HB5189 Engrossed LRB095 18627 AJO 44713 b

1     AN ACT concerning property.
 
2     Be it enacted by the People of the State of Illinois,
3 represented in the General Assembly:
 
4     Section 5. The Condominium Property Act is amended by
5 changing Sections 18 and 18.4 as follows:
 
6     (765 ILCS 605/18)  (from Ch. 30, par. 318)
7     (Text of Section before 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

 

 

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1     or managing agent;
2         (6) that each unit owner shall receive, at least 30
3     days prior to the adoption thereof by the board of
4     managers, a copy of the proposed annual budget together
5     with an indication of which portions are intended for
6     reserves, capital expenditures or repairs or payment of
7     real estate taxes;
8         (7) that the board of managers shall annually supply to
9     all unit owners an itemized accounting of the common
10     expenses for the preceding year actually incurred or paid,
11     together with an indication of which portions were for
12     reserves, capital expenditures or repairs or payment of
13     real estate taxes and with a tabulation of the amounts
14     collected pursuant to the budget or assessment, and showing
15     the net excess or deficit of income over expenditures plus
16     reserves;
17         (8) (i) that each unit owner shall receive notice, in
18     the same manner as is provided in this Act for membership
19     meetings, of any meeting of the board of managers
20     concerning the adoption of the proposed annual budget and
21     regular assessments pursuant thereto or to adopt a separate
22     (special) assessment, (ii) that except as provided in
23     subsection (iv) below, if an adopted budget or any separate
24     assessment adopted by the board would result in the sum of
25     all regular and separate assessments payable in the current
26     fiscal year exceeding 115% of the sum of all regular and

 

 

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

 

 

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1     assessments not governed by items (iv) and (v), the entire
2     amount of the multi-year assessment shall be deemed
3     considered and authorized in the first fiscal year in which
4     the assessment is approved;
5         (9) that meetings of the board of managers shall be
6     open to any unit owner, except for the portion of any
7     meeting held (i) to discuss litigation when an action
8     against or on behalf of the particular association has been
9     filed and is pending in a court or administrative tribunal,
10     or when the board of managers finds that such an action is
11     probable or imminent, (ii) to consider information
12     regarding appointment, employment or dismissal of an
13     employee, or (iii) to discuss violations of rules and
14     regulations of the association or a unit owner's unpaid
15     share of common expenses; that any vote on these matters
16     shall be taken at a meeting or portion thereof open to any
17     unit owner; that any unit owner may record the proceedings
18     at meetings or portions thereof required to be open by this
19     Act by tape, film or other means; that the board may
20     prescribe reasonable rules and regulations to govern the
21     right to make such recordings, that notice of such meetings
22     shall be mailed or delivered at least 48 hours prior
23     thereto, unless a written waiver of such notice is signed
24     by the person or persons entitled to such notice pursuant
25     to the declaration, bylaws, other condominium instrument,
26     or provision of law other than this subsection before the

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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1     cast only in accordance with the agreement of a majority in
2     interest of the multiple owners, unless the declaration
3     expressly provides otherwise, that there is majority
4     agreement if any one of the multiple owners cast the votes
5     allocated to that unit without protest being made promptly
6     to the person presiding over the meeting by any of the
7     other owners of the unit;
8         (9)(A) that unless the Articles of Incorporation or the
9     bylaws otherwise provide, and except as provided in
10     subparagraph (B) of this paragraph (9) in connection with
11     board elections, a unit owner may vote by proxy executed in
12     writing by the unit owner or by his duly authorized
13     attorney in fact; that the proxy must bear the date of
14     execution and, unless the condominium instruments or the
15     written proxy itself provide otherwise, is invalid after 11
16     months from the date of its execution;
17         (B) that if a rule adopted at least 120 days before a
18     board election or the declaration or bylaws provide for
19     balloting as set forth in this subsection, unit owners may
20     not vote by proxy in board elections, but may vote only (i)
21     by submitting an association-issued ballot in person at the
22     election meeting or (ii) by submitting an
23     association-issued ballot to the association or its
24     designated agent by mail or other means of delivery
25     specified in the declaration, bylaws, or rule; that the
26     ballots shall be mailed or otherwise distributed to unit

