Illinois 2023-2024 Regular Session

Illinois House Bill HB4090 Compare Versions

Version 1 (Old)

Version 2 (New)

Old	New		Differences
1		-	HB4090 EngrossedLRB103 32446 LNS 61933 b HB4090 Engrossed LRB103 32446 LNS 61933 b
2		-	HB4090 Engrossed LRB103 32446 LNS 61933 b
	1	+	103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4090 Introduced , by Rep. Suzanne M. Ness SYNOPSIS AS INTRODUCED: 765 ILCS 160/1-45 765 ILCS 605/18 from Ch. 30, par. 318 765 ILCS 605/18.5 from Ch. 30, par. 318.5 765 ILCS 735/Act title 765 ILCS 735/0.01 from Ch. 80, par. 61 765 ILCS 735/1.5 new765 ILCS 740/Act rep. Amends the Rental Property Utility Service Act by changing the short title to the Residential Property Utility Service Act and changing the Act title. Repeals the Tenant Utility Payment Disclosure Act and adds the provisions of the repealed Act to the Residential Property Utility Service Act. Amends the Common Interest Community Association Act and the Condominium Property Act to make conforming changes. LRB103 32446 LNS 61933 b A BILL FOR 103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4090 Introduced , by Rep. Suzanne M. Ness SYNOPSIS AS INTRODUCED: 765 ILCS 160/1-45 765 ILCS 605/18 from Ch. 30, par. 318 765 ILCS 605/18.5 from Ch. 30, par. 318.5 765 ILCS 735/Act title 765 ILCS 735/0.01 from Ch. 80, par. 61 765 ILCS 735/1.5 new765 ILCS 740/Act rep. 765 ILCS 160/1-45 765 ILCS 605/18 from Ch. 30, par. 318 765 ILCS 605/18.5 from Ch. 30, par. 318.5 765 ILCS 735/Act title 765 ILCS 735/0.01 from Ch. 80, par. 61 765 ILCS 735/1.5 new 765 ILCS 740/Act rep. Amends the Rental Property Utility Service Act by changing the short title to the Residential Property Utility Service Act and changing the Act title. Repeals the Tenant Utility Payment Disclosure Act and adds the provisions of the repealed Act to the Residential Property Utility Service Act. Amends the Common Interest Community Association Act and the Condominium Property Act to make conforming changes. LRB103 32446 LNS 61933 b LRB103 32446 LNS 61933 b A BILL FOR
	2	+	103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4090 Introduced , by Rep. Suzanne M. Ness SYNOPSIS AS INTRODUCED:
	3	+	765 ILCS 160/1-45 765 ILCS 605/18 from Ch. 30, par. 318 765 ILCS 605/18.5 from Ch. 30, par. 318.5 765 ILCS 735/Act title 765 ILCS 735/0.01 from Ch. 80, par. 61 765 ILCS 735/1.5 new765 ILCS 740/Act rep. 765 ILCS 160/1-45 765 ILCS 605/18 from Ch. 30, par. 318 765 ILCS 605/18.5 from Ch. 30, par. 318.5 765 ILCS 735/Act title 765 ILCS 735/0.01 from Ch. 80, par. 61 765 ILCS 735/1.5 new 765 ILCS 740/Act rep.
	4	+	765 ILCS 160/1-45
	5	+	765 ILCS 605/18 from Ch. 30, par. 318
	6	+	765 ILCS 605/18.5 from Ch. 30, par. 318.5
	7	+	765 ILCS 735/Act title
	8	+	765 ILCS 735/0.01 from Ch. 80, par. 61
	9	+	765 ILCS 735/1.5 new
	10	+	765 ILCS 740/Act rep.
	11	+	Amends the Rental Property Utility Service Act by changing the short title to the Residential Property Utility Service Act and changing the Act title. Repeals the Tenant Utility Payment Disclosure Act and adds the provisions of the repealed Act to the Residential Property Utility Service Act. Amends the Common Interest Community Association Act and the Condominium Property Act to make conforming changes.
	12	+	LRB103 32446 LNS 61933 b LRB103 32446 LNS 61933 b
	13	+	LRB103 32446 LNS 61933 b
	14	+	A BILL FOR
	15	+	HB4090LRB103 32446 LNS 61933 b HB4090 LRB103 32446 LNS 61933 b
	16	+	HB4090 LRB103 32446 LNS 61933 b
3	17		1 AN ACT concerning civil law.
4	18		2 Be it enacted by the People of the State of Illinois,
5	19		3 represented in the General Assembly:
6	20		4 Section 5. The Common Interest Community Association Act
7	21		5 is amended by changing Section 1-45 as follows:
8	22		6 (765 ILCS 160/1-45)
9	23		7 Sec. 1-45. Finances.
10	24		8 (a) Each member shall receive through a prescribed
11	25		9 delivery method, at least 30 days but not more than 60 days
12	26		10 prior to the adoption thereof by the board, a copy of the
13	27		11 proposed annual budget together with an indication of which
14	28		12 portions are intended for reserves, capital expenditures or
15	29		13 repairs or payment of real estate taxes.
16	30		14 (b) The board shall provide all members with a reasonably
17	31		15 detailed summary of the receipts, common expenses, and
18	32		16 reserves for the preceding budget year. The board shall (i)
19	33		17 make available for review to all members an itemized
20	34		18 accounting of the common expenses for the preceding year
21	35		19 actually incurred or paid, together with an indication of
22	36		20 which portions were for reserves, capital expenditures or
23	37		21 repairs or payment of real estate taxes and with a tabulation
24	38		22 of the amounts collected pursuant to the budget or assessment,
25	39		23 and showing the net excess or deficit of income over
26	40
27	41
28	42
29		-	HB4090 Engrossed LRB103 32446 LNS 61933 b
	43	+	103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4090 Introduced , by Rep. Suzanne M. Ness SYNOPSIS AS INTRODUCED:
	44	+	765 ILCS 160/1-45 765 ILCS 605/18 from Ch. 30, par. 318 765 ILCS 605/18.5 from Ch. 30, par. 318.5 765 ILCS 735/Act title 765 ILCS 735/0.01 from Ch. 80, par. 61 765 ILCS 735/1.5 new765 ILCS 740/Act rep. 765 ILCS 160/1-45 765 ILCS 605/18 from Ch. 30, par. 318 765 ILCS 605/18.5 from Ch. 30, par. 318.5 765 ILCS 735/Act title 765 ILCS 735/0.01 from Ch. 80, par. 61 765 ILCS 735/1.5 new 765 ILCS 740/Act rep.
	45	+	765 ILCS 160/1-45
	46	+	765 ILCS 605/18 from Ch. 30, par. 318
	47	+	765 ILCS 605/18.5 from Ch. 30, par. 318.5
	48	+	765 ILCS 735/Act title
	49	+	765 ILCS 735/0.01 from Ch. 80, par. 61
	50	+	765 ILCS 735/1.5 new
	51	+	765 ILCS 740/Act rep.
	52	+	Amends the Rental Property Utility Service Act by changing the short title to the Residential Property Utility Service Act and changing the Act title. Repeals the Tenant Utility Payment Disclosure Act and adds the provisions of the repealed Act to the Residential Property Utility Service Act. Amends the Common Interest Community Association Act and the Condominium Property Act to make conforming changes.
	53	+	LRB103 32446 LNS 61933 b LRB103 32446 LNS 61933 b
	54	+	LRB103 32446 LNS 61933 b
	55	+	A BILL FOR
30	56
31	57
32		-	HB4090 Engrossed- 2 -LRB103 32446 LNS 61933 b HB4090 Engrossed - 2 - LRB103 32446 LNS 61933 b
33		-	HB4090 Engrossed - 2 - LRB103 32446 LNS 61933 b
	58	+
	59	+
	60	+
	61	+	765 ILCS 160/1-45
	62	+	765 ILCS 605/18 from Ch. 30, par. 318
	63	+	765 ILCS 605/18.5 from Ch. 30, par. 318.5
	64	+	765 ILCS 735/Act title
	65	+	765 ILCS 735/0.01 from Ch. 80, par. 61
	66	+	765 ILCS 735/1.5 new
	67	+	765 ILCS 740/Act rep.
	68	+
	69	+
	70	+
	71	+	LRB103 32446 LNS 61933 b
	72	+
	73	+
	74	+
	75	+
	76	+
	77	+
	78	+
	79	+
	80	+
	81	+	HB4090 LRB103 32446 LNS 61933 b
	82	+
	83	+
	84	+	HB4090- 2 -LRB103 32446 LNS 61933 b HB4090 - 2 - LRB103 32446 LNS 61933 b
	85	+	HB4090 - 2 - LRB103 32446 LNS 61933 b
34	86		1 expenditures plus reserves or (ii) provide a consolidated
35	87		2 annual independent audit report of the financial status of all
36	88		3 fund accounts within the association.
37	89		4 (c) If an adopted budget or any separate assessment
38	90		5 adopted by the board would result in the sum of all regular and
39	91		6 separate assessments payable in the current fiscal year
40	92		7 exceeding 115% of the sum of all regular and separate
41	93		8 assessments payable during the preceding fiscal year, the
42	94		9 common interest community association, upon written petition
43	95		10 by members with 20% of the votes of the association delivered
44	96		11 to the board within 14 days of the board action, shall call a
45	97		12 meeting of the members within 30 days of the date of delivery
46	98		13 of the petition to consider the budget or separate assessment;
47	99		14 unless a majority of the total votes of the members are cast at
48	100		15 the meeting to reject the budget or separate assessment, it
49	101		16 shall be deemed ratified.
50	102		17 (d) If total common expenses exceed the total amount of
51	103		18 the approved and adopted budget, the common interest community
52	104		19 association shall disclose this variance to all its members
53	105		20 and specifically identify the subsequent assessments needed to
54	106		21 offset this variance in future budgets.
55	107		22 (e) Separate assessments for expenditures relating to
56	108		23 emergencies or mandated by law may be adopted by the board
57	109		24 without being subject to member approval or the provisions of
58	110		25 subsection (c) or (f) of this Section. As used herein,
59	111		26 "emergency" means a danger to or a compromise of the
60	112
61	113
62	114
63	115
64	116
65		-	HB4090 ~~Engrossed~~ - 2 - LRB103 32446 LNS 61933 b
	117	+	HB4090 - 2 - LRB103 32446 LNS 61933 b
66	118
67	119
68		-	HB4090 ~~Engrossed~~- 3 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 3 - LRB103 32446 LNS 61933 b
69		-	HB4090 ~~Engrossed~~ - 3 - LRB103 32446 LNS 61933 b
	120	+	HB4090- 3 -LRB103 32446 LNS 61933 b HB4090 - 3 - LRB103 32446 LNS 61933 b
	121	+	HB4090 - 3 - LRB103 32446 LNS 61933 b
70	122		1 structural integrity of the common areas or any of the common
71	123		2 facilities of the common interest community. "Emergency" also
72	124		3 includes a danger to the life, health or safety of the
73	125		4 membership.
