:
10     (a) (1) The election from among the unit owners of a board
11     of managers, the number of persons constituting such board,
12     and that the terms of at least one-third of the members of
13     the board shall expire annually and that all members of the
14     board shall be elected at large. If there are multiple
15     owners of a single unit, only one of the multiple owners
16     shall be eligible to serve as a member of the board at any
17     one time.
18         (2) the powers and duties of the board;
19         (3) the compensation, if any, of the members of the
20     board;
21         (4) the method of removal from office of members of the
22     board;
23         (5) that the board may engage the services of a manager
24     or managing agent;
25         (6) that each unit owner shall receive, at least 30

 

 

09500HB5189ham002 - 19 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 20 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 21 - LRB095 18627 LCT 49178 a

1     considered and authorized in the first fiscal year in which
2     the assessment is approved;
3         (9) that meetings of the board of managers shall be
4     open to any unit owner, except for the portion of any
5     meeting held (i) to discuss litigation when an action
6     against or on behalf of the particular association has been
7     filed and is pending in a court or administrative tribunal,
8     or when the board of managers finds that such an action is
9     probable or imminent, (ii) to consider information
10     regarding appointment, employment or dismissal of an
11     employee, or (iii) to discuss violations of rules and
12     regulations of the association or a unit owner's unpaid
13     share of common expenses; that any vote on these matters
14     shall be taken at a meeting or portion thereof open to any
15     unit owner; that any unit owner may record the proceedings
16     at meetings or portions thereof required to be open by this
17     Act by tape, film or other means; that the board may
18     prescribe reasonable rules and regulations to govern the
19     right to make such recordings, that notice of such meetings
20     shall be mailed or delivered at least 48 hours prior
21     thereto, unless a written waiver of such notice is signed
22     by the person or persons entitled to such notice pursuant
23     to the declaration, bylaws, other condominium instrument,
24     or provision of law other than this subsection before the
25     meeting is convened, and that copies of notices of meetings
26     of the board of managers shall be posted in entranceways,

 

 

09500HB5189ham002 - 22 - LRB095 18627 LCT 49178 a

1     elevators, or other conspicuous places in the condominium
2     at least 48 hours prior to the meeting of the board of
3     managers except where there is no common entranceway for 7
4     or more units, the board of managers may designate one or
5     more locations in the proximity of these units where the
6     notices of meetings shall be posted;
7         (10) that the board shall meet at least 4 times
8     annually;
9         (11) that no member of the board or officer shall be
10     elected for a term of more than 2 years, but that officers
11     and board members may succeed themselves;
12         (12) the designation of an officer to mail and receive
13     all notices and execute amendments to condominium
14     instruments as provided for in this Act and in the
15     condominium instruments;
16         (13) the method of filling vacancies on the board which
17     shall include authority for the remaining members of the
18     board to fill the vacancy by two-thirds vote until the next
19     annual meeting of unit owners or for a period terminating
20     no later than 30 days following the filing of a petition
21     signed by unit owners holding 20% of the votes of the
22     association requesting a meeting of the unit owners to fill
23     the vacancy for the balance of the term, and that a meeting
24     of the unit owners shall be called for purposes of filling
25     a vacancy on the board no later than 30 days following the
26     filing of a petition signed by unit owners holding 20% of

 

 

09500HB5189ham002 - 23 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 24 - LRB095 18627 LCT 49178 a

1     candidates are given an opportunity to include
2     biographical and background information in the information
3     to be disseminated; and (ii) the board does not express a
4     preference in favor of any candidate;
5         (18) any proxy distributed for board elections by the
6     board of managers gives unit owners the opportunity to
7     designate any person as the proxy holder, and gives the
8     unit owner the opportunity to express a preference for any
9     of the known candidates for the board or to write in a
10     name;
11         (19) that special meetings of the board of managers can
12     be called by the president or 25% of the members of the
13     board; and
14         (20) that the board of managers may establish and
15     maintain a system of master metering of public utility
16     services and collect payments in connection therewith,
17     subject to the requirements of the Tenant Utility Payment
18     Disclosure Act.
19     (b) (1) What percentage of the unit owners, if other than
20     20%, shall constitute a quorum provided that, for
21     condominiums with 20 or more units, the percentage of unit
22     owners constituting a quorum shall be 20% unless the unit
23     owners holding a majority of the percentage interest in the
24     association provide for a higher percentage;
25         (2) that the association shall have one class of
26     membership;

 

 