 

 

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1     owners not less than 10 and not more than 30 days before
2     the election meeting, and the board shall give unit owners
3     not less than 21 days' prior written notice of the deadline
4     for inclusion of a candidate's name on the ballots; that
5     the deadline shall be no more than 7 days before the
6     ballots are mailed or otherwise distributed to unit owners;
7     that every such ballot must include the names of all
8     candidates who have given the board or its authorized agent
9     timely written notice of their candidacy and must give the
10     person casting the ballot the opportunity to cast votes for
11     candidates whose names do not appear on the ballot; that a
12     ballot received by the association or its designated agent
13     after the close of voting shall not be counted; that a unit
14     owner who submits a ballot by mail or other means of
15     delivery specified in the declaration, bylaws, or rule may
16     request and cast a ballot in person at the election
17     meeting, and thereby void any ballot previously submitted
18     by that unit owner;
19         (C) that if a written petition by unit owners with at
20     least 20% of the votes of the association is delivered to
21     the board within 14 days after the board's approval of a
22     rule adopted pursuant to subparagraph (B) of this paragraph
23     (9), the board shall call a meeting of the unit owners
24     within 30 days after the date of delivery of the petition;
25     that unless a majority of the total votes of the unit
26     owners are cast at the meeting to reject the rule, the rule

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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1 elements.
2     (m) The percentage of votes required to modify or amend the
3 bylaws, but each one of the particulars set forth in this
4 section shall always be embodied in the bylaws.
5     (n) (i) The provisions of this Act, the declaration,
6 bylaws, other condominium instruments, and rules and
7 regulations that relate to the use of the individual unit or
8 the common elements shall be applicable to any person leasing a
9 unit and shall be deemed to be incorporated in any lease
10 executed or renewed on or after the effective date of this
11 amendatory Act of 1984. (ii) With regard to any lease entered
12 into subsequent to the effective date of this amendatory Act of
13 1989, the unit owner leasing the unit shall deliver a copy of
14 the signed lease to the board or if the lease is oral, a
15 memorandum of the lease, not later than the date of occupancy
16 or 10 days after the lease is signed, whichever occurs first.
17 In addition to any other remedies, by filing an action jointly
18 against the tenant and the unit owner, an association may seek
19 to enjoin a tenant from occupying a unit or seek to evict a
20 tenant under the provisions of Article IX of the Code of Civil
21 Procedure for failure of the lessor-owner to comply with the
22 leasing requirements prescribed by this Section or by the
23 declaration, bylaws, and rules and regulations. The board of
24 managers may proceed directly against a tenant, at law or in
25 equity, or under the provisions of Article IX of the Code of
26 Civil Procedure, for any other breach by tenant of any

 

 

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1 covenants, rules, regulations or bylaws.
2     (o) The association shall have no authority to forbear the
3 payment of assessments by any unit owner.
4     (p) That when 30% or fewer of the units, by number, possess
5 over 50% in the aggregate of the votes in the association, any
6 percentage vote of members specified herein or in the
7 condominium instruments shall require the specified percentage
8 by number of units rather than by percentage of interest in the
9 common elements allocated to units that would otherwise be
10 applicable.
11     (q) That a unit owner may not assign, delegate, transfer,
12 surrender, or avoid the duties, responsibilities, and
13 liabilities of a unit owner under this Act, the condominium
14 instruments, or the rules and regulations of the Association;
15 and that such an attempted assignment, delegation, transfer,
16 surrender, or avoidance shall be deemed void.
17     The provisions of this Section are applicable to all
18 condominium instruments recorded under this Act. Any portion of
19 a condominium instrument which contains provisions contrary to
20 these provisions shall be void as against public policy and
21 ineffective. Any such instrument which fails to contain the
22 provisions required by this Section shall be deemed to
23 incorporate such provisions by operation of law.
24 (Source: P.A. 93-243, eff. 1-1-04.)
 