74	126		5 (f) Assessments for additions and alterations to the
75	127		6 common areas or to association-owned property not included in
76	128		7 the adopted annual budget, shall be separately assessed and
77	129		8 are subject to approval of a simple majority of the total
78	130		9 members at a meeting called for that purpose.
79	131		10 (g) The board may adopt separate assessments payable over
80	132		11 more than one fiscal year. With respect to multi-year
81	133		12 assessments not governed by subsections (e) and (f) of this
82	134		13 Section, the entire amount of the multi-year assessment shall
83	135		14 be deemed considered and authorized in the first fiscal year
84	136		15 in which the assessment is approved.
85	137		16 (h) The board of a common interest community association
86	138		17 shall have the authority to establish and maintain a system of
87	139		18 master metering of public utility services to collect payments
88	140		19 in conjunction therewith, subject to the requirements of
89	141		20 Section 1.5 of the Residential Property Utility Service the
90	142		21 Tenant Utility Payment Disclosure Act.
91	143		22 (i) An association subject to this Act that consists of
92	144		23 100 or more units shall use generally accepted accounting
93	145		24 principles in fulfilling any accounting obligations under this
94	146		25 Act.
95	147		26 (Source: P.A. 100-292, eff. 1-1-18.)
96	148
97	149
98	150
99	151
100	152
101		-	HB4090 ~~Engrossed~~ - 3 - LRB103 32446 LNS 61933 b
	153	+	HB4090 - 3 - LRB103 32446 LNS 61933 b
102	154
103	155
104		-	HB4090 ~~Engrossed~~- 4 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 4 - LRB103 32446 LNS 61933 b
105		-	HB4090 ~~Engrossed~~ - 4 - LRB103 32446 LNS 61933 b
	156	+	HB4090- 4 -LRB103 32446 LNS 61933 b HB4090 - 4 - LRB103 32446 LNS 61933 b
	157	+	HB4090 - 4 - LRB103 32446 LNS 61933 b
106	158		1 Section 10. The Condominium Property Act is amended by
107	159		2 changing Sections 18 and 18.5 as follows:
108	160		3 (765 ILCS 605/18) (from Ch. 30, par. 318)
109	161		4 Sec. 18. Contents of bylaws. The bylaws shall provide for
110	162		5 at least the following:
111	163		6 (a)(1) The election from among the unit owners of a
112	164		7 board of managers, the number of persons constituting such
113	165		8 board, and that the terms of at least one-third of the
114	166		9 members of the board shall expire annually and that all
115	167		10 members of the board shall be elected at large; if there
116	168		11 are multiple owners of a single unit, only one of the
117	169		12 multiple owners shall be eligible to serve as a member of
118	170		13 the board at any one time. A declaration first submitting
119	171		14 property to the provisions of this Act, in accordance with
120	172		15 Section 3 after the effective date of this amendatory Act
121	173		16 of the 102nd General Assembly, or an amendment to the
122	174		17 condominium instruments adopted in accordance with Section
123	175		18 27 after the effective date of this amendatory Act of the
124	176		19 102nd General Assembly, may provide that a majority of the
125	177		20 board of managers, or such lesser number as may be
126	178		21 specified in the declaration, must be comprised of unit
127	179		22 owners occupying their unit as their primary residence;
128	180		23 provided that the condominium instruments may not require
129	181		24 that more than a majority of the board shall be comprised
130	182
131	183
132	184
133	185
134	186
135		-	HB4090 ~~Engrossed~~ - 4 - LRB103 32446 LNS 61933 b
	187	+	HB4090 - 4 - LRB103 32446 LNS 61933 b
136	188
137	189
138		-	HB4090 ~~Engrossed~~- 5 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 5 - LRB103 32446 LNS 61933 b
139		-	HB4090 ~~Engrossed~~ - 5 - LRB103 32446 LNS 61933 b
	190	+	HB4090- 5 -LRB103 32446 LNS 61933 b HB4090 - 5 - LRB103 32446 LNS 61933 b
	191	+	HB4090 - 5 - LRB103 32446 LNS 61933 b
140	192		1 of unit owners who occupy their unit as their principal
141	193		2 residence;
142	194		3 (2) the powers and duties of the board;
143	195		4 (3) the compensation, if any, of the members of the
144	196		5 board;
145	197		6 (4) the method of removal from office of members of
146	198		7 the board;
147	199		8 (5) that the board may engage the services of a
148	200		9 manager or managing agent;
149	201		10 (6) that each unit owner shall receive, at least 25
150	202		11 days prior to the adoption thereof by the board of
151	203		12 managers, a copy of the proposed annual budget together
152	204		13 with an indication of which portions are intended for
153	205		14 reserves, capital expenditures or repairs or payment of
154	206		15 real estate taxes;
155	207		16 (7) that the board of managers shall annually supply
156	208		17 to all unit owners an itemized accounting of the common
157	209		18 expenses for the preceding year actually incurred or paid,
158	210		19 together with an indication of which portions were for
159	211		20 reserves, capital expenditures or repairs or payment of
160	212		21 real estate taxes and with a tabulation of the amounts
161	213		22 collected pursuant to the budget or assessment, and
162	214		23 showing the net excess or deficit of income over
163	215		24 expenditures plus reserves;
164	216		25 (8)(i) that each unit owner shall receive notice, in
165	217		26 the same manner as is provided in this Act for membership
166	218
167	219
168	220
169	221
170	222
171		-	HB4090 ~~Engrossed~~ - 5 - LRB103 32446 LNS 61933 b
	223	+	HB4090 - 5 - LRB103 32446 LNS 61933 b
172	224
173	225
174		-	HB4090 ~~Engrossed~~- 6 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 6 - LRB103 32446 LNS 61933 b
175		-	HB4090 ~~Engrossed~~ - 6 - LRB103 32446 LNS 61933 b
	226	+	HB4090- 6 -LRB103 32446 LNS 61933 b HB4090 - 6 - LRB103 32446 LNS 61933 b
	227	+	HB4090 - 6 - LRB103 32446 LNS 61933 b
176	228		1 meetings, of any meeting of the board of managers
177	229		2 concerning the adoption of the proposed annual budget and
178	230		3 regular assessments pursuant thereto or to adopt a
179	231		4 separate (special) assessment, (ii) that except as
180	232		5 provided in subsection (iv) below, if an adopted budget or
181	233		6 any separate assessment adopted by the board would result
182	234		7 in the sum of all regular and separate assessments payable
183	235		8 in the current fiscal year exceeding 115% of the sum of all
184	236		9 regular and separate assessments payable during the
185	237		10 preceding fiscal year, the board of managers, upon written
186	238		11 petition by unit owners with 20 percent of the votes of the
187	239		12 association delivered to the board within 21 days of the
188	240		13 board action, shall call a meeting of the unit owners
189	241		14 within 30 days of the date of delivery of the petition to
190	242		15 consider the budget or separate assessment; unless a
191	243		16 majority of the total votes of the unit owners are cast at
192	244		17 the meeting to reject the budget or separate assessment,
193	245		18 it is ratified, (iii) that any common expense not set
194	246		19 forth in the budget or any increase in assessments over
195	247		20 the amount adopted in the budget shall be separately
196	248		21 assessed against all unit owners, (iv) that separate
197	249		22 assessments for expenditures relating to emergencies or
198	250		23 mandated by law may be adopted by the board of managers
199	251		24 without being subject to unit owner approval or the
200	252		25 provisions of item (ii) above or item (v) below. As used
201	253		26 herein, "emergency" means an immediate danger to the
202	254
203	255
204	256
205	257
206	258
207		-	HB4090 ~~Engrossed~~ - 6 - LRB103 32446 LNS 61933 b
	259	+	HB4090 - 6 - LRB103 32446 LNS 61933 b
208	260
209	261
210		-	HB4090 ~~Engrossed~~- 7 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 7 - LRB103 32446 LNS 61933 b
211		-	HB4090 ~~Engrossed~~ - 7 - LRB103 32446 LNS 61933 b
	262	+	HB4090- 7 -LRB103 32446 LNS 61933 b HB4090 - 7 - LRB103 32446 LNS 61933 b
	263	+	HB4090 - 7 - LRB103 32446 LNS 61933 b
212	264		1 structural integrity of the common elements or to the
213	265		2 life, health, safety or property of the unit owners, (v)
214	266		3 that assessments for additions and alterations to the
215	267		4 common elements or to association-owned property not
216	268		5 included in the adopted annual budget, shall be separately
217	269		6 assessed and are subject to approval of two-thirds of the
218	270		7 total votes of all unit owners, (vi) that the board of
219	271		8 managers may adopt separate assessments payable over more
220	272		9 than one fiscal year. With respect to multi-year
221	273		10 assessments not governed by items (iv) and (v), the entire
222	274		11 amount of the multi-year assessment shall be deemed
223	275		12 considered and authorized in the first fiscal year in
224	276		13 which the assessment is approved;
225	277		14 (9)(A) that every meeting of the board of managers
226	278		15 shall be open to any unit owner, except that the board may
227	279		16 close any portion of a noticed meeting or meet separately
228	280		17 from a noticed meeting to: (i) discuss litigation when an
229	281		18 action against or on behalf of the particular association
230	282		19 has been filed and is pending in a court or administrative
231	283		20 tribunal, or when the board of managers finds that such an
232	284		21 action is probable or imminent, (ii) discuss the
233	285		22 appointment, employment, engagement, or dismissal of an
234	286		23 employee, independent contractor, agent, or other provider
235	287		24 of goods and services, (iii) interview a potential
236	288		25 employee, independent contractor, agent, or other provider
237	289		26 of goods and services, (iv) discuss violations of rules
