HB5322 EngrossedLRB098 17492 HEP 52599 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 1-5 and 1-25 and by adding Section
61-85 as follows:
 
7    (765 ILCS 160/1-5)
8    Sec. 1-5. Definitions. As used in this Act, unless the
9context otherwise requires:
10    "Acceptable technological means" includes, without
11limitation, electronic transmission over the Internet or other
12network, whether by direct connection, intranet, telecopier,
13or electronic mail.
14    "Association" or "common interest community association"
15means the association of all the members of a common interest
16community, acting pursuant to bylaws through its duly elected
17board of managers or board of directors.
18    "Board" means a common interest community association's
19board of managers or board of directors, whichever is
20applicable.
21    "Board member" or "member of the board" means a member of
22the board of managers or the board of directors, whichever is
23applicable.

 

 

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1    "Board of directors" means, for a common interest community
2that has been incorporated as an Illinois not-for-profit
3corporation, the group of people elected by the members of a
4common interest community as the governing body to exercise for
5the members of the common interest community association all
6powers, duties, and authority vested in the board of directors
7under this Act and the common interest community association's
8declaration and bylaws.
9    "Board of managers" means, for a common interest community
10that is an unincorporated association, the group of people
11elected by the members of a common interest community as the
12governing body to exercise for the members of the common
13interest community association all powers, duties, and
14authority vested in the board of managers under this Act and
15the common interest community association's declaration and
16bylaws.
17    "Building" means all structures, attached or unattached,
18containing one or more units.
19    "Common areas" means the portion of the property other than
20a unit.
21    "Common expenses" means the proposed or actual expenses
22affecting the property, including reserves, if any, lawfully
23assessed by the common interest community association.
24    "Common interest community" means real estate other than a
25condominium or cooperative with respect to which any person by
26virtue of his or her ownership of a partial interest or a unit

 

 

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1therein is obligated to pay for the maintenance, improvement,
2insurance premiums or real estate taxes of common areas
3described in a declaration which is administered by an
4association. "Common interest community" may include, but not
5be limited to, an attached or detached townhome, villa, or
6single-family home. A "common interest community" does not
7include a master association.
8    "Community instruments" means all documents and authorized
9amendments thereto recorded by a developer or common interest
10community association, including, but not limited to, the
11declaration, bylaws, plat of survey, and rules and regulations.
12    "Declaration" means any duly recorded instruments, however
13designated, that have created a common interest community and
14any duly recorded amendments to those instruments.
15    "Developer" means any person who submits property legally
16or equitably owned in fee simple by the person to the
17provisions of this Act, or any person who offers units legally
18or equitably owned in fee simple by the person for sale in the
19ordinary course of such person's business, including any
20successor to such person's entire interest in the property
21other than the purchaser of an individual unit.
22    "Developer control" means such control at a time prior to
23the election of the board of the common interest community
24association by a majority of the members other than the
25developer.
26    "Electronic transmission" means any form of communication,

 

 

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1not directly involving the physical transmission of paper, that
2creates a record that may be retained, retrieved, and reviewed
3by a recipient and that may be directly reproduced in paper
4form by the recipient through an automated process.
5    "Majority" or "majority of the members" means the owners of
6more than 50% in the aggregate in interest of the undivided
7ownership of the common elements. Any specified percentage of
8the members means such percentage in the aggregate in interest
9of such undivided ownership. "Majority" or "majority of the
10members of the board of the common interest community
11association" means more than 50% of the total number of persons
12constituting such board pursuant to the bylaws. Any specified
13percentage of the members of the common interest community
14association means that percentage of the total number of
15persons constituting such board pursuant to the bylaws.
16    "Management company" or "community association manager"
17means a person, partnership, corporation, or other legal entity
18entitled to transact business on behalf of others, acting on
19behalf of or as an agent for an association for the purpose of
20carrying out the duties, responsibilities, and other
21obligations necessary for the day to day operation and
22management of any property subject to this Act.
23    "Meeting of the board" or "board meeting" means any
24gathering of a quorum of the members of the board of the common
25interest community association held for the purpose of
26conducting board business.