25     (Text of Section after amendment by P.A. 95-624)

 

 

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1     Sec. 18. Contents of bylaws. The bylaws shall provide for
2 at least the following:
3     (a) (1) The election from among the unit owners of a board
4     of managers, the number of persons constituting such board,
5     and that the terms of at least one-third of the members of
6     the board shall expire annually and that all members of the
7     board shall be elected at large. If there are multiple
8     owners of a single unit, only one of the multiple owners
9     shall be eligible to serve as a member of the board at any
10     one time.
11         (2) the powers and duties of the board;
12         (3) the compensation, if any, of the members of the
13     board;
14         (4) the method of removal from office of members of the
15     board;
16         (5) that the board may engage the services of a manager
17     or managing agent;
18         (6) that each unit owner shall receive, at least 30
19     days prior to the adoption thereof by the board of
20     managers, a copy of the proposed annual budget together
21     with an indication of which portions are intended for
22     reserves, capital expenditures or repairs or payment of
23     real estate taxes;
24         (7) that the board of managers shall annually supply to
25     all unit owners an itemized accounting of the common
26     expenses for the preceding year actually incurred or paid,

 

 

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1     together with an indication of which portions were for
2     reserves, capital expenditures or repairs or payment of
3     real estate taxes and with a tabulation of the amounts
4     collected pursuant to the budget or assessment, and showing
5     the net excess or deficit of income over expenditures plus
6     reserves;
7         (8) (i) that each unit owner shall receive notice, in
8     the same manner as is provided in this Act for membership
9     meetings, of any meeting of the board of managers
10     concerning the adoption of the proposed annual budget and
11     regular assessments pursuant thereto or to adopt a separate
12     (special) assessment, (ii) that except as provided in
13     subsection (iv) below, if an adopted budget or any separate
14     assessment adopted by the board would result in the sum of
15     all regular and separate assessments payable in the current
16     fiscal year exceeding 115% of the sum of all regular and
17     separate assessments payable during the preceding fiscal
18     year, the board of managers, upon written petition by unit
19     owners with 20 percent of the votes of the association
20     delivered to the board within 14 days of the board action,
21     shall call a meeting of the unit owners within 30 days of
22     the date of delivery of the petition to consider the budget
23     or separate assessment; unless a majority of the total
24     votes of the unit owners are cast at the meeting to reject
25     the budget or separate assessment, it is ratified, (iii)
26     that any common expense not set forth in the budget or any

 

 

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1     increase in assessments over the amount adopted in the
2     budget shall be separately assessed against all unit
3     owners, (iv) that separate assessments for expenditures
4     relating to emergencies or mandated by law may be adopted
5     by the board of managers without being subject to unit
6     owner approval or the provisions of item (ii) above or item
7     (v) below. As used herein, "emergency" means an immediate
8     danger to the structural integrity of the common elements
9     or to the life, health, safety or property of the unit
10     owners, (v) that assessments for additions and alterations
11     to the common elements or to association-owned property not
12     included in the adopted annual budget, shall be separately
13     assessed and are subject to approval of two-thirds of the
14     total votes of all unit owners, (vi) that the board of
15     managers may adopt separate assessments payable over more
16     than one fiscal year. With respect to multi-year
17     assessments not governed by items (iv) and (v), the entire
18     amount of the multi-year assessment shall be deemed
19     considered and authorized in the first fiscal year in which
20     the assessment is approved;
21         (9) that meetings of the board of managers shall be
22     open to any unit owner, except for the portion of any
23     meeting held (i) to discuss litigation when an action
24     against or on behalf of the particular association has been
25     filed and is pending in a court or administrative tribunal,
26     or when the board of managers finds that such an action is

 

 

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1     probable or imminent, (ii) to consider information
2     regarding appointment, employment or dismissal of an
3     employee, or (iii) to discuss violations of rules and
4     regulations of the association or a unit owner's unpaid
5     share of common expenses; that any vote on these matters
6     shall be taken at a meeting or portion thereof open to any
7     unit owner; that any unit owner may record the proceedings
8     at meetings or portions thereof required to be open by this
9     Act by tape, film or other means; that the board may
10     prescribe reasonable rules and regulations to govern the
11     right to make such recordings, that notice of such meetings
12     shall be mailed or delivered at least 48 hours prior
13     thereto, unless a written waiver of such notice is signed
14     by the person or persons entitled to such notice pursuant
15     to the declaration, bylaws, other condominium instrument,
16     or provision of law other than this subsection before the
17     meeting is convened, and that copies of notices of meetings
18     of the board of managers shall be posted in entranceways,
19     elevators, or other conspicuous places in the condominium
20     at least 48 hours prior to the meeting of the board of
21     managers except where there is no common entranceway for 7
22     or more units, the board of managers may designate one or
23     more locations in the proximity of these units where the
24     notices of meetings shall be posted;
25         (10) that the board shall meet at least 4 times
26     annually;