238	290
239	291
240	292
241	293
242	294
243		-	HB4090 ~~Engrossed~~ - 7 - LRB103 32446 LNS 61933 b
	295	+	HB4090 - 7 - LRB103 32446 LNS 61933 b
244	296
245	297
246		-	HB4090 ~~Engrossed~~- 8 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 8 - LRB103 32446 LNS 61933 b
247		-	HB4090 ~~Engrossed~~ - 8 - LRB103 32446 LNS 61933 b
	298	+	HB4090- 8 -LRB103 32446 LNS 61933 b HB4090 - 8 - LRB103 32446 LNS 61933 b
	299	+	HB4090 - 8 - LRB103 32446 LNS 61933 b
248	300		1 and regulations of the association, (v) discuss a unit
249	301		2 owner's unpaid share of common expenses, or (vi) consult
250	302		3 with the association's legal counsel; that any vote on
251	303		4 these matters shall take place at a meeting of the board of
252	304		5 managers or portion thereof open to any unit owner;
253	305		6 (B) that board members may participate in and act at
254	306		7 any meeting of the board of managers in person, by
255	307		8 telephonic means, or by use of any acceptable
256	308		9 technological means whereby all persons participating in
257	309		10 the meeting can communicate with each other; that
258	310		11 participation constitutes attendance and presence in
259	311		12 person at the meeting;
260	312		13 (C) that any unit owner may record the proceedings at
261	313		14 meetings of the board of managers or portions thereof
262	314		15 required to be open by this Act by tape, film or other
263	315		16 means, and that the board may prescribe reasonable rules
264	316		17 and regulations to govern the right to make such
265	317		18 recordings;
266	318		19 (D) that notice of every meeting of the board of
267	319		20 managers shall be given to every board member at least 48
268	320		21 hours prior thereto, unless the board member waives notice
269	321		22 of the meeting pursuant to subsection (a) of Section 18.8;
270	322		23 and
271	323		24 (E) that notice of every meeting of the board of
272	324		25 managers shall be posted in entranceways, elevators, or
273	325		26 other conspicuous places in the condominium at least 48
274	326
275	327
276	328
277	329
278	330
279		-	HB4090 ~~Engrossed~~ - 8 - LRB103 32446 LNS 61933 b
	331	+	HB4090 - 8 - LRB103 32446 LNS 61933 b
280	332
281	333
282		-	HB4090 ~~Engrossed~~- 9 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 9 - LRB103 32446 LNS 61933 b
283		-	HB4090 ~~Engrossed~~ - 9 - LRB103 32446 LNS 61933 b
	334	+	HB4090- 9 -LRB103 32446 LNS 61933 b HB4090 - 9 - LRB103 32446 LNS 61933 b
	335	+	HB4090 - 9 - LRB103 32446 LNS 61933 b
284	336		1 hours prior to the meeting of the board of managers except
285	337		2 where there is no common entranceway for 7 or more units,
286	338		3 the board of managers may designate one or more locations
287	339		4 in the proximity of these units where the notices of
288	340		5 meetings shall be posted; that notice of every meeting of
289	341		6 the board of managers shall also be given at least 48 hours
290	342		7 prior to the meeting, or such longer notice as this Act may
291	343		8 separately require, to: (i) each unit owner who has
292	344		9 provided the association with written authorization to
293	345		10 conduct business by acceptable technological means, and
294	346		11 (ii) to the extent that the condominium instruments of an
295	347		12 association require, to each other unit owner, as required
296	348		13 by subsection (f) of Section 18.8, by mail or delivery,
297	349		14 and that no other notice of a meeting of the board of
298	350		15 managers need be given to any unit owner;
299	351		16 (10) that the board shall meet at least 4 times
300	352		17 annually;
301	353		18 (11) that no member of the board or officer shall be
302	354		19 elected for a term of more than 2 years, but that officers
303	355		20 and board members may succeed themselves;
304	356		21 (12) the designation of an officer to mail and receive
305	357		22 all notices and execute amendments to condominium
306	358		23 instruments as provided for in this Act and in the
307	359		24 condominium instruments;
308	360		25 (13) the method of filling vacancies on the board
309	361		26 which shall include authority for the remaining members of
310	362
311	363
312	364
313	365
314	366
315		-	HB4090 ~~Engrossed~~ - 9 - LRB103 32446 LNS 61933 b
	367	+	HB4090 - 9 - LRB103 32446 LNS 61933 b
316	368
317	369
318		-	HB4090 ~~Engrossed~~- 10 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 10 - LRB103 32446 LNS 61933 b
319		-	HB4090 ~~Engrossed~~ - 10 - LRB103 32446 LNS 61933 b
	370	+	HB4090- 10 -LRB103 32446 LNS 61933 b HB4090 - 10 - LRB103 32446 LNS 61933 b
	371	+	HB4090 - 10 - LRB103 32446 LNS 61933 b
320	372		1 the board to fill the vacancy by two-thirds vote until the
321	373		2 next annual meeting of unit owners or for a period
322	374		3 terminating no later than 30 days following the filing of
323	375		4 a petition signed by unit owners holding 20% of the votes
324	376		5 of the association requesting a meeting of the unit owners
325	377		6 to fill the vacancy for the balance of the term, and that a
326	378		7 meeting of the unit owners shall be called for purposes of
327	379		8 filling a vacancy on the board no later than 30 days
328	380		9 following the filing of a petition signed by unit owners
329	381		10 holding 20% of the votes of the association requesting
330	382		11 such a meeting, and the method of filling vacancies among
331	383		12 the officers that shall include the authority for the
332	384		13 members of the board to fill the vacancy for the unexpired
333	385		14 portion of the term;
334	386		15 (14) what percentage of the board of managers, if
335	387		16 other than a majority, shall constitute a quorum;
336	388		17 (15) provisions concerning notice of board meetings to
337	389		18 members of the board;
338	390		19 (16) the board of managers may not enter into a
339	391		20 contract with a current board member or with a corporation
340	392		21 or partnership in which a board member or a member of the
341	393		22 board member's immediate family has 25% or more interest,
342	394		23 unless notice of intent to enter the contract is given to
343	395		24 unit owners within 20 days after a decision is made to
344	396		25 enter into the contract and the unit owners are afforded
345	397		26 an opportunity by filing a petition, signed by 20% of the
346	398
347	399
348	400
349	401
350	402
351		-	HB4090 ~~Engrossed~~ - 10 - LRB103 32446 LNS 61933 b
	403	+	HB4090 - 10 - LRB103 32446 LNS 61933 b
352	404
353	405
354		-	HB4090 ~~Engrossed~~- 11 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 11 - LRB103 32446 LNS 61933 b
355		-	HB4090 ~~Engrossed~~ - 11 - LRB103 32446 LNS 61933 b
	406	+	HB4090- 11 -LRB103 32446 LNS 61933 b HB4090 - 11 - LRB103 32446 LNS 61933 b
	407	+	HB4090 - 11 - LRB103 32446 LNS 61933 b
356	408		1 unit owners, for an election to approve or disapprove the
357	409		2 contract; such petition shall be filed within 30 days
358	410		3 after such notice and such election shall be held within
359	411		4 30 days after filing the petition; for purposes of this
360	412		5 subsection, a board member's immediate family means the
361	413		6 board member's spouse, parents, and children;
362	414		7 (17) that the board of managers may disseminate to
363	415		8 unit owners biographical and background information about
364	416		9 candidates for election to the board if (i) reasonable
365	417		10 efforts to identify all candidates are made and all
366	418		11 candidates are given an opportunity to include
367	419		12 biographical and background information in the information
368	420		13 to be disseminated; and (ii) the board does not express a
369	421		14 preference in favor of any candidate;
370	422		15 (18) any proxy distributed for board elections by the
371	423		16 board of managers gives unit owners the opportunity to
372	424		17 designate any person as the proxy holder, and gives the
373	425		18 unit owner the opportunity to express a preference for any
374	426		19 of the known candidates for the board or to write in a
375	427		20 name;
376	428		21 (19) that special meetings of the board of managers
377	429		22 can be called by the president or 25% of the members of the
378	430		23 board;
379	431		24 (20) that the board of managers may establish and
380	432		25 maintain a system of master metering of public utility
381	433		26 services and collect payments in connection therewith,
382	434
383	435
384	436
385	437
386	438
387		-	HB4090 ~~Engrossed~~ - 11 - LRB103 32446 LNS 61933 b
	439	+	HB4090 - 11 - LRB103 32446 LNS 61933 b
388	440
389	441
390		-	HB4090 ~~Engrossed~~- 12 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 12 - LRB103 32446 LNS 61933 b
391		-	HB4090 ~~Engrossed~~ - 12 - LRB103 32446 LNS 61933 b
	442	+	HB4090- 12 -LRB103 32446 LNS 61933 b HB4090 - 12 - LRB103 32446 LNS 61933 b
	443	+	HB4090 - 12 - LRB103 32446 LNS 61933 b
392	444		1 subject to the requirements of Section 1.5 of the
393	445		2 Residential Property Utility Service the Tenant Utility
394	446		3 Payment Disclosure Act; and
395	447		4 (21) that the board may ratify and confirm actions of
396	448		5 the members of the board taken in response to an
397	449		6 emergency, as that term is defined in subdivision
398	450		7 (a)(8)(iv) of this Section; that the board shall give
399	451		8 notice to the unit owners of: (i) the occurrence of the
400	452		9 emergency event within 7 business days after the emergency
401	453		10 event, and (ii) the general description of the actions
402	454		11 taken to address the event within 7 days after the
403	455		12 emergency event.
404	456		13 The intent of the provisions of Public Act 99-472
405	457		14 adding this paragraph (21) is to empower and support
406	458		15 boards to act in emergencies.