09500HB5189ham002 - 25 - LRB095 18627 LCT 49178 a

1         (3) that the members shall hold an annual meeting, one
2     of the purposes of which shall be to elect members of the
3     board of managers;
4         (4) the method of calling meetings of the unit owners;
5         (5) that special meetings of the members can be called
6     by the president, board of managers, or by 20% of unit
7     owners;
8         (6) that written notice of any membership meeting shall
9     be mailed or delivered giving members no less than 10 and
10     no more than 30 days notice of the time, place and purpose
11     of such meeting;
12         (7) that voting shall be on a percentage basis, and
13     that the percentage vote to which each unit is entitled is
14     the percentage interest of the undivided ownership of the
15     common elements appurtenant thereto, provided that the
16     bylaws may provide for approval by unit owners in
17     connection with matters where the requisite approval on a
18     percentage basis is not specified in this Act, on the basis
19     of one vote per unit;
20         (8) that, where there is more than one owner of a unit,
21     if only one of the multiple owners is present at a meeting
22     of the association, he is entitled to cast all the votes
23     allocated to that unit, if more than one of the multiple
24     owners are present, the votes allocated to that unit may be
25     cast only in accordance with the agreement of a majority in
26     interest of the multiple owners, unless the declaration

 

 

09500HB5189ham002 - 26 - LRB095 18627 LCT 49178 a

1     expressly provides otherwise, that there is majority
2     agreement if any one of the multiple owners cast the votes
3     allocated to that unit without protest being made promptly
4     to the person presiding over the meeting by any of the
5     other owners of the unit;
6         (9)(A) that unless the Articles of Incorporation or the
7     bylaws otherwise provide, and except as provided in
8     subparagraph (B) of this paragraph (9) in connection with
9     board elections, a unit owner may vote by proxy executed in
10     writing by the unit owner or by his duly authorized
11     attorney in fact; that the proxy must bear the date of
12     execution and, unless the condominium instruments or the
13     written proxy itself provide otherwise, is invalid after 11
14     months from the date of its execution;
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

 

 

09500HB5189ham002 - 27 - LRB095 18627 LCT 49178 a

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         (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) of this paragraph
21     (9), the board shall call a meeting of the unit owners
22     within 30 days after the date of delivery of the petition;
23     that unless a majority of the total votes of the unit
24     owners are cast at the meeting to reject the rule, the rule
25     is ratified;
26         (10) that the association may, upon adoption of the

 

 

09500HB5189ham002 - 28 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 29 - LRB095 18627 LCT 49178 a

1     forth in Section 1 (e) of "An Act relating to installment
2     contracts to sell dwelling structures", approved August
3     11, 1967, as amended;
4         (12) the method by which matters subject to the
5     approval of unit owners set forth in this Act, or in the
6     condominium instruments, will be submitted to the unit
7     owners at special membership meetings called for such
8     purposes; and
9         (13) that matters subject to the affirmative vote of
10     not less than 2/3 of the votes of unit owners at a meeting
11     duly called for that purpose, shall include, but not be
12     limited to:
13             (i) merger or consolidation of the association;
14             (ii) sale, lease, exchange, or other disposition
15         (excluding the mortgage or pledge) of all, or
16         substantially all of the property and assets of the
17         association; and
18             (iii) the purchase or sale of land or of units on
19         behalf of all unit owners.
20     (c) Election of a president from among the board of
21 managers, who shall preside over the meetings of the board of
22 managers and of the unit owners.
23     (d) Election of a secretary from among the board of
24 managers, who shall keep the minutes of all meetings of the
25 board of managers and of the unit owners and who shall, in
26 general, perform all the duties incident to the office of

 

 

09500HB5189ham002 - 30 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 31 - LRB095 18627 LCT 49178 a

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

 

 

09500HB5189ham002 - 32 - LRB095 18627 LCT 49178 a

1     Until one year after the effective date of this amendatory
2 Act of 1985, if a condominium association has reserves plus
3 assessments in excess of $250,000 and cannot reasonably obtain
4 100% fidelity bond coverage for such amount, then it must
5 obtain a fidelity bond coverage of $250,000.
6     (h) Method of estimating the amount of the annual budget,
7 and the manner of assessing and collecting from the unit owners
8 their respective shares of such estimated expenses, and of any
9 other expenses lawfully agreed upon.
10     (i) That upon 10 days notice to the manager or board of
11 managers and payment of a reasonable fee, any unit owner shall
12 be furnished a statement of his account setting forth the
13 amount of any unpaid assessments or other charges due and owing
14 from such owner.
15     (j) Designation and removal of personnel necessary for the
16 maintenance, repair and replacement of the common elements.
17     (k) Such restrictions on and requirements respecting the
18 use and maintenance of the units and the use of the common
19 elements, not set forth in the declaration, as are designed to
20 prevent unreasonable interference with the use of their
21 respective units and of the common elements by the several unit
22 owners.
23     (l) Method of adopting and of amending administrative rules
24 and regulations governing the operation and use of the common
25 elements.
26     (m) The percentage of votes required to modify or amend the