 

 

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1         (11) that no member of the board or officer shall be
2     elected for a term of more than 2 years, but that officers
3     and board members may succeed themselves;
4         (12) the designation of an officer to mail and receive
5     all notices and execute amendments to condominium
6     instruments as provided for in this Act and in the
7     condominium instruments;
8         (13) the method of filling vacancies on the board which
9     shall include authority for the remaining members of the
10     board to fill the vacancy by two-thirds vote until the next
11     annual meeting of unit owners or for a period terminating
12     no later than 30 days following the filing of a petition
13     signed by unit owners holding 20% of the votes of the
14     association requesting a meeting of the unit owners to fill
15     the vacancy for the balance of the term, and that a meeting
16     of the unit owners shall be called for purposes of filling
17     a vacancy on the board no later than 30 days following the
18     filing of a petition signed by unit owners holding 20% of
19     the votes of the association requesting such a meeting, and
20     the method of filling vacancies among the officers that
21     shall include the authority for the members of the board to
22     fill the vacancy for the unexpired portion of the term;
23         (14) what percentage of the board of managers, if other
24     than a majority, shall constitute a quorum;
25         (15) provisions concerning notice of board meetings to
26     members of the board;

 

 

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1         (16) the board of managers may not enter into a
2     contract with a current board member or with a corporation
3     or partnership in which a board member or a member of the
4     board member's immediate family has 25% or more interest,
5     unless notice of intent to enter the contract is given to
6     unit owners within 20 days after a decision is made to
7     enter into the contract and the unit owners are afforded an
8     opportunity by filing a petition, signed by 20% of the unit
9     owners, for an election to approve or disapprove the
10     contract; such petition shall be filed within 20 days after
11     such notice and such election shall be held within 30 days
12     after filing the petition; for purposes of this subsection,
13     a board member's immediate family means the board member's
14     spouse, parents, and children;
15         (17) that the board of managers may disseminate to unit
16     owners biographical and background information about
17     candidates for election to the board if (i) reasonable
18     efforts to identify all candidates are made and all
19     candidates are given an opportunity to include
20     biographical and background information in the information
21     to be disseminated; and (ii) the board does not express a
22     preference in favor of any candidate;
23         (18) any proxy distributed for board elections by the
24     board of managers gives unit owners the opportunity to
25     designate any person as the proxy holder, and gives the
26     unit owner the opportunity to express a preference for any

 

 

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1     of the known candidates for the board or to write in a
2     name;
3         (19) that special meetings of the board of managers can
4     be called by the president or 25% of the members of the
5     board; and
6         (20) that the board of managers may establish and
7     maintain a system of master metering of public utility
8     services and collect payments in connection therewith,
9     subject to the requirements of the Tenant Utility Payment
10     Disclosure Act.
11     (b) (1) What percentage of the unit owners, if other than
12     20%, shall constitute a quorum provided that, for
13     condominiums with 20 or more units, the percentage of unit
14     owners constituting a quorum shall be 20% unless the unit
15     owners holding a majority of the percentage interest in the
16     association provide for a higher percentage;
17         (2) that the association shall have one class of
18     membership;
19         (3) that the members shall hold an annual meeting, one
20     of the purposes of which shall be to elect members of the
21     board of managers;
22         (4) the method of calling meetings of the unit owners;
23         (5) that special meetings of the members can be called
24     by the president, board of managers, or by 20% of unit
25     owners;
26         (6) that written notice of any membership meeting shall

 

 