407	459		16 (b)(1) What percentage of the unit owners, if other
408	460		17 than 20%, shall constitute a quorum provided that, for
409	461		18 condominiums with 20 or more units, the percentage of unit
410	462		19 owners constituting a quorum shall be 20% unless the unit
411	463		20 owners holding a majority of the percentage interest in
412	464		21 the association provide for a higher percentage, provided
413	465		22 that in voting on amendments to the association's bylaws,
414	466		23 a unit owner who is in arrears on the unit owner's regular
415	467		24 or separate assessments for 60 days or more, shall not be
416	468		25 counted for purposes of determining if a quorum is
417	469		26 present, but that unit owner retains the right to vote on
418	470
419	471
420	472
421	473
422	474
423		-	HB4090 ~~Engrossed~~ - 12 - LRB103 32446 LNS 61933 b
	475	+	HB4090 - 12 - LRB103 32446 LNS 61933 b
424	476
425	477
426		-	HB4090 ~~Engrossed~~- 13 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 13 - LRB103 32446 LNS 61933 b
427		-	HB4090 ~~Engrossed~~ - 13 - LRB103 32446 LNS 61933 b
	478	+	HB4090- 13 -LRB103 32446 LNS 61933 b HB4090 - 13 - LRB103 32446 LNS 61933 b
	479	+	HB4090 - 13 - LRB103 32446 LNS 61933 b
428	480		1 amendments to the association's bylaws;
429	481		2 (2) that the association shall have one class of
430	482		3 membership;
431	483		4 (3) that the members shall hold an annual meeting, one
432	484		5 of the purposes of which shall be to elect members of the
433	485		6 board of managers;
434	486		7 (4) the method of calling meetings of the unit owners;
435	487		8 (5) that special meetings of the members can be called
436	488		9 by the president, board of managers, or by 20% of unit
437	489		10 owners;
438	490		11 (6) that written notice of any membership meeting
439	491		12 shall be mailed or delivered giving members no less than
440	492		13 10 and no more than 30 days notice of the time, place and
441	493		14 purpose of such meeting except that notice may be sent, to
442	494		15 the extent the condominium instruments or rules adopted
443	495		16 thereunder expressly so provide, by electronic
444	496		17 transmission consented to by the unit owner to whom the
445	497		18 notice is given, provided the director and officer or his
446	498		19 agent certifies in writing to the delivery by electronic
447	499		20 transmission;
448	500		21 (7) that voting shall be on a percentage basis, and
449	501		22 that the percentage vote to which each unit is entitled is
450	502		23 the percentage interest of the undivided ownership of the
451	503		24 common elements appurtenant thereto, provided that the
452	504		25 bylaws may provide for approval by unit owners in
453	505		26 connection with matters where the requisite approval on a
454	506
455	507
456	508
457	509
458	510
459		-	HB4090 ~~Engrossed~~ - 13 - LRB103 32446 LNS 61933 b
	511	+	HB4090 - 13 - LRB103 32446 LNS 61933 b
460	512
461	513
462		-	HB4090 ~~Engrossed~~- 14 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 14 - LRB103 32446 LNS 61933 b
463		-	HB4090 ~~Engrossed~~ - 14 - LRB103 32446 LNS 61933 b
	514	+	HB4090- 14 -LRB103 32446 LNS 61933 b HB4090 - 14 - LRB103 32446 LNS 61933 b
	515	+	HB4090 - 14 - LRB103 32446 LNS 61933 b
464	516		1 percentage basis is not specified in this Act, on the
465	517		2 basis of one vote per unit;
466	518		3 (8) that, where there is more than one owner of a unit,
467	519		4 if only one of the multiple owners is present at a meeting
468	520		5 of the association, he is entitled to cast all the votes
469	521		6 allocated to that unit, if more than one of the multiple
470	522		7 owners are present, the votes allocated to that unit may
471	523		8 be cast only in accordance with the agreement of a
472	524		9 majority in interest of the multiple owners, unless the
473	525		10 declaration expressly provides otherwise, that there is
474	526		11 majority agreement if any one of the multiple owners cast
475	527		12 the votes allocated to that unit without protest being
476	528		13 made promptly to the person presiding over the meeting by
477	529		14 any of the other owners of the unit;
478	530		15 (9)(A) except as provided in subparagraph (B) of this
479	531		16 paragraph (9) in connection with board elections, that a
480	532		17 unit owner may vote by proxy executed in writing by the
481	533		18 unit owner or by his duly authorized attorney in fact;
482	534		19 that the proxy must bear the date of execution and, unless
483	535		20 the condominium instruments or the written proxy itself
484	536		21 provide otherwise, is invalid after 11 months from the
485	537		22 date of its execution; to the extent the condominium
486	538		23 instruments or rules adopted thereunder expressly so
487	539		24 provide, a vote or proxy may be submitted by electronic
488	540		25 transmission, provided that any such electronic
489	541		26 transmission shall either set forth or be submitted with
490	542
491	543
492	544
493	545
494	546
495		-	HB4090 ~~Engrossed~~ - 14 - LRB103 32446 LNS 61933 b
	547	+	HB4090 - 14 - LRB103 32446 LNS 61933 b
496	548
497	549
498		-	HB4090 ~~Engrossed~~- 15 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 15 - LRB103 32446 LNS 61933 b
499		-	HB4090 ~~Engrossed~~ - 15 - LRB103 32446 LNS 61933 b
	550	+	HB4090- 15 -LRB103 32446 LNS 61933 b HB4090 - 15 - LRB103 32446 LNS 61933 b
	551	+	HB4090 - 15 - LRB103 32446 LNS 61933 b
500	552		1 information from which it can be determined that the
501	553		2 electronic transmission was authorized by the unit owner
502	554		3 or the unit owner's proxy;
503	555		4 (B) that if a rule adopted at least 120 days before a
504	556		5 board election or the declaration or bylaws provide for
505	557		6 balloting as set forth in this subsection, unit owners may
506	558		7 not vote by proxy in board elections, but may vote only (i)
507	559		8 by submitting an association-issued ballot in person at
508	560		9 the election meeting or (ii) by submitting an
509	561		10 association-issued ballot to the association or its
510	562		11 designated agent by mail or other means of delivery
511	563		12 specified in the declaration, bylaws, or rule; that the
512	564		13 ballots shall be mailed or otherwise distributed to unit
513	565		14 owners not less than 10 and not more than 30 days before
514	566		15 the election meeting, and the board shall give unit owners
515	567		16 not less than 21 days' prior written notice of the
516	568		17 deadline for inclusion of a candidate's name on the
517	569		18 ballots; that the deadline shall be no more than 7 days
518	570		19 before the ballots are mailed or otherwise distributed to
519	571		20 unit owners; that every such ballot must include the names
520	572		21 of all candidates who have given the board or its
521	573		22 authorized agent timely written notice of their candidacy
522	574		23 and must give the person casting the ballot the
523	575		24 opportunity to cast votes for candidates whose names do
524	576		25 not appear on the ballot; that a ballot received by the
525	577		26 association or its designated agent after the close of
526	578
527	579
528	580
529	581
530	582
531		-	HB4090 ~~Engrossed~~ - 15 - LRB103 32446 LNS 61933 b
	583	+	HB4090 - 15 - LRB103 32446 LNS 61933 b
532	584
533	585
534		-	HB4090 ~~Engrossed~~- 16 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 16 - LRB103 32446 LNS 61933 b
535		-	HB4090 ~~Engrossed~~ - 16 - LRB103 32446 LNS 61933 b
	586	+	HB4090- 16 -LRB103 32446 LNS 61933 b HB4090 - 16 - LRB103 32446 LNS 61933 b
	587	+	HB4090 - 16 - LRB103 32446 LNS 61933 b
536	588		1 voting shall not be counted; that a unit owner who submits
537	589		2 a ballot by mail or other means of delivery specified in
538	590		3 the declaration, bylaws, or rule may request and cast a
539	591		4 ballot in person at the election meeting, and thereby void
540	592		5 any ballot previously submitted by that unit owner;
541	593		6 (B-5) that if a rule adopted at least 120 days before a
542	594		7 board election or the declaration or bylaws provide for
543	595		8 balloting as set forth in this subparagraph, unit owners
544	596		9 may not vote by proxy in board elections, but may vote only
545	597		10 (i) by submitting an association-issued ballot in person
546	598		11 at the election meeting; or (ii) by any acceptable
547	599		12 technological means as defined in Section 2 of this Act;
548	600		13 instructions regarding the use of electronic means for
549	601		14 voting shall be distributed to all unit owners not less
550	602		15 than 10 and not more than 30 days before the election
551	603		16 meeting, and the board shall give unit owners not less
552	604		17 than 21 days' prior written notice of the deadline for
553	605		18 inclusion of a candidate's name on the ballots; the
554	606		19 deadline shall be no more than 7 days before the
555	607		20 instructions for voting using electronic or acceptable
556	608		21 technological means is distributed to unit owners; every
557	609		22 instruction notice must include the names of all
558	610		23 candidates who have given the board or its authorized
559	611		24 agent timely written notice of their candidacy and must
560	612		25 give the person voting through electronic or acceptable
561	613		26 technological means the opportunity to cast votes for
562	614
563	615
564	616
565	617
566	618
567		-	HB4090 ~~Engrossed~~ - 16 - LRB103 32446 LNS 61933 b
	619	+	HB4090 - 16 - LRB103 32446 LNS 61933 b
568	620
569	621
570		-	HB4090 ~~Engrossed~~- 17 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 17 - LRB103 32446 LNS 61933 b
571		-	HB4090 ~~Engrossed~~ - 17 - LRB103 32446 LNS 61933 b
	622	+	HB4090- 17 -LRB103 32446 LNS 61933 b HB4090 - 17 - LRB103 32446 LNS 61933 b
	623	+	HB4090 - 17 - LRB103 32446 LNS 61933 b
572	624		1 candidates whose names do not appear on the ballot; a unit
573	625		2 owner who submits a vote using electronic or acceptable
574	626		3 technological means may request and cast a ballot in
575	627		4 person at the election meeting, thereby voiding any vote
576	628		5 previously submitted by that unit owner;
577	629		6 (C) that if a written petition by unit owners with at
578	630		7 least 20% of the votes of the association is delivered to
579	631		8 the board within 30 days after the board's approval of a
580	632		9 rule adopted pursuant to subparagraph (B) or subparagraph
581	633		10 (B-5) of this paragraph (9), the board shall call a
582	634		11 meeting of the unit owners within 30 days after the date of
583	635		12 delivery of the petition; that unless a majority of the
584	636		13 total votes of the unit owners are cast at the meeting to
585	637		14 reject the rule, the rule is ratified;
586	638		15 (D) that votes cast by ballot under subparagraph (B)
587	639		16 or electronic or acceptable technological means under
588	640		17 subparagraph (B-5) of this paragraph (9) are valid for the
589	641		18 purpose of establishing a quorum;
590	642		19 (10) that the association may, upon adoption of the
591	643		20 appropriate rules by the board of managers, conduct
592	644		21 elections by secret ballot whereby the voting ballot is
593	645		22 marked only with the percentage interest for the unit and
594	646		23 the vote itself, provided that the board further adopt
595	647		24 rules to verify the status of the unit owner issuing a
596	648		25 proxy or casting a ballot; and further, that a candidate
597	649		26 for election to the board of managers or such candidate's
598	650
599	651
600	652
601	653
602	654
603		-	HB4090 ~~Engrossed~~ - 17 - LRB103 32446 LNS 61933 b
	655	+	HB4090 - 17 - LRB103 32446 LNS 61933 b
604	656
605	657
606		-	HB4090 ~~Engrossed~~- 18 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 18 - LRB103 32446 LNS 61933 b
607		-	HB4090 ~~Engrossed~~ - 18 - LRB103 32446 LNS 61933 b
	658	+	HB4090- 18 -LRB103 32446 LNS 61933 b HB4090 - 18 - LRB103 32446 LNS 61933 b
	659	+	HB4090 - 18 - LRB103 32446 LNS 61933 b
608	660		1 representative shall have the right to be present at the
609	661		2 counting of ballots at such election;
610	662		3 (11) that in the event of a resale of a condominium
611	663		4 unit the purchaser of a unit from a seller other than the
612	664		5 developer pursuant to an installment sales contract for
613	665		6 purchase shall during such times as he or she resides in
614	666		7 the unit be counted toward a quorum for purposes of
615	667		8 election of members of the board of managers at any
616	668		9 meeting of the unit owners called for purposes of electing
617	669		10 members of the board, shall have the right to vote for the
618	670		11 election of members of the board of managers and to be
619	671		12 elected to and serve on the board of managers unless the
620	672		13 seller expressly retains in writing any or all of such
621	673		14 rights. In no event may the seller and purchaser both be
622	674		15 counted toward a quorum, be permitted to vote for a
623	675		16 particular office or be elected and serve on the board.
