97TH GENERAL ASSEMBLY
State of Illinois
2011 and 2012
SB1984

 

Introduced 2/10/2011, by Sen. Pamela J. Althoff

 

SYNOPSIS AS INTRODUCED:
 
765 ILCS 160/1-25
765 ILCS 160/1-35
765 ILCS 160/1-40

    Amends the Common Interest Community Association Act. With respect to the election of the board of managers or board of directors, provides that an association with 3,500 units or more may establish in its bylaws an election procedure utilizing an acclamation process when the number of qualified candidates are the same as, or less than, the number of positions to be filled. Also provides that an association with 1,000 units or more may provide in its declaration or bylaws a procedure for holding the election without a meeting, so long as proxy voting is permitted. In provisions concerning the obligation of the board to make certain documents available for inspection to a prospective purchaser who seeks to purchase a unit from a unit owner, deletes a provision requiring a statement from the board that any improvements or alterations made to the unit or related common areas by the prior unit owner are in compliance with the association's declaration.


LRB097 10091 AJO 50270 b

 

 

A BILL FOR

 

SB1984LRB097 10091 AJO 50270 b

1    AN ACT concerning civil law.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Common Interest Community Association Act is
5amended by changing Sections 1-25, 1-35, and 1-40 as follows:
 
6    (765 ILCS 160/1-25)
7    Sec. 1-25. Board of managers, board of directors, duties,
8elections, and voting.
9    (a) There shall be an election of the board of managers or
10board of directors from among the unit owners of a common
11interest community association, provided that associations
12with 3,500 units or more may establish in their bylaws an
13election procedure utilizing an acclamation process when the
14number of qualified candidates is the same as, or less than,
15the number of positions to be filled on the board of managers
16or board of directors at an election.
17    (b) The terms of at least one-third of the members of the
18board shall expire annually and all members of the board shall
19be elected at large.
20    (c) The members of the board shall serve without
21compensation, unless the community instruments indicate
22otherwise.
23    (d) No member of the board or officer shall be elected for

 

 

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1a term of more than 3 years, but officers and board members may
2succeed themselves.
3    (e) If there is a vacancy on the board, the remaining
4members of the board may fill the vacancy by a two-thirds vote
5of the remaining board members until the next annual meeting of
6unit owners or until unit owners holding 20% of the votes of
7the association request a meeting of the unit owners to fill
8the vacancy for the balance of the term. A meeting of the unit
9owners shall be called for purposes of filling a vacancy on the
10board no later than 30 days following the filing of a petition
11signed by unit owners holding 20% of the votes of the
12association requesting such a meeting.
13    (f) There shall be an election of a:
14        (1) president from among the members of the board, who
15    shall preside over the meetings of the board and of the
16    unit owners;
17        (2) secretary from among the members of the board, who
18    shall keep the minutes of all meetings of the board and of
19    the unit owners and who shall, in general, perform all the
20    duties incident to the office of secretary; and
21        (3) treasurer from among the members of the board, who
22    shall keep the financial records and books of account.
23    (g) If no election is held to elect board members within
24the time period specified in the bylaws, or within a reasonable
25amount of time thereafter not to exceed 90 days, then 20% of
26the unit owners may bring an action to compel compliance with

 

 

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1the election requirements specified in the bylaws. If the court
2finds that an election was not held to elect members of the
3board within the required period due to the bad faith acts or
4omissions of the board of managers or the board of directors,
5the unit owners shall be entitled to recover their reasonable
6attorney's fees and costs from the association. If the relevant
7notice requirements have been met and an election is not held
8solely due to a lack of a quorum, then this subsection (g) does
9not apply.
10    (h) Where there is more than one owner of a unit, if only
11one of the multiple owners is present at a meeting of the
12association, he or she is entitled to cast all the votes
13allocated to that unit. A unit owner may vote:
14        (1) by proxy executed in writing by the unit owner or
15    by his or her duly authorized attorney in fact, provided,
16    however, that the proxy bears the date of execution. Unless
17    the community instruments or the written proxy itself
18    provide otherwise, proxies will not be valid for more than
19    11 months after the date of its execution; or
20        (2) by submitting an association-issued ballot in
21    person at the election meeting; or
22        (3) by submitting an association-issued ballot to the
23    association or its designated agent by mail or other means
24    of delivery specified in the declaration or bylaws.
25    (h-5) A unit owner may vote:
26        (1) by proxy executed in writing by the unit owner or

 

 

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1    by his or her duly authorized attorney in fact, provided,
2    however, that the proxy bears the date of execution. Unless
3    the community instruments or the written proxy itself
4    provide otherwise, a proxy will not be valid for more than
5    11 months after the date of its execution; or
6        (2) by submitting an association-issued ballot in
7    person at the election meeting; or
8        (3) by submitting an association-issued ballot to the
9    association or its designated agent by mail or other means
10    of delivery specified in the declaration or bylaws.
11    (i) The association may, upon adoption of the appropriate
12rules by the board, conduct elections by secret ballot whereby
13the voting ballot is marked only with the voting interest for
14the unit and the vote itself, provided that the association
15shall further adopt rules to verify the status of the unit
16owner issuing a proxy or casting a ballot. A candidate for
17election to the board or such candidate's representative shall
18have the right to be present at the counting of ballots at such
19election.
20    (j) The purchaser of a unit from a seller other than the
21developer pursuant to an installment contract for purchase
22shall, during such times as he or she resides in the unit, be
23counted toward a quorum for purposes of election of members of
24the board at any meeting of the unit owners called for purposes
25of electing members of the board, shall have the right to vote
26for the election of members of the common interest community

 

 

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1association and to be elected to and serve on the board unless
2the seller expressly retains in writing any or all of such
3rights.
4(Source: P.A. 96-1400, eff. 7-29-10.)
 