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1     be mailed or delivered giving members no less than 10 and
2     no more than 30 days notice of the time, place and purpose
3     of such meeting;
4         (7) that voting shall be on a percentage basis, and
5     that the percentage vote to which each unit is entitled is
6     the percentage interest of the undivided ownership of the
7     common elements appurtenant thereto, provided that the
8     bylaws may provide for approval by unit owners in
9     connection with matters where the requisite approval on a
10     percentage basis is not specified in this Act, on the basis
11     of one vote per unit;
12         (8) that, where there is more than one owner of a unit,
13     if only one of the multiple owners is present at a meeting
14     of the association, he is entitled to cast all the votes
15     allocated to that unit, if more than one of the multiple
16     owners are present, the votes allocated to that unit may be
17     cast only in accordance with the agreement of a majority in
18     interest of the multiple owners, unless the declaration
19     expressly provides otherwise, that there is majority
20     agreement if any one of the multiple owners cast the votes
21     allocated to that unit without protest being made promptly
22     to the person presiding over the meeting by any of the
23     other owners of the unit;
24         (9)(A) that unless the Articles of Incorporation or the
25     bylaws otherwise provide, and except as provided in
26     subparagraph (B) of this paragraph (9) in connection with

 

 

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

 

 

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1     candidates whose names do not appear on the ballot; that a
2     ballot received by the association or its designated agent
3     after the close of voting shall not be counted; that a unit
4     owner who submits a ballot by mail or other means of
5     delivery specified in the declaration, bylaws, or rule may
6     request and cast a ballot in person at the election
7     meeting, and thereby void any ballot previously submitted
8     by that unit owner;
9         (C) that if a written petition by unit owners with at
10     least 20% of the votes of the association is delivered to
11     the board within 14 days after the board's approval of a
12     rule adopted pursuant to subparagraph (B) of this paragraph
13     (9), the board shall call a meeting of the unit owners
14     within 30 days after the date of delivery of the petition;
15     that unless a majority of the total votes of the unit
16     owners are cast at the meeting to reject the rule, the rule
17     is ratified;
18         (10) that the association may, upon adoption of the
19     appropriate rules by the board of managers, conduct
20     elections by secret ballot whereby the voting ballot is
21     marked only with the percentage interest for the unit and
22     the vote itself, provided that the board further adopt
23     rules to verify the status of the unit owner issuing a
24     proxy or casting a ballot; and further, that a candidate
25     for election to the board of managers or such candidate's
26     representative shall have the right to be present at the

 

 

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

 

 

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

 

 

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1 maintain fidelity insurance covering persons who control or
2 disburse funds of the association for the maximum amount of
3 coverage available to protect funds in the custody or control
4 of the association plus the association reserve fund. All
5 management companies which are responsible for the funds held
6 or administered by the association shall maintain and furnish
7 to the association a fidelity bond for the maximum amount of
8 coverage available to protect funds in the custody of the
9 management company at any time. The association shall bear the
10 cost of the fidelity insurance and fidelity bond, unless
11 otherwise provided by contract between the association and a
12 management company. The association shall be the direct obligee
13 of any such fidelity bond. A management company holding reserve
14 funds of an association shall at all times maintain a separate
15 account for each association, provided, however, that for
16 investment purposes, the Board of Managers of an association
17 may authorize a management company to maintain the
18 association's reserve funds in a single interest bearing
19 account with similar funds of other associations. The
20 management company shall at all times maintain records
21 identifying all moneys of each association in such investment
22 account. The management company may hold all operating funds of
23 associations which it manages in a single operating account but
24 shall at all times maintain records identifying all moneys of
25 each association in such operating account. Such operating and
26 reserve funds held by the management company for the

 

 

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1 association shall not be subject to attachment by any creditor
2 of the management company.
3     For the purpose of this subsection a management company
4 shall be defined as a person, partnership, corporation, or
5 other legal entity entitled to transact business on behalf of
6 others, acting on behalf of or as an agent for a unit owner,
7 unit owners or association of unit owners for the purpose of
8 carrying out the duties, responsibilities, and other
9 obligations necessary for the day to day operation and
10 management of any property subject to this Act. For purposes of
11 this subsection, the term "fiduciary insurance coverage" shall
12 be defined as both a fidelity bond and directors and officers
13 liability coverage, the fidelity bond in the full amount of
14 association funds and association reserves that will be in the
15 custody of the association, and the directors and officers
16 liability coverage at a level as shall be determined to be
17 reasonable by the board of managers, if not otherwise
18 established by the declaration or by laws.
19     Until one year after the effective date of this amendatory
20 Act of 1985, if a condominium association has reserves plus
21 assessments in excess of $250,000 and cannot reasonably obtain
22 100% fidelity bond coverage for such amount, then it must
23 obtain a fidelity bond coverage of $250,000.
24     (h) Method of estimating the amount of the annual budget,
25 and the manner of assessing and collecting from the unit owners
26 their respective shares of such estimated expenses, and of any