 

 

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1    "Member" means the person or entity designated as an owner
2and entitled to one vote as defined by the community
3instruments. The terms "member" and "unit owner" may be used
4interchangeably as defined by the community instruments,
5except in situations in which a matter of legal title to the
6unit is involved or at issue, in which case the term "unit
7owner" would be the applicable term used.
8    "Membership" means the collective group of members
9entitled to vote as defined by the community instruments.
10    "Parcel" means the lot or lots or tract or tracts of land
11described in the declaration as part of a common interest
12community.
13    "Person" means a natural individual, corporation,
14partnership, trustee, or other legal entity capable of holding
15title to real property.
16    "Plat" means a plat or plats of survey of the parcel and of
17all units in the common interest community, which may consist
18of a three-dimensional horizontal and vertical delineation of
19all such units, structures, easements, and common areas on the
20property.
21    "Prescribed delivery method" means mailing, delivering,
22posting in an association publication that is routinely mailed
23to all members, electronic transmission, or any other delivery
24method that is approved in writing by the member and authorized
25by the community instruments.
26    "Property" means all the land, property, and space

 

 

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1comprising the parcel, all improvements and structures
2erected, constructed or contained therein or thereon,
3including any building and all easements, rights, and
4appurtenances belonging thereto, and all fixtures and
5equipment intended for the mutual use, benefit, or enjoyment of
6the members, under the authority or control of a common
7interest community association.
8    "Purchaser" means any person or persons, other than the
9developer, who purchase a unit in a bona fide transaction for
10value.
11    "Record" means to record in the office of the recorder of
12the county wherein the property is located.
13    "Reserves" means those sums paid by members which are
14separately maintained by the common interest community
15association for purposes specified by the declaration and
16bylaws of the common interest community association.
17    "Unit" means a part of the property designed and intended
18for any type of independent use.
19    "Unit owner" means the person or persons whose estates or
20interests, individually or collectively, aggregate fee simple
21absolute ownership of a unit.
22(Source: P.A. 96-1400, eff. 7-29-10; 97-605, eff. 8-26-11;
2397-1090, eff. 8-24-12.)
 
24    (765 ILCS 160/1-25)
25    Sec. 1-25. Board of managers, board of directors, duties,

 

 

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1elections, and voting.
2    (a) Elections shall be held in accordance with the
3community instruments, provided that an election shall be held
4no less frequently than once every 24 months, for the board of
5managers or board of directors from among the membership of a
6common interest community association.
7    (b) (Blank).
8    (c) The members of the board shall serve without
9compensation, unless the community instruments indicate
10otherwise.
11    (d) No member of the board or officer shall be elected for
12a term of more than 4 years, but officers and board members may
13succeed themselves.
14    (e) If there is a vacancy on the board, the remaining
15members of the board may fill the vacancy by a two-thirds vote
16of the remaining board members until the next annual meeting of
17the membership or until members holding 20% of the votes of the
18association request a meeting of the members to fill the
19vacancy for the balance of the term. A meeting of the members
20shall be called for purposes of filling a vacancy on the board
21no later than 30 days following the filing of a petition signed
22by membership holding 20% of the votes of the association
23requesting such a meeting.
24    (f) There shall be an election of a:
25        (1) president from among the members of the board, who
26    shall preside over the meetings of the board and of the

 

 

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1    membership;
2        (2) secretary from among the members of the board, who
3    shall keep the minutes of all meetings of the board and of
4    the membership and who shall, in general, perform all the
5    duties incident to the office of secretary; and
6        (3) treasurer from among the members of the board, who
7    shall keep the financial records and books of account.
8    (g) If no election is held to elect board members within
9the time period specified in the bylaws, or within a reasonable
10amount of time thereafter not to exceed 90 days, then 20% of
11the members may bring an action to compel compliance with the
12election requirements specified in the bylaws. If the court
13finds that an election was not held to elect members of the
14board within the required period due to the bad faith acts or
15omissions of the board of managers or the board of directors,
16the members shall be entitled to recover their reasonable
17attorney's fees and costs from the association. If the relevant
18notice requirements have been met and an election is not held
19solely due to a lack of a quorum, then this subsection (g) does
20not apply.
21    (h) Where there is more than one owner of a unit and there
22is only one member vote associated with that unit, if only one
23of the multiple owners is present at a meeting of the
24membership, he or she is entitled to cast the member vote
25associated with that unit.
26    (h-5) A member may vote:

 

 

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1        (1) by proxy executed in writing by the member or by
2    his or her duly authorized attorney in fact, provided,
3    however, that the proxy bears the date of execution. Unless
4    the community instruments or the written proxy itself
5    provide otherwise, proxies will not be valid for more than
6    11 months after the date of its execution; or
7        (2) by submitting an association-issued ballot in
8    person at the election meeting; or
9        (3) by submitting an association-issued ballot to the
10    association or its designated agent by mail or other means
11    of delivery specified in the declaration or bylaws; or .
12        (4) by any electronic or acceptable technological
13    means.
14    Votes cast under any paragraph of this subsection (h-5) are
15valid for the purpose of establishing a quorum.
16    (i) The association may, upon adoption of the appropriate
17rules by the board, conduct elections by electronic or
18acceptable technological means. Members may not vote by proxy
19in board elections. Instructions regarding the use of
20electronic means or acceptable technological means for voting
21shall be distributed to all members not less than 10 and not
22more than 30 days before the election meeting. The instruction
23notice must include the names of all candidates who have given
24the board or its authorized agent timely written notice of
25their candidacy and must give the person voting through
26electronic or acceptable technological means the opportunity

 

 

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1to cast votes for candidates whose names do not appear on the
2ballot. The board rules shall provide and the instructions
3provided to the member shall state that a member who submits a
4vote using electronic or acceptable technological means may
5request and cast a ballot in person at the election meeting,
6and thereby void any vote previously submitted by that member.
7secret ballot, distributed by the association, whereby the
8voting ballot is marked only with the voting interest for the
9member and the vote itself, provided that the association shall
10further adopt rules to verify the status of the member casting
11a ballot and provided further that proxies shall not be
12allowed. A candidate for election to the board or such
13candidate's representative shall have the right to be present
14at the counting of ballots at such election.
15    (j) Upon proof of purchase, the purchaser of a unit from a
16seller other than the developer pursuant to an installment
17contract for purchase shall, during such times as he or she
18resides in the unit, be counted toward a quorum for purposes of
19election of members of the board at any meeting of the
20membership called for purposes of electing members of the
21board, shall have the right to vote for the members of the
22board of the common interest community association and to be
23elected to and serve on the board unless the seller expressly
24retains in writing any or all of such rights.
25(Source: P.A. 96-1400, eff. 7-29-10; 97-605, eff. 8-26-11;
2697-1090, eff. 8-24-12.)
 

 

 

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1    (765 ILCS 160/1-85 new)
2    Sec. 1-85. Use of technology.
3    (a) Any notice required to be sent or received or
4signature, vote, consent, or approval required to be obtained
5under any community instrument or any provision of this Act may
6be accomplished using the technology generally available at
7that time. This Section governs the use of technology in
8implementing the provisions of any community instrument or any
9provision of this Act concerning notices, signatures, votes,
10consents, or approvals.
11    (b) The common interest community association, unit
12owners, and other persons entitled to occupy a unit may perform
13any obligation or exercise any right under any community
14instrument or any provision of this Act by use of any
15technological means that provides sufficient security,
16reliability, identification, and verifiability.
17    (c) A verifiable electronic signature satisfies any
18requirement for a signature under any community instrument or
19any provision of this Act.
20    (d) Voting on, consent to, and approval of any matter under
21any community instrument or any provision of this Act may be
22accomplished by electronic transmission or other equivalent
23technological means, provided that a record is created as
24evidence thereof and maintained as long as the record would be
25required to be maintained in nonelectronic form.