624	676		17 Satisfactory evidence of the installment sales contract
625	677		18 shall be made available to the association or its agents.
626	678		19 For purposes of this subsection, "installment sales
627	679		20 contract" shall have the same meaning as set forth in
628	680		21 Section 5 of the Installment Sales Contract Act and
629	681		22 Section 1(e) of the Dwelling Unit Installment Contract
630	682		23 Act;
631	683		24 (12) the method by which matters subject to the
632	684		25 approval of unit owners set forth in this Act, or in the
633	685		26 condominium instruments, will be submitted to the unit
634	686
635	687
636	688
637	689
638	690
639		-	HB4090 ~~Engrossed~~ - 18 - LRB103 32446 LNS 61933 b
	691	+	HB4090 - 18 - LRB103 32446 LNS 61933 b
640	692
641	693
642		-	HB4090 ~~Engrossed~~- 19 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 19 - LRB103 32446 LNS 61933 b
643		-	HB4090 ~~Engrossed~~ - 19 - LRB103 32446 LNS 61933 b
	694	+	HB4090- 19 -LRB103 32446 LNS 61933 b HB4090 - 19 - LRB103 32446 LNS 61933 b
	695	+	HB4090 - 19 - LRB103 32446 LNS 61933 b
644	696		1 owners at special membership meetings called for such
645	697		2 purposes; and
646	698		3 (13) that matters subject to the affirmative vote of
647	699		4 not less than 2/3 of the votes of unit owners at a meeting
648	700		5 duly called for that purpose, shall include, but not be
649	701		6 limited to:
650	702		7 (i) merger or consolidation of the association;
651	703		8 (ii) sale, lease, exchange, or other disposition
652	704		9 (excluding the mortgage or pledge) of all, or
653	705		10 substantially all of the property and assets of the
654	706		11 association; and
655	707		12 (iii) the purchase or sale of land or of units on
656	708		13 behalf of all unit owners.
657	709		14 (c) Election of a president from among the board of
658	710		15 managers, who shall preside over the meetings of the board
659	711		16 of managers and of the unit owners.
660	712		17 (d) Election of a secretary from among the board of
661	713		18 managers, who shall keep the minutes of all meetings of
662	714		19 the board of managers and of the unit owners and who shall,
663	715		20 in general, perform all the duties incident to the office
664	716		21 of secretary.
665	717		22 (e) Election of a treasurer from among the board of
666	718		23 managers, who shall keep the financial records and books
667	719		24 of account.
668	720		25 (f) Maintenance, repair and replacement of the common
669	721		26 elements and payments therefor, including the method of
670	722
671	723
672	724
673	725
674	726
675		-	HB4090 ~~Engrossed~~ - 19 - LRB103 32446 LNS 61933 b
	727	+	HB4090 - 19 - LRB103 32446 LNS 61933 b
676	728
677	729
678		-	HB4090 ~~Engrossed~~- 20 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 20 - LRB103 32446 LNS 61933 b
679		-	HB4090 ~~Engrossed~~ - 20 - LRB103 32446 LNS 61933 b
	730	+	HB4090- 20 -LRB103 32446 LNS 61933 b HB4090 - 20 - LRB103 32446 LNS 61933 b
	731	+	HB4090 - 20 - LRB103 32446 LNS 61933 b
680	732		1 approving payment vouchers.
681	733		2 (g) An association with 30 or more units shall obtain
682	734		3 and maintain fidelity insurance covering persons who
683	735		4 control or disburse funds of the association for the
684	736		5 maximum amount of coverage available to protect funds in
685	737		6 the custody or control of the association plus the
686	738		7 association reserve fund. All management companies which
687	739		8 are responsible for the funds held or administered by the
688	740		9 association shall maintain and furnish to the association
689	741		10 a fidelity bond for the maximum amount of coverage
690	742		11 available to protect funds in the custody of the
691	743		12 management company at any time. The association shall bear
692	744		13 the cost of the fidelity insurance and fidelity bond,
693	745		14 unless otherwise provided by contract between the
694	746		15 association and a management company. The association
695	747		16 shall be the direct obligee of any such fidelity bond. A
696	748		17 management company holding reserve funds of an association
697	749		18 shall at all times maintain a separate account for each
698	750		19 association, provided, however, that for investment
699	751		20 purposes, the Board of Managers of an association may
700	752		21 authorize a management company to maintain the
701	753		22 association's reserve funds in a single interest bearing
702	754		23 account with similar funds of other associations. The
703	755		24 management company shall at all times maintain records
704	756		25 identifying all moneys of each association in such
705	757		26 investment account. The management company may hold all
706	758
707	759
708	760
709	761
710	762
711		-	HB4090 ~~Engrossed~~ - 20 - LRB103 32446 LNS 61933 b
	763	+	HB4090 - 20 - LRB103 32446 LNS 61933 b
712	764
713	765
714		-	HB4090 ~~Engrossed~~- 21 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 21 - LRB103 32446 LNS 61933 b
715		-	HB4090 ~~Engrossed~~ - 21 - LRB103 32446 LNS 61933 b
	766	+	HB4090- 21 -LRB103 32446 LNS 61933 b HB4090 - 21 - LRB103 32446 LNS 61933 b
	767	+	HB4090 - 21 - LRB103 32446 LNS 61933 b
716	768		1 operating funds of associations which it manages in a
717	769		2 single operating account but shall at all times maintain
718	770		3 records identifying all moneys of each association in such
719	771		4 operating account. Such operating and reserve funds held
720	772		5 by the management company for the association shall not be
721	773		6 subject to attachment by any creditor of the management
722	774		7 company.
723	775		8 For the purpose of this subsection, a management
724	776		9 company shall be defined as a person, partnership,
725	777		10 corporation, or other legal entity entitled to transact
726	778		11 business on behalf of others, acting on behalf of or as an
727	779		12 agent for a unit owner, unit owners or association of unit
728	780		13 owners for the purpose of carrying out the duties,
729	781		14 responsibilities, and other obligations necessary for the
730	782		15 day to day operation and management of any property
731	783		16 subject to this Act. For purposes of this subsection, the
732	784		17 term "fiduciary insurance coverage" shall be defined as
733	785		18 both a fidelity bond and directors and officers liability
734	786		19 coverage, the fidelity bond in the full amount of
735	787		20 association funds and association reserves that will be in
736	788		21 the custody of the association, and the directors and
737	789		22 officers liability coverage at a level as shall be
738	790		23 determined to be reasonable by the board of managers, if
739	791		24 not otherwise established by the declaration or by laws.
740	792		25 Until one year after September 21, 1985 (the effective
741	793		26 date of Public Act 84-722), if a condominium association
742	794
743	795
744	796
745	797
746	798
747		-	HB4090 ~~Engrossed~~ - 21 - LRB103 32446 LNS 61933 b
	799	+	HB4090 - 21 - LRB103 32446 LNS 61933 b
748	800
749	801
750		-	HB4090 ~~Engrossed~~- 22 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 22 - LRB103 32446 LNS 61933 b
751		-	HB4090 ~~Engrossed~~ - 22 - LRB103 32446 LNS 61933 b
	802	+	HB4090- 22 -LRB103 32446 LNS 61933 b HB4090 - 22 - LRB103 32446 LNS 61933 b
	803	+	HB4090 - 22 - LRB103 32446 LNS 61933 b
752	804		1 has reserves plus assessments in excess of $250,000 and
753	805		2 cannot reasonably obtain 100% fidelity bond coverage for
754	806		3 such amount, then it must obtain a fidelity bond coverage
755	807		4 of $250,000.
756	808		5 (h) Method of estimating the amount of the annual
757	809		6 budget, and the manner of assessing and collecting from
758	810		7 the unit owners their respective shares of such estimated
759	811		8 expenses, and of any other expenses lawfully agreed upon.
760	812		9 (i) That upon 10 days notice to the manager or board of
761	813		10 managers and payment of a reasonable fee, any unit owner
762	814		11 shall be furnished a statement of his account setting
763	815		12 forth the amount of any unpaid assessments or other
764	816		13 charges due and owing from such owner.
765	817		14 (j) Designation and removal of personnel necessary for
766	818		15 the maintenance, repair and replacement of the common
767	819		16 elements.
768	820		17 (k) Such restrictions on and requirements respecting
769	821		18 the use and maintenance of the units and the use of the
770	822		19 common elements, not set forth in the declaration, as are
771	823		20 designed to prevent unreasonable interference with the use
772	824		21 of their respective units and of the common elements by
773	825		22 the several unit owners.
774	826		23 (l) Method of adopting and of amending administrative
775	827		24 rules and regulations governing the operation and use of
776	828		25 the common elements.
777	829		26 (m) The percentage of votes required to modify or
778	830
779	831
780	832
781	833
782	834
783		-	HB4090 ~~Engrossed~~ - 22 - LRB103 32446 LNS 61933 b
	835	+	HB4090 - 22 - LRB103 32446 LNS 61933 b
784	836
785	837
786		-	HB4090 ~~Engrossed~~- 23 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 23 - LRB103 32446 LNS 61933 b
787		-	HB4090 ~~Engrossed~~ - 23 - LRB103 32446 LNS 61933 b
	838	+	HB4090- 23 -LRB103 32446 LNS 61933 b HB4090 - 23 - LRB103 32446 LNS 61933 b
	839	+	HB4090 - 23 - LRB103 32446 LNS 61933 b
788	840		1 amend the bylaws, but each one of the particulars set
789	841		2 forth in this section shall always be embodied in the
790	842		3 bylaws.
791	843		4 (n)(i) The provisions of this Act, the declaration,
792	844		5 bylaws, other condominium instruments, and rules and
793	845		6 regulations that relate to the use of the individual unit
794	846		7 or the common elements shall be applicable to any person
795	847		8 leasing a unit and shall be deemed to be incorporated in
796	848		9 any lease executed or renewed on or after August 30, 1984
797	849		10 (the effective date of Public Act 83-1271).
798	850		11 (ii) With regard to any lease entered into subsequent
799	851		12 to July 1, 1990 (the effective date of Public Act 86-991),
800	852		13 the unit owner leasing the unit shall deliver a copy of the
801	853		14 signed lease to the board or if the lease is oral, a
802	854		15 memorandum of the lease, not later than the date of
803	855		16 occupancy or 10 days after the lease is signed, whichever
804	856		17 occurs first. In addition to any other remedies, by filing
805	857		18 an action jointly against the tenant and the unit owner,
806	858		19 an association may seek to enjoin a tenant from occupying
807	859		20 a unit or seek to evict a tenant under the provisions of
808	860		21 Article IX of the Code of Civil Procedure for failure of
809	861		22 the lessor-owner to comply with the leasing requirements
810	862		23 prescribed by this Section or by the declaration, bylaws,
811	863		24 and rules and regulations. The board of managers may
812	864		25 proceed directly against a tenant, at law or in equity, or
813	865		26 under the provisions of Article IX of the Code of Civil
814	866
815	867
816	868
817	869
818	870
819		-	HB4090 ~~Engrossed~~ - 23 - LRB103 32446 LNS 61933 b
	871	+	HB4090 - 23 - LRB103 32446 LNS 61933 b
820	872
821	873
822		-	HB4090 ~~Engrossed~~- 24 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 24 - LRB103 32446 LNS 61933 b
823		-	HB4090 ~~Engrossed~~ - 24 - LRB103 32446 LNS 61933 b
	874	+	HB4090- 24 -LRB103 32446 LNS 61933 b HB4090 - 24 - LRB103 32446 LNS 61933 b
	875	+	HB4090 - 24 - LRB103 32446 LNS 61933 b
824	876		1 Procedure, for any other breach by tenant of any
825	877		2 covenants, rules, regulations or bylaws.