 

 

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

 

 

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1 amendatory Act of 1984. (ii) With regard to any lease entered
2 into subsequent to the effective date of this amendatory Act of
3 1989, the unit owner leasing the unit shall deliver a copy of
4 the signed lease to the board or if the lease is oral, a
5 memorandum of the lease, not later than the date of occupancy
6 or 10 days after the lease is signed, whichever occurs first.
7 In addition to any other remedies, by filing an action jointly
8 against the tenant and the unit owner, an association may seek
9 to enjoin a tenant from occupying a unit or seek to evict a
10 tenant under the provisions of Article IX of the Code of Civil
11 Procedure for failure of the lessor-owner to comply with the
12 leasing requirements prescribed by this Section or by the
13 declaration, bylaws, and rules and regulations. However, if an
14 association that currently permits leasing amends its
15 declaration, bylaws, or rules and regulations, to prohibit
16 leasing, nothing in this Act or the declarations, bylaws, rules
17 and regulations of an association, shall prohibit a unit owner
18 who is leasing his or her unit or units at the time of the
19 prohibition from continuing to do so, until such time that the
20 unit owner voluntarily sells the unit or units; and no special
21 fines, fees, dues, or penalties shall be assessed against the
22 unit owner for leasing his or her unit or units. The board of
23 managers may proceed directly against a tenant, at law or in
24 equity, or under the provisions of Article IX of the Code of
25 Civil Procedure, for any other breach by tenant of any
26 covenants, rules, regulations or bylaws.

 

 

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1     (o) The association shall have no authority to forbear the
2 payment of assessments by any unit owner.
3     (p) That when 30% or fewer of the units, by number, possess
4 over 50% in the aggregate of the votes in the association, any
5 percentage vote of members specified herein or in the
6 condominium instruments shall require the specified percentage
7 by number of units rather than by percentage of interest in the
8 common elements allocated to units that would otherwise be
9 applicable. For purposes of this subsection (p), when making a
10 determination of whether 30% or fewer of the units, by number,
11 possess over 50% in the aggregate of the votes in the
12 association, a unit shall not include a garage unit or a
13 storage unit.
14     (q) That a unit owner may not assign, delegate, transfer,
15 surrender, or avoid the duties, responsibilities, and
16 liabilities of a unit owner under this Act, the condominium
17 instruments, or the rules and regulations of the Association;
18 and that such an attempted assignment, delegation, transfer,
19 surrender, or avoidance shall be deemed void.
20     The provisions of this Section are applicable to all
21 condominium instruments recorded under this Act. Any portion of
22 a condominium instrument which contains provisions contrary to
23 these provisions shall be void as against public policy and
24 ineffective. Any such instrument which fails to contain the
25 provisions required by this Section shall be deemed to
26 incorporate such provisions by operation of law.

 

 

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1 (Source: P.A. 95-624, eff. 6-1-08.)
 
2     (765 ILCS 605/18.4)  (from Ch. 30, par. 318.4)
3     Sec. 18.4. Powers and Duties of Board of Managers. The
4 board of managers shall exercise for the association all
5 powers, duties and authority vested in the association by law
6 or the condominium instruments except for such powers, duties
7 and authority reserved by law to the members of the
8 association. The powers and duties of the board of managers
9 shall include, but shall not be limited to, the following:
10         (a) To provide for the operation, care, upkeep,
11     maintenance, replacement and improvement of the common
12     elements. Nothing in this subsection (a) shall be deemed to
13     invalidate any provision in a condominium instrument
14     placing limits on expenditures for the common elements,
15     provided, that such limits shall not be applicable to
16     expenditures for repair, replacement, or restoration of
17     existing portions of the common elements. The term "repair,
18     replacement or restoration" means expenditures to
19     deteriorated or damaged portions of the property related to
20     the existing decorating, facilities, or structural or
21     mechanical components, interior or exterior surfaces, or
22     energy systems and equipment with the functional
23     equivalent of the original portions of such areas.
24     Replacement of the common elements may result in an
25     improvement over the original quality of such elements or