 

 

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1    (e) Subject to other provisions of law, no action required
2or permitted by any community instrument or any provision of
3this Act need be acknowledged before a notary public if the
4identity and signature of the person can otherwise be
5authenticated to the satisfaction of the board of directors.
6    (f) If any person does not provide written authorization to
7conduct business using electronic transmission or other
8equivalent technological means, the common interest community
9association shall, at its expense, conduct business with the
10person without the use of electronic transmission or other
11equivalent technological means.
12    (g) This Section does not apply to any notices required
13under Article IX of the Code of Civil Procedure related to: (i)
14an action by the common interest community association to
15collect a common expense; or (ii) foreclosure proceedings in
16enforcement of any lien rights under this Act.
 
17    Section 10. The Condominium Property Act is amended by
18changing Sections 2 and 18 and by adding Section 18.8 as
19follows:
 
20    (765 ILCS 605/2)  (from Ch. 30, par. 302)
21    Sec. 2. Definitions. As used in this Act, unless the
22context otherwise requires:
23    (a) "Declaration" means the instrument by which the
24property is submitted to the provisions of this Act, as

 

 

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1hereinafter provided, and such declaration as from time to time
2amended.
3    (b) "Parcel" means the lot or lots, tract or tracts of
4land, described in the declaration, submitted to the provisions
5of this Act.
6    (c) "Property" means all the land, property and space
7comprising the parcel, all improvements and structures
8erected, constructed or contained therein or thereon,
9including the building and all easements, rights and
10appurtenances belonging thereto, and all fixtures and
11equipment intended for the mutual use, benefit or enjoyment of
12the unit owners, submitted to the provisions of this Act.
13    (d) "Unit" means a part of the property designed and
14intended for any type of independent use.
15    (e) "Common Elements" means all portions of the property
16except the units, including limited common elements unless
17otherwise specified.
18    (f) "Person" means a natural individual, corporation,
19partnership, trustee or other legal entity capable of holding
20title to real property.
21    (g) "Unit Owner" means the person or persons whose estates
22or interests, individually or collectively, aggregate fee
23simple absolute ownership of a unit, or, in the case of a
24leasehold condominium, the lessee or lessees of a unit whose
25leasehold ownership of the unit expires simultaneously with the
26lease described in item (x) of this Section.

 

 

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1    (h) "Majority" or "majority of the unit owners" means the
2owners of more than 50% in the aggregate in interest of the
3undivided ownership of the common elements. Any specified
4percentage of the unit owners means such percentage in the
5aggregate in interest of such undivided ownership. "Majority"
6or "majority of the members of the board of managers" means
7more than 50% of the total number of persons constituting such
8board pursuant to the bylaws. Any specified percentage of the
9members of the board of managers means that percentage of the
10total number of persons constituting such board pursuant to the
11bylaws.
12    (i) "Plat" means a plat or plats of survey of the parcel
13and of all units in the property submitted to the provisions of
14this Act, which may consist of a three-dimensional horizontal
15and vertical delineation of all such units.
16    (j) "Record" means to record in the office of the recorder
17or, whenever required, to file in the office of the Registrar
18of Titles of the county wherein the property is located.
19    (k) "Conversion Condominium" means a property which
20contains structures, excepting those newly constructed and
21intended for condominium ownership, which are, or have
22previously been, wholly or partially occupied before recording
23of condominium instruments by persons other than those who have
24contracted for the purchase of condominiums.
25    (l) "Condominium Instruments" means all documents and
26authorized amendments thereto recorded pursuant to the

 

 