 

 

09500HB5189ham002 - 33 - LRB095 18627 LCT 49178 a

1 bylaws, but each one of the particulars set forth in this
2 section shall always be embodied in the bylaws.
3     (n) (i) The provisions of this Act, the declaration,
4 bylaws, other condominium instruments, and rules and
5 regulations that relate to the use of the individual unit or
6 the common elements shall be applicable to any person leasing a
7 unit and shall be deemed to be incorporated in any lease
8 executed or renewed on or after the effective date of this
9 amendatory Act of 1984. (ii) With regard to any lease entered
10 into subsequent to the effective date of this amendatory Act of
11 1989, the unit owner leasing the unit shall deliver a copy of
12 the signed lease to the board or if the lease is oral, a
13 memorandum of the lease, not later than the date of occupancy
14 or 10 days after the lease is signed, whichever occurs first.
15 In addition to any other remedies, by filing an action jointly
16 against the tenant and the unit owner, an association may seek
17 to enjoin a tenant from occupying a unit or seek to evict a
18 tenant under the provisions of Article IX of the Code of Civil
19 Procedure for failure of the lessor-owner to comply with the
20 leasing requirements prescribed by this Section or by the
21 declaration, bylaws, and rules and regulations. However, if an
22 association that currently permits leasing amends its
23 declaration, bylaws, or rules and regulations, to prohibit
24 leasing, nothing in this Act or the declarations, bylaws, rules
25 and regulations of an association, shall prohibit a unit owner
26 who is leasing his or her unit or units at the time of the

 

 

09500HB5189ham002 - 34 - LRB095 18627 LCT 49178 a

1 prohibition from continuing to do so, until such time that the
2 unit owner voluntarily sells the unit or units; and no special
3 fines, fees, dues, or penalties shall be assessed against the
4 unit owner for leasing his or her unit or units. The board of
5 managers may proceed directly against a tenant, at law or in
6 equity, or under the provisions of Article IX of the Code of
7 Civil Procedure, for any other breach by tenant of any
8 covenants, rules, regulations or bylaws.
9     (o) The association shall have no authority to forbear the
10 payment of assessments by any unit owner.
11     (p) That when 30% or fewer of the units, by number, possess
12 over 50% in the aggregate of the votes in the association, any
13 percentage vote of members specified herein or in the
14 condominium instruments shall require the specified percentage
15 by number of units rather than by percentage of interest in the
16 common elements allocated to units that would otherwise be
17 applicable. For purposes of this subsection (p), when making a
18 determination of whether 30% or fewer of the units, by number,
19 possess over 50% in the aggregate of the votes in the
20 association, a unit shall not include a garage unit or a
21 storage unit.
22     (q) That a unit owner may not assign, delegate, transfer,
23 surrender, or avoid the duties, responsibilities, and
24 liabilities of a unit owner under this Act, the condominium
25 instruments, or the rules and regulations of the Association;
26 and that such an attempted assignment, delegation, transfer,

 

 

09500HB5189ham002 - 35 - LRB095 18627 LCT 49178 a

1 surrender, or avoidance shall be deemed void.
2     The provisions of this Section are applicable to all
3 condominium instruments recorded under this Act. Any portion of
4 a condominium instrument which contains provisions contrary to
5 these provisions shall be void as against public policy and
6 ineffective. Any such instrument which fails to contain the
7 provisions required by this Section shall be deemed to
8 incorporate such provisions by operation of law.
9 (Source: P.A. 95-624, eff. 6-1-08.)
 