 

 

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1     facilities; provided that, unless the improvement is
2     mandated by law or is an emergency as defined in item (iv)
3     of subparagraph (8) of paragraph (a) of Section 18, if the
4     improvement results in a proposed expenditure exceeding 5%
5     of the annual budget, the board of managers, upon written
6     petition by unit owners with 20% of the votes of the
7     association delivered to the board within 14 days of the
8     board action to approve the expenditure, shall call a
9     meeting of the unit owners within 30 days of the date of
10     delivery of the petition to consider the expenditure.
11     Unless a majority of the total votes of the unit owners are
12     cast at the meeting to reject the expenditure, it is
13     ratified.
14         (b) To prepare, adopt and distribute the annual budget
15     for the property.
16         (c) To levy and expend assessments.
17         (d) To collect assessments from unit owners.
18         (e) To provide for the employment and dismissal of the
19     personnel necessary or advisable for the maintenance and
20     operation of the common elements.
21         (f) To obtain adequate and appropriate kinds of
22     insurance.
23         (g) To own, convey, encumber, lease, and otherwise deal
24     with units conveyed to or purchased by it.
25         (h) To adopt and amend rules and regulations covering
26     the details of the operation and use of the property, after

 

 

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1     a meeting of the unit owners called for the specific
2     purpose of discussing the proposed rules and regulations.
3     Notice of the meeting shall contain the full text of the
4     proposed rules and regulations, and the meeting shall
5     conform to the requirements of Section 18(b) of this Act,
6     except that no quorum is required at the meeting of the
7     unit owners unless the declaration, bylaws or other
8     condominium instrument expressly provides to the contrary.
9     However, no rule or regulation may impair any rights
10     guaranteed by the First Amendment to the Constitution of
11     the United States or Section 4 of Article I of the Illinois
12     Constitution including, but not limited to, the free
13     exercise of religion, nor may any rules or regulations
14     conflict with the provisions of this Act or the condominium
15     instruments. No rule or regulation shall prohibit any
16     reasonable accommodation for religious practices,
17     including the attachment of religiously mandated objects
18     to the front-door area of a condominium unit. However, if
19     an association that currently permits leasing amends its
20     declaration, bylaws, or rules and regulations, to prohibit
21     leasing, nothing in this Act or the declarations, bylaws,
22     rules and regulations of an association, shall prohibit a
23     unit owner who is leasing his or her unit or units at the
24     time of the prohibition from continuing to do so, until
25     such time that the unit owner voluntarily sells the unit or
26     units; and no special fines, fees, dues, or penalties shall

 

 

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1     be assessed against the unit owner for leasing his or her
2     unit or units.
3         (i) To keep detailed, accurate records of the receipts
4     and expenditures affecting the use and operation of the
5     property.
6         (j) To have access to each unit from time to time as
7     may be necessary for the maintenance, repair or replacement
8     of any common elements or for making emergency repairs
9     necessary to prevent damage to the common elements or to
10     other units.
11         (k) To pay real property taxes, special assessments,
12     and any other special taxes or charges of the State of
13     Illinois or of any political subdivision thereof, or other
14     lawful taxing or assessing body, which are authorized by
15     law to be assessed and levied upon the real property of the
16     condominium.
17         (l) To impose charges for late payment of a unit
18     owner's proportionate share of the common expenses, or any
19     other expenses lawfully agreed upon, and after notice and
20     an opportunity to be heard, to levy reasonable fines for
21     violation of the declaration, by-laws, and rules and
22     regulations of the association.
23         (m) Unless the condominium instruments expressly
24     provide to the contrary, by a majority vote of the entire
25     board of managers, to assign the right of the association
26     to future income from common expenses or other sources, and

 

 