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1provisions of the Act, including the declaration, bylaws and
2plat.
3    (m) "Common Expenses" means the proposed or actual expenses
4affecting the property, including reserves, if any, lawfully
5assessed by the Board of Managers of the Unit Owner's
6Association.
7    (n) "Reserves" means those sums paid by unit owners which
8are separately maintained by the board of managers for purposes
9specified by the board of managers or the condominium
10instruments.
11    (o) "Unit Owners' Association" or "Association" means the
12association of all the unit owners, acting pursuant to bylaws
13through its duly elected board of managers.
14    (p) "Purchaser" means any person or persons other than the
15Developer who purchase a unit in a bona fide transaction for
16value.
17    (q) "Developer" means any person who submits property
18legally or equitably owned in fee simple by the developer, or
19leased to the developer under a lease described in item (x) of
20this Section, to the provisions of this Act, or any person who
21offers units legally or equitably owned in fee simple by the
22developer, or leased to the developer under a lease described
23in item (x) of this Section, for sale in the ordinary course of
24such person's business, including any successor or successors
25to such developers' entire interest in the property other than
26the purchaser of an individual unit.

 

 

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1    (r) "Add-on Condominium" means a property to which
2additional property may be added in accordance with condominium
3instruments and this Act.
4    (s) "Limited Common Elements" means a portion of the common
5elements so designated in the declaration as being reserved for
6the use of a certain unit or units to the exclusion of other
7units, including but not limited to balconies, terraces, patios
8and parking spaces or facilities.
9    (t) "Building" means all structures, attached or
10unattached, containing one or more units.
11    (u) "Master Association" means an organization described
12in Section 18.5 whether or not it is also an association
13described in Section 18.3.
14    (v) "Developer Control" means such control at a time prior
15to the election of the Board of Managers provided for in
16Section 18.2(b) of this Act.
17    (w) "Meeting of Board of Managers or Board of Master
18Association" means any gathering of a quorum of the members of
19the Board of Managers or Board of the Master Association held
20for the purpose of conducting board business.
21    (x) "Leasehold Condominium" means a property submitted to
22the provisions of this Act which is subject to a lease, the
23expiration or termination of which would terminate the
24condominium and the lessor of which is (i) exempt from taxation
25under Section 501(c)(3) of the Internal Revenue Code of 1986,
26as amended, (ii) a limited liability company whose sole member

 

 

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1is exempt from taxation under Section 501 (c)(3) of the
2Internal Revenue Code of 1986, as amended, or (iii) a Public
3Housing Authority created pursuant to the Housing Authorities
4Act that is located in a municipality having a population in
5excess of 1,000,000 inhabitants.
6    (y) "Electronic transmission" means any form of
7communication, not directly involving the physical
8transmission of paper, that creates a record that may be
9retained, retrieved, and reviewed by a recipient and that may
10be directly reproduced in paper form by the recipient through
11an automated process.
12    (z) "Acceptable technological means" includes, without
13limitation, electronic transmission over the Internet or other
14network, whether by direct connection, intranet, telecopier,
15or electronic mail.
16(Source: P.A. 93-474, eff. 8-8-03.)
 
17    (765 ILCS 605/18)  (from Ch. 30, par. 318)
18    Sec. 18. Contents of bylaws. The bylaws shall provide for
19at least the following:
20    (a) (1) The election from among the unit owners of a board
21    of managers, the number of persons constituting such board,
22    and that the terms of at least one-third of the members of
23    the board shall expire annually and that all members of the
24    board shall be elected at large. If there are multiple
25    owners of a single unit, only one of the multiple owners

 

 

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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

 

 

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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

 

 

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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

 

 

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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

 

 

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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

 

 

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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,

 

 

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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, provided that
9    in voting on amendments to the association's bylaws, a unit
10    owner who is in arrears on the unit owner's regular or
11    separate assessments for 60 days or more, shall not be
12    counted for purposes of determining if a quorum is present,
13    but that unit owner retains the right to vote on amendments
14    to the association's bylaws;
15        (2) that the association shall have one class of
16    membership;
17        (3) that the members shall hold an annual meeting, one
18    of the purposes of which shall be to elect members of the
19    board of managers;
20        (4) the method of calling meetings of the unit owners;
21        (5) that special meetings of the members can be called
22    by the president, board of managers, or by 20% of unit
23    owners;
24        (6) that written notice of any membership meeting shall
25    be mailed or delivered giving members no less than 10 and
26    no more than 30 days notice of the time, place and purpose