10     (765 ILCS 605/18.4)  (from Ch. 30, par. 318.4)
11     Sec. 18.4. Powers and Duties of Board of Managers. The
12 board of managers shall exercise for the association all
13 powers, duties and authority vested in the association by law
14 or the condominium instruments except for such powers, duties
15 and authority reserved by law to the members of the
16 association. The powers and duties of the board of managers
17 shall include, but shall not be limited to, the following:
18         (a) To provide for the operation, care, upkeep,
19     maintenance, replacement and improvement of the common
20     elements. Nothing in this subsection (a) shall be deemed to
21     invalidate any provision in a condominium instrument
22     placing limits on expenditures for the common elements,
23     provided, that such limits shall not be applicable to
24     expenditures for repair, replacement, or restoration of
25     existing portions of the common elements. The term "repair,

 

 

09500HB5189ham002 - 36 - LRB095 18627 LCT 49178 a

1     replacement or restoration" means expenditures to
2     deteriorated or damaged portions of the property related to
3     the existing decorating, facilities, or structural or
4     mechanical components, interior or exterior surfaces, or
5     energy systems and equipment with the functional
6     equivalent of the original portions of such areas.
7     Replacement of the common elements may result in an
8     improvement over the original quality of such elements or
9     facilities; provided that, unless the improvement is
10     mandated by law or is an emergency as defined in item (iv)
11     of subparagraph (8) of paragraph (a) of Section 18, if the
12     improvement results in a proposed expenditure exceeding 5%
13     of the annual budget, the board of managers, upon written
14     petition by unit owners with 20% of the votes of the
15     association delivered to the board within 14 days of the
16     board action to approve the expenditure, shall call a
17     meeting of the unit owners within 30 days of the date of
18     delivery of the petition to consider the expenditure.
19     Unless a majority of the total votes of the unit owners are
20     cast at the meeting to reject the expenditure, it is
21     ratified.
22         (b) To prepare, adopt and distribute the annual budget
23     for the property.
24         (c) To levy and expend assessments.
25         (d) To collect assessments from unit owners.
26         (e) To provide for the employment and dismissal of the

 

 

09500HB5189ham002 - 37 - LRB095 18627 LCT 49178 a

1     personnel necessary or advisable for the maintenance and
2     operation of the common elements.
3         (f) To obtain adequate and appropriate kinds of
4     insurance.
5         (g) To own, convey, encumber, lease, and otherwise deal
6     with units conveyed to or purchased by it.
7         (h) To adopt and amend rules and regulations covering
8     the details of the operation and use of the property, after
9     a meeting of the unit owners called for the specific
10     purpose of discussing the proposed rules and regulations.
11     Notice of the meeting shall contain the full text of the
12     proposed rules and regulations, and the meeting shall
13     conform to the requirements of Section 18(b) of this Act,
14     except that no quorum is required at the meeting of the
15     unit owners unless the declaration, bylaws or other
16     condominium instrument expressly provides to the contrary.
17     However, no rule or regulation may impair any rights
18     guaranteed by the First Amendment to the Constitution of
19     the United States or Section 4 of Article I of the Illinois
20     Constitution including, but not limited to, the free
21     exercise of religion, nor may any rules or regulations
22     conflict with the provisions of this Act or the condominium
23     instruments. No rule or regulation shall prohibit any
24     reasonable accommodation for religious practices,
25     including the attachment of religiously mandated objects
26     to the front-door area of a condominium unit. However, if

 

 

09500HB5189ham002 - 38 - LRB095 18627 LCT 49178 a

1     an association that currently permits leasing amends its
2     declaration, bylaws, or rules and regulations, to prohibit
3     leasing, nothing in this Act or the declarations, bylaws,
4     rules and regulations of an association, shall prohibit a
5     unit owner who is leasing his or her unit or units at the
6     time of the prohibition from continuing to do so, until
7     such time that the unit owner voluntarily sells the unit or
8     units; and no special fines, fees, dues, or penalties shall
9     be assessed against the unit owner for leasing his or her
10     unit or units.
11         (i) To keep detailed, accurate records of the receipts
12     and expenditures affecting the use and operation of the
13     property.
14         (j) To have access to each unit from time to time as
15     may be necessary for the maintenance, repair or replacement
16     of any common elements or for making emergency repairs
17     necessary to prevent damage to the common elements or to
18     other units.
19         (k) To pay real property taxes, special assessments,
20     and any other special taxes or charges of the State of
21     Illinois or of any political subdivision thereof, or other
22     lawful taxing or assessing body, which are authorized by
23     law to be assessed and levied upon the real property of the
24     condominium.
25         (l) To impose charges for late payment of a unit
26     owner's proportionate share of the common expenses, or any

 

 