826	878		3 (o) The association shall have no authority to forbear
827	879		4 the payment of assessments by any unit owner.
828	880		5 (p) That when 30% or fewer of the units, by number,
829	881		6 possess over 50% in the aggregate of the votes in the
830	882		7 association, any percentage vote of members specified
831	883		8 herein or in the condominium instruments shall require the
832	884		9 specified percentage by number of units rather than by
833	885		10 percentage of interest in the common elements allocated to
834	886		11 units that would otherwise be applicable and garage units
835	887		12 or storage units, or both, shall have, in total, no more
836	888		13 votes than their aggregate percentage of ownership in the
837	889		14 common elements; this shall mean that if garage units or
838	890		15 storage units, or both, are to be given a vote, or portion
839	891		16 of a vote, that the association must add the total number
840	892		17 of votes cast of garage units, storage units, or both, and
841	893		18 divide the total by the number of garage units, storage
842	894		19 units, or both, and multiply by the aggregate percentage
843	895		20 of ownership of garage units and storage units to
844	896		21 determine the vote, or portion of a vote, that garage
845	897		22 units or storage units, or both, have. For purposes of
846	898		23 this subsection (p), when making a determination of
847	899		24 whether 30% or fewer of the units, by number, possess over
848	900		25 50% in the aggregate of the votes in the association, a
849	901		26 unit shall not include a garage unit or a storage unit.
850	902
851	903
852	904
853	905
854	906
855		-	HB4090 ~~Engrossed~~ - 24 - LRB103 32446 LNS 61933 b
	907	+	HB4090 - 24 - LRB103 32446 LNS 61933 b
856	908
857	909
858		-	HB4090 ~~Engrossed~~- 25 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 25 - LRB103 32446 LNS 61933 b
859		-	HB4090 ~~Engrossed~~ - 25 - LRB103 32446 LNS 61933 b
	910	+	HB4090- 25 -LRB103 32446 LNS 61933 b HB4090 - 25 - LRB103 32446 LNS 61933 b
	911	+	HB4090 - 25 - LRB103 32446 LNS 61933 b
860	912		1 (q) That a unit owner may not assign, delegate,
861	913		2 transfer, surrender, or avoid the duties,
862	914		3 responsibilities, and liabilities of a unit owner under
863	915		4 this Act, the condominium instruments, or the rules and
864	916		5 regulations of the Association; and that such an attempted
865	917		6 assignment, delegation, transfer, surrender, or avoidance
866	918		7 shall be deemed void.
867	919		8 The provisions of this Section are applicable to all
868	920		9 condominium instruments recorded under this Act. Any portion
869	921		10 of a condominium instrument which contains provisions contrary
870	922		11 to these provisions shall be void as against public policy and
871	923		12 ineffective. Any such instrument which fails to contain the
872	924		13 provisions required by this Section shall be deemed to
873	925		14 incorporate such provisions by operation of law.
874	926		15 (Source: P.A. 102-162, eff. 1-1-22.)
875	927		16 (765 ILCS 605/18.5) (from Ch. 30, par. 318.5)
876	928		17 Sec. 18.5. Master Associations.
877	929		18 (a) If the declaration, other condominium instrument, or
878	930		19 other duly recorded covenants provide that any of the powers
879	931		20 of the unit owners associations are to be exercised by or may
880	932		21 be delegated to a nonprofit corporation or unincorporated
881	933		22 association that exercises those or other powers on behalf of
882	934		23 one or more condominiums, or for the benefit of the unit owners
883	935		24 of one or more condominiums, such corporation or association
884	936		25 shall be a master association.
885	937
886	938
887	939
888	940
889	941
890		-	HB4090 ~~Engrossed~~ - 25 - LRB103 32446 LNS 61933 b
	942	+	HB4090 - 25 - LRB103 32446 LNS 61933 b
891	943
892	944
893		-	HB4090 ~~Engrossed~~- 26 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 26 - LRB103 32446 LNS 61933 b
894		-	HB4090 ~~Engrossed~~ - 26 - LRB103 32446 LNS 61933 b
	945	+	HB4090- 26 -LRB103 32446 LNS 61933 b HB4090 - 26 - LRB103 32446 LNS 61933 b
	946	+	HB4090 - 26 - LRB103 32446 LNS 61933 b
895	947		1 (b) There shall be included in the declaration, other
896	948		2 condominium instruments, or other duly recorded covenants
897	949		3 establishing the powers and duties of the master association
898	950		4 the provisions set forth in subsections (c) through (h).
899	951		5 In interpreting subsections (c) through (h), the courts
900	952		6 should interpret these provisions so that they are interpreted
901	953		7 consistently with the similar parallel provisions found in
902	954		8 other parts of this Act.
903	955		9 (c) Meetings and finances.
904	956		10 (1) Each unit owner of a condominium subject to the
905	957		11 authority of the board of the master association shall
906	958		12 receive, at least 30 days prior to the adoption thereof by
907	959		13 the board of the master association, a copy of the
908	960		14 proposed annual budget.
909	961		15 (2) The board of the master association shall annually
910	962		16 supply to all unit owners of condominiums subject to the
911	963		17 authority of the board of the master association an
912	964		18 itemized accounting of the common expenses for the
913	965		19 preceding year actually incurred or paid, together with a
914	966		20 tabulation of the amounts collected pursuant to the budget
915	967		21 or assessment, and showing the net excess or deficit of
916	968		22 income over expenditures plus reserves.
917	969		23 (3) Each unit owner of a condominium subject to the
918	970		24 authority of the board of the master association shall
919	971		25 receive written notice mailed or delivered no less than 10
920	972		26 and no more than 30 days prior to any meeting of the board
921	973
922	974
923	975
924	976
925	977
926		-	HB4090 ~~Engrossed~~ - 26 - LRB103 32446 LNS 61933 b
	978	+	HB4090 - 26 - LRB103 32446 LNS 61933 b
927	979
928	980
929		-	HB4090 ~~Engrossed~~- 27 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 27 - LRB103 32446 LNS 61933 b
930		-	HB4090 ~~Engrossed~~ - 27 - LRB103 32446 LNS 61933 b
	981	+	HB4090- 27 -LRB103 32446 LNS 61933 b HB4090 - 27 - LRB103 32446 LNS 61933 b
	982	+	HB4090 - 27 - LRB103 32446 LNS 61933 b
931	983		1 of the master association concerning the adoption of the
932	984		2 proposed annual budget or any increase in the budget, or
933	985		3 establishment of an assessment.
934	986		4 (4) Meetings of the board of the master association
935	987		5 shall be open to any unit owner in a condominium subject to
936	988		6 the authority of the board of the master association,
937	989		7 except for the portion of any meeting held:
938	990		8 (A) to discuss litigation when an action against
939	991		9 or on behalf of the particular master association has
940	992		10 been filed and is pending in a court or administrative
941	993		11 tribunal, or when the board of the master association
942	994		12 finds that such an action is probable or imminent,
943	995		13 (B) to consider information regarding appointment,
944	996		14 employment or dismissal of an employee, or
945	997		15 (C) to discuss violations of rules and regulations
946	998		16 of the master association or unpaid common expenses
947	999		17 owed to the master association.
948	1000		18 Any vote on these matters shall be taken at a meeting or
949	1001		19 portion thereof open to any unit owner of a condominium
950	1002		20 subject to the authority of the master association.
951	1003		21 Any unit owner may record the proceedings at meetings
952	1004		22 required to be open by this Act by tape, film or other
953	1005		23 means; the board may prescribe reasonable rules and
954	1006		24 regulations to govern the right to make such recordings.
955	1007		25 Notice of meetings shall be mailed or delivered at least
956	1008		26 48 hours prior thereto, unless a written waiver of such
957	1009
958	1010
959	1011
960	1012
961	1013
962		-	HB4090 ~~Engrossed~~ - 27 - LRB103 32446 LNS 61933 b
	1014	+	HB4090 - 27 - LRB103 32446 LNS 61933 b
963	1015
964	1016
965		-	HB4090 ~~Engrossed~~- 28 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 28 - LRB103 32446 LNS 61933 b
966		-	HB4090 ~~Engrossed~~ - 28 - LRB103 32446 LNS 61933 b
	1017	+	HB4090- 28 -LRB103 32446 LNS 61933 b HB4090 - 28 - LRB103 32446 LNS 61933 b
	1018	+	HB4090 - 28 - LRB103 32446 LNS 61933 b
967	1019		1 notice is signed by the persons entitled to notice before
968	1020		2 the meeting is convened. Copies of notices of meetings of
969	1021		3 the board of the master association shall be posted in
970	1022		4 entranceways, elevators, or other conspicuous places in
971	1023		5 the condominium at least 48 hours prior to the meeting of
972	1024		6 the board of the master association. Where there is no
973	1025		7 common entranceway for 7 or more units, the board of the
974	1026		8 master association may designate one or more locations in
975	1027		9 the proximity of these units where the notices of meetings
976	1028		10 shall be posted.
977	1029		11 (5) If the declaration provides for election by unit
978	1030		12 owners of members of the board of directors in the event of
979	1031		13 a resale of a unit in the master association, the
980	1032		14 purchaser of a unit from a seller other than the developer
981	1033		15 pursuant to an installment sales contract for purchase
982	1034		16 shall, during such times as he or she resides in the unit,
983	1035		17 be counted toward a quorum for purposes of election of
984	1036		18 members of the board of directors at any meeting of the
985	1037		19 unit owners called for purposes of electing members of the
986	1038		20 board, and shall have the right to vote for the election of
987	1039		21 members of the board of directors and to be elected to and
988	1040		22 serve on the board of directors unless the seller
989	1041		23 expressly retains in writing any or all of those rights.