 

 

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

 

 

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1    other owners of the unit;
2        (9)(A) that unless the Articles of Incorporation or the
3    bylaws otherwise provide, and except as provided in
4    subparagraph (B) of this paragraph (9) in connection with
5    board elections, that a unit owner may vote by proxy
6    executed in writing by the unit owner or by his duly
7    authorized attorney in fact; that the proxy must bear the
8    date of execution and, unless the condominium instruments
9    or the written proxy itself provide otherwise, is invalid
10    after 11 months from the date of its execution; to the
11    extent the condominium instruments or rules adopted
12    thereunder expressly so provide, a vote or proxy may be
13    submitted by electronic transmission, provided that any
14    such electronic transmission shall either set forth or be
15    submitted with information from which it can be determined
16    that the electronic transmission was authorized by the unit
17    owner or the unit owner's proxy;
18        (B) that if a rule adopted at least 120 days before a
19    board election or the declaration or bylaws provide for
20    balloting as set forth in this subsection, unit owners may
21    not vote by proxy in board elections, but may vote only (i)
22    by submitting an association-issued ballot in person at the
23    election meeting or (ii) by submitting an
24    association-issued ballot to the association or its
25    designated agent by mail or other means of delivery
26    specified in the declaration, bylaws, or rule; that the

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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1be defined as both a fidelity bond and directors and officers
2liability coverage, the fidelity bond in the full amount of
3association funds and association reserves that will be in the
4custody of the association, and the directors and officers
5liability coverage at a level as shall be determined to be
6reasonable by the board of managers, if not otherwise
7established by the declaration or by laws.
8    Until one year after the effective date of this amendatory
9Act of 1985, if a condominium association has reserves plus
10assessments in excess of $250,000 and cannot reasonably obtain
11100% fidelity bond coverage for such amount, then it must
12obtain a fidelity bond coverage of $250,000.
13    (h) Method of estimating the amount of the annual budget,
14and the manner of assessing and collecting from the unit owners
15their respective shares of such estimated expenses, and of any
16other expenses lawfully agreed upon.
17    (i) That upon 10 days notice to the manager or board of
18managers and payment of a reasonable fee, any unit owner shall
19be furnished a statement of his account setting forth the
20amount of any unpaid assessments or other charges due and owing
21from such owner.
22    (j) Designation and removal of personnel necessary for the
23maintenance, repair and replacement of the common elements.
24    (k) Such restrictions on and requirements respecting the
25use and maintenance of the units and the use of the common
26elements, not set forth in the declaration, as are designed to

 

 

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1prevent unreasonable interference with the use of their
2respective units and of the common elements by the several unit
3owners.
4    (l) Method of adopting and of amending administrative rules
5and regulations governing the operation and use of the common
6elements.
7    (m) The percentage of votes required to modify or amend the
8bylaws, but each one of the particulars set forth in this
9section shall always be embodied in the bylaws.
10    (n) (i) The provisions of this Act, the declaration,
11bylaws, other condominium instruments, and rules and
12regulations that relate to the use of the individual unit or
13the common elements shall be applicable to any person leasing a
14unit and shall be deemed to be incorporated in any lease
15executed or renewed on or after the effective date of this
16amendatory Act of 1984. (ii) With regard to any lease entered
17into subsequent to the effective date of this amendatory Act of
181989, the unit owner leasing the unit shall deliver a copy of
19the signed lease to the board or if the lease is oral, a
20memorandum of the lease, not later than the date of occupancy
21or 10 days after the lease is signed, whichever occurs first.
22In addition to any other remedies, by filing an action jointly
23against the tenant and the unit owner, an association may seek
24to enjoin a tenant from occupying a unit or seek to evict a
25tenant under the provisions of Article IX of the Code of Civil
26Procedure for failure of the lessor-owner to comply with the

 

 