09500HB5189ham002 - 39 - LRB095 18627 LCT 49178 a

1     other expenses lawfully agreed upon, and after notice and
2     an opportunity to be heard, to levy reasonable fines for
3     violation of the declaration, by-laws, and rules and
4     regulations of the association.
5         (m) Unless the condominium instruments expressly
6     provide to the contrary, by a majority vote of the entire
7     board of managers, to assign the right of the association
8     to future income from common expenses or other sources, and
9     to mortgage or pledge substantially all of the remaining
10     assets of the association.
11         (n) To record the dedication of a portion of the common
12     elements to a public body for use as, or in connection
13     with, a street or utility where authorized by the unit
14     owners under the provisions of Section 14.2.
15         (o) To record the granting of an easement for the
16     laying of cable television cable where authorized by the
17     unit owners under the provisions of Section 14.3; to
18     obtain, if available and determined by the board to be in
19     the best interests of the association, cable television
20     service for all of the units of the condominium on a bulk
21     identical service and equal cost per unit basis; and to
22     assess and recover the expense as a common expense and, if
23     so determined by the board, to assess each and every unit
24     on the same equal cost per unit basis.
25         (p) To seek relief on behalf of all unit owners when
26     authorized pursuant to subsection (c) of Section 10 from or

 

 

09500HB5189ham002 - 40 - LRB095 18627 LCT 49178 a

1     in connection with the assessment or levying of real
2     property taxes, special assessments, and any other special
3     taxes or changes of the State of Illinois or of any
4     political subdivision thereof or of any lawful taxing or
5     assessing body.
6         (q) To reasonably accommodate the needs of a
7     handicapped unit owner as required by the federal Civil
8     Rights Act of 1968, the Human Rights Act and any applicable
9     local ordinances in the exercise of its powers with respect
10     to the use of common elements or approval of modifications
11     in an individual unit.
12         (r) To accept service of a notice of claim for purposes
13     of the Mechanics Lien Act on behalf of each respective
14     member of the Unit Owners' Association with respect to
15     improvements performed pursuant to any contract entered
16     into by the Board of Managers or any contract entered into
17     prior to the recording of the condominium declaration
18     pursuant to this Act, for a property containing more than 8
19     units, and to distribute the notice to the unit owners
20     within 7 days of the acceptance of the service by the Board
21     of Managers. The service shall be effective as if each
22     individual unit owner had been served individually with
23     notice.
24     In the performance of their duties, the officers and
25 members of the board, whether appointed by the developer or
26 elected by the unit owners, shall exercise the care required of

 

 

09500HB5189ham002 - 41 - LRB095 18627 LCT 49178 a

1 a fiduciary of the unit owners.
2     The collection of assessments from unit owners by an
3 association, board of managers or their duly authorized agents
4 shall not be considered acts constituting a collection agency
5 for purposes of the Collection Agency Act.
6     The provisions of this Section are applicable to all
7 condominium instruments recorded under this Act. Any portion of
8 a condominium instrument which contains provisions contrary to
9 these provisions shall be void as against public policy and
10 ineffective. Any such instrument that fails to contain the
11 provisions required by this Section shall be deemed to
12 incorporate such provisions by operation of law.
13 (Source: P.A. 94-384, eff. 1-1-06; 94-729, eff. 1-1-07.)
 
14     Section 10. The General Not For Profit Corporation Act of
15 1986 is amended by adding Section 103.35 as follows:
 
16     (805 ILCS 105/103.35 new)
17     Sec. 103.35. Leasing units.
18     (a) If a common interest community or homeowners'
19 association's that currently permits leasing amends its
20 declaration, covenants, bylaws, rules, regulations, or any
21 other instruments, to prohibit leasing, nothing in this Act, or
22 a common interest community or homeowners' association's
23 declaration, covenants, bylaws, rules, regulations, or any
24 other instruments, shall prohibit a unit owner who is leasing

 

 

09500HB5189ham002 - 42 - LRB095 18627 LCT 49178 a

1 his or her unit or units at the time of the prohibition from
2 continuing to do so, until such time that the unit owner
3 voluntarily sells the unit or units; and no special fines,
4 fees, dues, or penalties shall be assessed against the unit
5 owner for leasing his or her unit or units.
6     (b) As used in this Section:
7         "Homeowners' association" includes a property owners'
8     association, townhome association, and any similar entity,
9     and "homeowner" includes a townhome owner.
10         "Common interest community" means the definition
11     provided in subsection (c) of Section 9-102 of the Code of
12     Civil Procedure.
 
13     Section 95. No acceleration or delay. Where this Act makes
14 changes in a statute that is represented in this Act by text
15 that is not yet or no longer in effect (for example, a Section
16 represented by multiple versions), the use of that text does
17 not accelerate or delay the taking effect of (i) the changes
18 made by this Act or (ii) provisions derived from any other
19 Public Act.
 
20     Section 99. Effective date. This Act takes effect upon
21 becoming law.".