5    (765 ILCS 160/1-35)
6    Sec. 1-35. Unit owner powers, duties, and obligations.
7    (a) The provisions of this Act, the declaration, bylaws,
8other community instruments, and rules and regulations that
9relate to the use of an individual unit or the common areas
10shall be applicable to any person leasing a unit and shall be
11deemed to be incorporated in any lease executed or renewed on
12or after the effective date of this Act. With regard to any
13lease entered into subsequent to the effective date of this
14Act, the unit owner leasing the unit shall deliver a copy of
15the signed lease to the association or if the lease is oral, a
16memorandum of the lease, not later than the date of occupancy
17or 10 days after the lease is signed, whichever occurs first.
18    (b) If there are multiple owners of a single unit, only one
19of the multiple owners shall be eligible to serve as a member
20of the board at any one time.
21    (c) Two-thirds of the unit owners may remove a board member
22as a director at a duty called special meeting of the unit
23owners.
24    (d) In the event of any resale of a unit in a common
25interest community association by a unit owner other than the

 

 

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1developer, the board shall make available for inspection to the
2prospective purchaser, upon demand, the following:
3        (1) A copy of the declaration, other instruments, and
4    any rules and regulations.
5        (2) A statement of any liens, including a statement of
6    the account of the unit setting forth the amounts of unpaid
7    assessments and other charges due and owing.
8        (3) A statement of any capital expenditures
9    anticipated by the association within the current or
10    succeeding 2 fiscal years.
11        (4) A statement of the status and amount of any reserve
12    for replacement fund and any portion of such fund earmarked
13    for any specified project by the board.
14        (5) A copy of the statement of financial condition of
15    the association for the last fiscal year for which such a
16    statement is available.
17        (6) A statement of the status of any pending suits or
18    judgments in which the association is a party.
19        (7) A statement setting forth what insurance coverage
20    is provided for all unit owners by the association.
21        (8) A statement that any improvements or alterations
22    made to the unit, or any part of the common areas assigned
23    thereto, by the prior unit owner are in good faith believed
24    to be in compliance with the declaration of the
25    association.
26    The principal officer of the board or such other officer as

 

 

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1is specifically designated shall furnish the above information
2within 30 days after receiving a written request for such
3information.
4    A reasonable fee covering the direct out-of-pocket cost of
5copying and providing such information may be charged by the
6association or the board to the unit seller for providing the
7information.
8(Source: P.A. 96-1400, eff. 7-29-10.)
 
9    (765 ILCS 160/1-40)
10    Sec. 1-40. Meetings.
11    (a) Written notice of any membership meeting shall be
12mailed or delivered giving members no less than 10 and no more
13than 30 days notice of the time, place, and purpose of such
14meeting.
15    (b) Meetings.
16        (1) Twenty percent of the unit owners shall constitute
17    a quorum, unless the community instruments indicate
18    otherwise.
19        (2) The unit owners shall hold an annual meeting, one
20    of the purposes of which shall be to elect members of the
21    board of managers or board of directors of the common
22    interest community association, unless the association's
23    total number of units exceeds 1,000 units and the
24    association's declaration or bylaws provide a procedure
25    for the election without a meeting, but in any event in

 

 

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1    compliance with the provisions of items (1) and (3) of
2    subsection (h-5) of Section 1-25.
3        (3) Special meetings of the board may be called by the
4    president or 25% of the members of the board. Special
5    meetings of the unit owners may be called by the president,
6    the board, or by 20% of unit owners.
7        (4) Except to the extent otherwise provided by this
8    Act, the board shall give the unit owners notice of all
9    board meetings at least 48 hours prior to the meeting by
10    sending notice by mail, personal delivery, or by posting
11    copies of notices of meetings in entranceways, elevators,
12    or other conspicuous places in the common interest
13    community at least 48 hours prior to the meeting except
14    where there is no common entranceway for 7 or more units,
15    the board may designate one or more locations in the
16    proximity of these units where the notices of meetings
17    shall be posted. The board shall give unit owners, by mail
18    or personal delivery, notice of any board meeting
19    concerning the adoption of (i) the proposed annual budget,
20    (ii) regular assessments, or (iii) a separate or special
21    assessment within 10 to 30 days prior to the meeting,
22    unless otherwise provided in Section 1-45 (a) or any other
23    provision of this Act.
24        (5) Meetings of the board shall be open to any unit
25    owner, except for the portion of any meeting held (i) to
26    discuss litigation when an action against or on behalf of

 

 

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1    the particular association has been filed and is pending in
2    a court or administrative tribunal, or when the common
3    interest community association finds that such an action is
4    probable or imminent, (ii) to consider information
5    regarding appointment, employment, or dismissal of an
6    employee, or (iii) to discuss violations of rules and
7    regulations of the association or a unit owner's unpaid
8    share of common expenses. Any vote on these matters shall
9    be taken at a meeting or portion thereof open to any unit
10    owner.
11        (6) The board must reserve a portion of the meeting of
12    the board for comments by unit owners; provided, however,
13    the duration and meeting order for the unit owner comment
14    period is within the sole discretion of the board.
15(Source: P.A. 96-1400, eff. 7-29-10.)