990	1042		24 In no event may the seller and purchaser both be counted
991	1043		25 toward a quorum, be permitted to vote for a particular
992	1044		26 office, or be elected and serve on the board. Satisfactory
993	1045
994	1046
995	1047
996	1048
997	1049
998		-	HB4090 ~~Engrossed~~ - 28 - LRB103 32446 LNS 61933 b
	1050	+	HB4090 - 28 - LRB103 32446 LNS 61933 b
999	1051
1000	1052
1001		-	HB4090 ~~Engrossed~~- 29 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 29 - LRB103 32446 LNS 61933 b
1002		-	HB4090 ~~Engrossed~~ - 29 - LRB103 32446 LNS 61933 b
	1053	+	HB4090- 29 -LRB103 32446 LNS 61933 b HB4090 - 29 - LRB103 32446 LNS 61933 b
	1054	+	HB4090 - 29 - LRB103 32446 LNS 61933 b
1003	1055		1 evidence of the installment sales contract shall be made
1004	1056		2 available to the association or its agents. For purposes
1005	1057		3 of this subsection, "installment sales contract" shall
1006	1058		4 have the same meaning as set forth in Section 5 of the
1007	1059		5 Installment Sales Contract Act and subsection (e) of
1008	1060		6 Section 1 of the Dwelling Unit Installment Contract Act.
1009	1061		7 (6) The board of the master association shall have the
1010	1062		8 authority to establish and maintain a system of master
1011	1063		9 metering of public utility services and to collect
1012	1064		10 payments in connection therewith, subject to the
1013	1065		11 requirements of Section 1.5 of the Residential Property
1014	1066		12 Utility Service the Tenant Utility Payment Disclosure Act.
1015	1067		13 (7) The board of the master association or a common
1016	1068		14 interest community association shall have the power, after
1017	1069		15 notice and an opportunity to be heard, to levy and collect
1018	1070		16 reasonable fines from members for violations of the
1019	1071		17 declaration, bylaws, and rules and regulations of the
1020	1072		18 master association or the common interest community
1021	1073		19 association. Nothing contained in this subdivision (7)
1022	1074		20 shall give rise to a statutory lien for unpaid fines.
1023	1075		21 (8) Other than attorney's fees, no fees pertaining to
1024	1076		22 the collection of a unit owner's financial obligation to
1025	1077		23 the Association, including fees charged by a manager or
1026	1078		24 managing agent, shall be added to and deemed a part of an
1027	1079		25 owner's respective share of the common expenses unless:
1028	1080		26 (i) the managing agent fees relate to the costs to collect
1029	1081
1030	1082
1031	1083
1032	1084
1033	1085
1034		-	HB4090 ~~Engrossed~~ - 29 - LRB103 32446 LNS 61933 b
	1086	+	HB4090 - 29 - LRB103 32446 LNS 61933 b
1035	1087
1036	1088
1037		-	HB4090 ~~Engrossed~~- 30 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 30 - LRB103 32446 LNS 61933 b
1038		-	HB4090 ~~Engrossed~~ - 30 - LRB103 32446 LNS 61933 b
	1089	+	HB4090- 30 -LRB103 32446 LNS 61933 b HB4090 - 30 - LRB103 32446 LNS 61933 b
	1090	+	HB4090 - 30 - LRB103 32446 LNS 61933 b
1039	1091		1 common expenses for the Association; (ii) the fees are set
1040	1092		2 forth in a contract between the managing agent and the
1041	1093		3 Association; and (iii) the authority to add the management
1042	1094		4 fees to an owner's respective share of the common expenses
1043	1095		5 is specifically stated in the declaration or bylaws of the
1044	1096		6 Association.
1045	1097		7 (d) Records.
1046	1098		8 (1) The board of the master association shall maintain
1047	1099		9 the following records of the association and make them
1048	1100		10 available for examination and copying at convenient hours
1049	1101		11 of weekdays by any unit owners in a condominium subject to
1050	1102		12 the authority of the board or their mortgagees and their
1051	1103		13 duly authorized agents or attorneys:
1052	1104		14 (i) Copies of the recorded declaration, other
1053	1105		15 condominium instruments, other duly recorded covenants
1054	1106		16 and bylaws and any amendments, articles of
1055	1107		17 incorporation of the master association, annual
1056	1108		18 reports and any rules and regulations adopted by the
1057	1109		19 master association or its board shall be available.
1058	1110		20 Prior to the organization of the master association,
1059	1111		21 the developer shall maintain and make available the
1060	1112		22 records set forth in this subdivision (d)(1) for
1061	1113		23 examination and copying.
1062	1114		24 (ii) Detailed and accurate records in
1063	1115		25 chronological order of the receipts and expenditures
1064	1116		26 affecting the common areas, specifying and itemizing
1065	1117
1066	1118
1067	1119
1068	1120
1069	1121
1070		-	HB4090 ~~Engrossed~~ - 30 - LRB103 32446 LNS 61933 b
	1122	+	HB4090 - 30 - LRB103 32446 LNS 61933 b
1071	1123
1072	1124
1073		-	HB4090 ~~Engrossed~~- 31 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 31 - LRB103 32446 LNS 61933 b
1074		-	HB4090 ~~Engrossed~~ - 31 - LRB103 32446 LNS 61933 b
	1125	+	HB4090- 31 -LRB103 32446 LNS 61933 b HB4090 - 31 - LRB103 32446 LNS 61933 b
	1126	+	HB4090 - 31 - LRB103 32446 LNS 61933 b
1075	1127		1 the maintenance and repair expenses of the common
1076	1128		2 areas and any other expenses incurred, and copies of
1077	1129		3 all contracts, leases, or other agreements entered
1078	1130		4 into by the master association, shall be maintained.
1079	1131		5 (iii) The minutes of all meetings of the master
1080	1132		6 association and the board of the master association
1081	1133		7 shall be maintained for not less than 7 years.
1082	1134		8 (iv) Ballots and proxies related thereto, if any,
1083	1135		9 for any election held for the board of the master
1084	1136		10 association and for any other matters voted on by the
1085	1137		11 unit owners shall be maintained for not less than one
1086	1138		12 year.
1087	1139		13 (v) Such other records of the master association
1088	1140		14 as are available for inspection by members of a
1089	1141		15 not-for-profit corporation pursuant to Section 107.75
1090	1142		16 of the General Not For Profit Corporation Act of 1986
1091	1143		17 shall be maintained.
1092	1144		18 (vi) With respect to units owned by a land trust,
1093	1145		19 if a trustee designates in writing a person to cast
1094	1146		20 votes on behalf of the unit owner, the designation
1095	1147		21 shall remain in effect until a subsequent document is
1096	1148		22 filed with the association.
1097	1149		23 (2) Where a request for records under this subsection
1098	1150		24 is made in writing to the board of managers or its agent,
1099	1151		25 failure to provide the requested record or to respond
1100	1152		26 within 30 days shall be deemed a denial by the board of
1101	1153
1102	1154
1103	1155
1104	1156
1105	1157
1106		-	HB4090 ~~Engrossed~~ - 31 - LRB103 32446 LNS 61933 b
	1158	+	HB4090 - 31 - LRB103 32446 LNS 61933 b
1107	1159
1108	1160
1109		-	HB4090 ~~Engrossed~~- 32 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 32 - LRB103 32446 LNS 61933 b
1110		-	HB4090 ~~Engrossed~~ - 32 - LRB103 32446 LNS 61933 b
	1161	+	HB4090- 32 -LRB103 32446 LNS 61933 b HB4090 - 32 - LRB103 32446 LNS 61933 b
	1162	+	HB4090 - 32 - LRB103 32446 LNS 61933 b
1111	1163		1 directors.
1112	1164		2 (3) A reasonable fee may be charged by the master
1113	1165		3 association or its board for the cost of copying.
1114	1166		4 (4) If the board of directors fails to provide records
1115	1167		5 properly requested under subdivision (d)(1) within the
1116	1168		6 time period provided in subdivision (d)(2), the unit owner
1117	1169		7 may seek appropriate relief, including an award of
1118	1170		8 attorney's fees and costs.
1119	1171		9 (e) The board of directors shall have standing and
1120	1172		10 capacity to act in a representative capacity in relation to
1121	1173		11 matters involving the common areas of the master association
1122	1174		12 or more than one unit, on behalf of the unit owners as their
1123	1175		13 interests may appear.
1124	1176		14 (f) Administration of property prior to election of the
1125	1177		15 initial board of directors.
1126	1178		16 (1) Until the election, by the unit owners or the
1127	1179		17 boards of managers of the underlying condominium
1128	1180		18 associations, of the initial board of directors of a
1129	1181		19 master association whose declaration is recorded on or
1130	1182		20 after August 10, 1990, the same rights, titles, powers,
1131	1183		21 privileges, trusts, duties and obligations that are vested
1132	1184		22 in or imposed upon the board of directors by this Act or in
1133	1185		23 the declaration or other duly recorded covenant shall be
1134	1186		24 held and performed by the developer.
1135	1187		25 (2) The election of the initial board of directors of
1136	1188		26 a master association whose declaration is recorded on or
1137	1189
1138	1190
1139	1191
1140	1192
1141	1193
1142		-	HB4090 ~~Engrossed~~ - 32 - LRB103 32446 LNS 61933 b
	1194	+	HB4090 - 32 - LRB103 32446 LNS 61933 b
1143	1195
1144	1196
1145		-	HB4090 ~~Engrossed~~- 33 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 33 - LRB103 32446 LNS 61933 b
1146		-	HB4090 ~~Engrossed~~ - 33 - LRB103 32446 LNS 61933 b
	1197	+	HB4090- 33 -LRB103 32446 LNS 61933 b HB4090 - 33 - LRB103 32446 LNS 61933 b
	1198	+	HB4090 - 33 - LRB103 32446 LNS 61933 b
1147	1199		1 after August 10, 1990, by the unit owners or the boards of
1148	1200		2 managers of the underlying condominium associations, shall
1149	1201		3 be held not later than 60 days after the conveyance by the
1150	1202		4 developer of 75% of the units, or 3 years after the
1151	1203		5 recording of the declaration, whichever is earlier. The
1152	1204		6 developer shall give at least 21 days notice of the
1153	1205		7 meeting to elect the initial board of directors and shall
1154	1206		8 upon request provide to any unit owner, within 3 working
1155	1207		9 days of the request, the names, addresses, and weighted
1156	1208		10 vote of each unit owner entitled to vote at the meeting.
1157	1209		11 Any unit owner shall upon receipt of the request be
1158	1210		12 provided with the same information, within 10 days of the
1159	1211		13 request, with respect to each subsequent meeting to elect
1160	1212		14 members of the board of directors.
1161	1213		15 (3) If the initial board of directors of a master
1162	1214		16 association whose declaration is recorded on or after
1163	1215		17 August 10, 1990 is not elected by the unit owners or the
1164	1216		18 members of the underlying condominium association board of
1165	1217		19 managers at the time established in subdivision (f)(2),
1166	1218		20 the developer shall continue in office for a period of 30
1167	1219		21 days, whereupon written notice of his resignation shall be
1168	1220		22 sent to all of the unit owners or members of the underlying
1169	1221		23 condominium board of managers entitled to vote at an
1170	1222		24 election for members of the board of directors.