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1leasing requirements prescribed by this Section or by the
2declaration, bylaws, and rules and regulations. The board of
3managers may proceed directly against a tenant, at law or in
4equity, or under the provisions of Article IX of the Code of
5Civil Procedure, for any other breach by tenant of any
6covenants, rules, regulations or bylaws.
7    (o) The association shall have no authority to forbear the
8payment of assessments by any unit owner.
9    (p) That when 30% or fewer of the units, by number, possess
10over 50% in the aggregate of the votes in the association, any
11percentage vote of members specified herein or in the
12condominium instruments shall require the specified percentage
13by number of units rather than by percentage of interest in the
14common elements allocated to units that would otherwise be
15applicable and garage units or storage units, or both, shall
16have, in total, no more votes than their aggregate percentage
17of ownership in the common elements; this shall mean that if
18garage units or storage units, or both, are to be given a vote,
19or portion of a vote, that the association must add the total
20number of votes cast of garage units, storage units, or both,
21and divide the total by the number of garage units, storage
22units, or both, and multiply by the aggregate percentage of
23ownership of garage units and storage units to determine the
24vote, or portion of a vote, that garage units or storage units,
25or both, have. For purposes of this subsection (p), when making
26a determination of whether 30% or fewer of the units, by

 

 

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1number, possess over 50% in the aggregate of the votes in the
2association, a unit shall not include a garage unit or a
3storage unit.
4    (q) That a unit owner may not assign, delegate, transfer,
5surrender, or avoid the duties, responsibilities, and
6liabilities of a unit owner under this Act, the condominium
7instruments, or the rules and regulations of the Association;
8and that such an attempted assignment, delegation, transfer,
9surrender, or avoidance shall be deemed void.
10    The provisions of this Section are applicable to all
11condominium instruments recorded under this Act. Any portion of
12a condominium instrument which contains provisions contrary to
13these provisions shall be void as against public policy and
14ineffective. Any such instrument which fails to contain the
15provisions required by this Section shall be deemed to
16incorporate such provisions by operation of law.
17(Source: P.A. 95-624, eff. 6-1-08; 96-55, eff. 1-1-10; 96-977,
18eff. 7-2-10.)
 
19    (765 ILCS 605/18.8 new)
20    Sec. 18.8. Use of technology.
21    (a) Any notice required to be sent or received or
22signature, vote, consent, or approval required to be obtained
23under any condominium instrument or any provision of this Act
24may be accomplished using the technology generally available at
25that time. This Section shall govern the use of technology in

 

 

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1implementing the provisions of any condominium instrument or
2any provision of this Act concerning notices, signatures,
3votes, consents, or approvals.
4    (b) The association, unit owners, and other persons
5entitled to occupy a unit may perform any obligation or
6exercise any right under any condominium instrument or any
7provision of this Act by use of any technological means that
8provides sufficient security, reliability, identification, and
9verifiability.
10    (c) A verifiable electronic signature satisfies any
11requirement for a signature under any condominium instrument or
12any provision of this Act.
13    (d) Voting on, consent to, and approval of any matter under
14any condominium instrument or any provision of this Act may be
15accomplished by electronic transmission or other equivalent
16technological means, provided that a record is created as
17evidence thereof and maintained as long as the record would be
18required to be maintained in nonelectronic form.
19    (e) Subject to other provisions of law, no action required
20or permitted by any condominium instrument or any provision of
21this Act need be acknowledged before a notary public if the
22identity and signature of the person can otherwise be
23authenticated to the satisfaction of the board of directors or
24board of managers.
25    (f) If any person does not provide written authorization to
26conduct business using electronic transmission or other

 

 

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1equivalent technological means, the association shall, at its
2expense, conduct business with the person without the use of
3electronic transmission or other equivalent technological
4means.
5    (g) This Section does not apply to any notices required
6under Article IX of the Code of Civil Procedure related to: (i)
7an action by the association to collect a common expense; or
8(ii) foreclosure proceedings in enforcement of any lien rights
9under this Act.