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1     to mortgage or pledge substantially all of the remaining
2     assets of the association.
3         (n) To record the dedication of a portion of the common
4     elements to a public body for use as, or in connection
5     with, a street or utility where authorized by the unit
6     owners under the provisions of Section 14.2.
7         (o) To record the granting of an easement for the
8     laying of cable television cable where authorized by the
9     unit owners under the provisions of Section 14.3; to
10     obtain, if available and determined by the board to be in
11     the best interests of the association, cable television
12     service for all of the units of the condominium on a bulk
13     identical service and equal cost per unit basis; and to
14     assess and recover the expense as a common expense and, if
15     so determined by the board, to assess each and every unit
16     on the same equal cost per unit basis.
17         (p) To seek relief on behalf of all unit owners when
18     authorized pursuant to subsection (c) of Section 10 from or
19     in connection with the assessment or levying of real
20     property taxes, special assessments, and any other special
21     taxes or changes of the State of Illinois or of any
22     political subdivision thereof or of any lawful taxing or
23     assessing body.
24         (q) To reasonably accommodate the needs of a
25     handicapped unit owner as required by the federal Civil
26     Rights Act of 1968, the Human Rights Act and any applicable

 

 

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1     local ordinances in the exercise of its powers with respect
2     to the use of common elements or approval of modifications
3     in an individual unit.
4         (r) To accept service of a notice of claim for purposes
5     of the Mechanics Lien Act on behalf of each respective
6     member of the Unit Owners' Association with respect to
7     improvements performed pursuant to any contract entered
8     into by the Board of Managers or any contract entered into
9     prior to the recording of the condominium declaration
10     pursuant to this Act, for a property containing more than 8
11     units, and to distribute the notice to the unit owners
12     within 7 days of the acceptance of the service by the Board
13     of Managers. The service shall be effective as if each
14     individual unit owner had been served individually with
15     notice.
16     In the performance of their duties, the officers and
17 members of the board, whether appointed by the developer or
18 elected by the unit owners, shall exercise the care required of
19 a fiduciary of the unit owners.
20     The collection of assessments from unit owners by an
21 association, board of managers or their duly authorized agents
22 shall not be considered acts constituting a collection agency
23 for purposes of the Collection Agency Act.
24     The provisions of this Section are applicable to all
25 condominium instruments recorded under this Act. Any portion of
26 a condominium instrument which contains provisions contrary to

 

 

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1 these provisions shall be void as against public policy and
2 ineffective. Any such instrument that fails to contain the
3 provisions required by this Section shall be deemed to
4 incorporate such provisions by operation of law.
5 (Source: P.A. 94-384, eff. 1-1-06; 94-729, eff. 1-1-07.)
 
6     Section 10. The General Not For Profit Corporation Act of
7 1986 is amended by adding Section 103.35 as follows:
 
8     (805 ILCS 105/103.35 new)
9     Sec. 103.35. Leasing units.
10     (a) If a common interest community or homeowners'
11 association that currently permits leasing amends its
12 declaration, covenants, bylaws, rules, regulations, or any
13 other instruments, to prohibit leasing, nothing in this Act, or
14 a common interest community or homeowners' association's
15 declaration, covenants, bylaws, rules, regulations, or any
16 other instruments, shall prohibit a unit owner who is leasing
17 his or her unit or units at the time of the prohibition from
18 continuing to do so, until such time that the unit owner
19 voluntarily sells the unit or units; and no special fines,
20 fees, dues, or penalties shall be assessed against the unit
21 owner for leasing his or her unit or units.
22     (b) As used in this Section:
23         "Homeowners' association" includes a property owners'
24     association, townhome association, and any similar entity,

 

 

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1     and "homeowner" includes a townhome owner.
2         "Common interest community" means the definition
3     provided in subsection (c) of Section 9-102 of the Code of
4     Civil Procedure.
 
5     Section 95. No acceleration or delay. Where this Act makes
6 changes in a statute that is represented in this Act by text
7 that is not yet or no longer in effect (for example, a Section
8 represented by multiple versions), the use of that text does
9 not accelerate or delay the taking effect of (i) the changes
10 made by this Act or (ii) provisions derived from any other
11 Public Act.
 
12     Section 99. Effective date. This Act takes effect upon
13 becoming law.