1171	1223		25 (4) Within 60 days following the election of a
1172	1224		26 majority of the board of directors, other than the
1173	1225
1174	1226
1175	1227
1176	1228
1177	1229
1178		-	HB4090 ~~Engrossed~~ - 33 - LRB103 32446 LNS 61933 b
	1230	+	HB4090 - 33 - LRB103 32446 LNS 61933 b
1179	1231
1180	1232
1181		-	HB4090 ~~Engrossed~~- 34 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 34 - LRB103 32446 LNS 61933 b
1182		-	HB4090 ~~Engrossed~~ - 34 - LRB103 32446 LNS 61933 b
	1233	+	HB4090- 34 -LRB103 32446 LNS 61933 b HB4090 - 34 - LRB103 32446 LNS 61933 b
	1234	+	HB4090 - 34 - LRB103 32446 LNS 61933 b
1183	1235		1 developer, by unit owners, the developer shall deliver to
1184	1236		2 the board of directors:
1185	1237		3 (i) All original documents as recorded or filed
1186	1238		4 pertaining to the property, its administration, and
1187	1239		5 the association, such as the declaration, articles of
1188	1240		6 incorporation, other instruments, annual reports,
1189	1241		7 minutes, rules and regulations, and contracts, leases,
1190	1242		8 or other agreements entered into by the association.
1191	1243		9 If any original documents are unavailable, a copy may
1192	1244		10 be provided if certified by affidavit of the
1193	1245		11 developer, or an officer or agent of the developer, as
1194	1246		12 being a complete copy of the actual document recorded
1195	1247		13 or filed.
1196	1248		14 (ii) A detailed accounting by the developer,
1197	1249		15 setting forth the source and nature of receipts and
1198	1250		16 expenditures in connection with the management,
1199	1251		17 maintenance and operation of the property, copies of
1200	1252		18 all insurance policies, and a list of any loans or
1201	1253		19 advances to the association which are outstanding.
1202	1254		20 (iii) Association funds, which shall have been at
1203	1255		21 all times segregated from any other moneys of the
1204	1256		22 developer.
1205	1257		23 (iv) A schedule of all real or personal property,
1206	1258		24 equipment and fixtures belonging to the association,
1207	1259		25 including documents transferring the property,
1208	1260		26 warranties, if any, for all real and personal property
1209	1261
1210	1262
1211	1263
1212	1264
1213	1265
1214		-	HB4090 ~~Engrossed~~ - 34 - LRB103 32446 LNS 61933 b
	1266	+	HB4090 - 34 - LRB103 32446 LNS 61933 b
1215	1267
1216	1268
1217		-	HB4090 ~~Engrossed~~- 35 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 35 - LRB103 32446 LNS 61933 b
1218		-	HB4090 ~~Engrossed~~ - 35 - LRB103 32446 LNS 61933 b
	1269	+	HB4090- 35 -LRB103 32446 LNS 61933 b HB4090 - 35 - LRB103 32446 LNS 61933 b
	1270	+	HB4090 - 35 - LRB103 32446 LNS 61933 b
1219	1271		1 and equipment, deeds, title insurance policies, and
1220	1272		2 all tax bills.
1221	1273		3 (v) A list of all litigation, administrative
1222	1274		4 action and arbitrations involving the association, any
1223	1275		5 notices of governmental bodies involving actions taken
1224	1276		6 or which may be taken concerning the association,
1225	1277		7 engineering and architectural drawings and
1226	1278		8 specifications as approved by any governmental
1227	1279		9 authority, all other documents filed with any other
1228	1280		10 governmental authority, all governmental certificates,
1229	1281		11 correspondence involving enforcement of any
1230	1282		12 association requirements, copies of any documents
1231	1283		13 relating to disputes involving unit owners, and
1232	1284		14 originals of all documents relating to everything
1233	1285		15 listed in this subparagraph.
1234	1286		16 (vi) If the developer fails to fully comply with
1235	1287		17 this paragraph (4) within the 60 days provided and
1236	1288		18 fails to fully comply within 10 days of written demand
1237	1289		19 mailed by registered or certified mail to his or her
1238	1290		20 last known address, the board may bring an action to
1239	1291		21 compel compliance with this paragraph (4). If the
1240	1292		22 court finds that any of the required deliveries were
1241	1293		23 not made within the required period, the board shall
1242	1294		24 be entitled to recover its reasonable attorneys' fees
1243	1295		25 and costs incurred from and after the date of
1244	1296		26 expiration of the 10 day demand.
1245	1297
1246	1298
1247	1299
1248	1300
1249	1301
1250		-	HB4090 ~~Engrossed~~ - 35 - LRB103 32446 LNS 61933 b
	1302	+	HB4090 - 35 - LRB103 32446 LNS 61933 b
1251	1303
1252	1304
1253		-	HB4090 ~~Engrossed~~- 36 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 36 - LRB103 32446 LNS 61933 b
1254		-	HB4090 ~~Engrossed~~ - 36 - LRB103 32446 LNS 61933 b
	1305	+	HB4090- 36 -LRB103 32446 LNS 61933 b HB4090 - 36 - LRB103 32446 LNS 61933 b
	1306	+	HB4090 - 36 - LRB103 32446 LNS 61933 b
1255	1307		1 (5) With respect to any master association whose
1256	1308		2 declaration is recorded on or after August 10, 1990, any
1257	1309		3 contract, lease, or other agreement made prior to the
1258	1310		4 election of a majority of the board of directors other
1259	1311		5 than the developer by or on behalf of unit owners or
1260	1312		6 underlying condominium associations, the association or
1261	1313		7 the board of directors, which extends for a period of more
1262	1314		8 than 2 years from the recording of the declaration, shall
1263	1315		9 be subject to cancellation by more than 1/2 of the votes of
1264	1316		10 the unit owners, other than the developer, cast at a
1265	1317		11 special meeting of members called for that purpose during
1266	1318		12 a period of 90 days prior to the expiration of the 2 year
1267	1319		13 period if the board of managers is elected by the unit
1268	1320		14 owners, otherwise by more than 1/2 of the underlying
1269	1321		15 condominium board of managers. At least 60 days prior to
1270	1322		16 the expiration of the 2 year period, the board of
1271	1323		17 directors, or, if the board is still under developer
1272	1324		18 control, then the board of managers or the developer shall
1273	1325		19 send notice to every unit owner or underlying condominium
1274	1326		20 board of managers, notifying them of this provision, of
1275	1327		21 what contracts, leases and other agreements are affected,
1276	1328		22 and of the procedure for calling a meeting of the unit
1277	1329		23 owners or for action by the underlying condominium board
1278	1330		24 of managers for the purpose of acting to terminate such
1279	1331		25 contracts, leases or other agreements. During the 90 day
1280	1332		26 period the other party to the contract, lease, or other
1281	1333
1282	1334
1283	1335
1284	1336
1285	1337
1286		-	HB4090 ~~Engrossed~~ - 36 - LRB103 32446 LNS 61933 b
	1338	+	HB4090 - 36 - LRB103 32446 LNS 61933 b
1287	1339
1288	1340
1289		-	HB4090 ~~Engrossed~~- 37 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 37 - LRB103 32446 LNS 61933 b
1290		-	HB4090 ~~Engrossed~~ - 37 - LRB103 32446 LNS 61933 b
	1341	+	HB4090- 37 -LRB103 32446 LNS 61933 b HB4090 - 37 - LRB103 32446 LNS 61933 b
	1342	+	HB4090 - 37 - LRB103 32446 LNS 61933 b
1291	1343		1 agreement shall also have the right of cancellation.
1292	1344		2 (6) The statute of limitations for any actions in law
1293	1345		3 or equity which the master association may bring shall not
1294	1346		4 begin to run until the unit owners or underlying
1295	1347		5 condominium board of managers have elected a majority of
1296	1348		6 the members of the board of directors.
1297	1349		7 (g) In the event of any resale of a unit in a master
1298	1350		8 association by a unit owner other than the developer, the
1299	1351		9 owner shall obtain from the board of directors and shall make
1300	1352		10 available for inspection to the prospective purchaser, upon
1301	1353		11 demand, the following:
1302	1354		12 (1) A copy of the declaration, other instruments and
1303	1355		13 any rules and regulations.
1304	1356		14 (2) A statement of any liens, including a statement of
1305	1357		15 the account of the unit setting forth the amounts of
1306	1358		16 unpaid assessments and other charges due and owing.
1307	1359		17 (3) A statement of any capital expenditures
1308	1360		18 anticipated by the association within the current or
1309	1361		19 succeeding 2 fiscal years.
1310	1362		20 (4) A statement of the status and amount of any
1311	1363		21 reserve for replacement fund and any portion of such fund
1312	1364		22 earmarked for any specified project by the board of
1313	1365		23 directors.
1314	1366		24 (5) A copy of the statement of financial condition of
1315	1367		25 the association for the last fiscal year for which such a
1316	1368		26 statement is available.
1317	1369
1318	1370
1319	1371
1320	1372
1321	1373
1322		-	HB4090 ~~Engrossed~~ - 37 - LRB103 32446 LNS 61933 b
	1374	+	HB4090 - 37 - LRB103 32446 LNS 61933 b
1323	1375
1324	1376
1325		-	HB4090 ~~Engrossed~~- 38 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 38 - LRB103 32446 LNS 61933 b
1326		-	HB4090 ~~Engrossed~~ - 38 - LRB103 32446 LNS 61933 b
	1377	+	HB4090- 38 -LRB103 32446 LNS 61933 b HB4090 - 38 - LRB103 32446 LNS 61933 b
	1378	+	HB4090 - 38 - LRB103 32446 LNS 61933 b
1327	1379		1 (6) A statement of the status of any pending suits or
1328	1380		2 judgments in which the association is a party.
1329	1381		3 (7) A statement setting forth what insurance coverage
1330	1382		4 is provided for all unit owners by the association.
1331	1383		5 (8) A statement that any improvements or alterations
1332	1384		6 made to the unit, or any part of the common areas assigned
1333	1385		7 thereto, by the prior unit owner are in good faith
1334	1386		8 believed to be in compliance with the declaration of the
1335	1387		9 master association.
1336	1388		10 The principal officer of the unit owner's association or
1337	1389		11 such other officer as is specifically designated shall furnish
1338	1390		12 the above information when requested to do so in writing,
1339	1391		13 within 30 days of receiving the request.
1340	1392		14 A reasonable fee covering the direct out-of-pocket cost of
1341	1393		15 copying and providing such information may be charged by the
1342	1394		16 association or its board of directors to the unit seller for
1343	1395		17 providing the information.
1344	1396		18 (g-1) The purchaser of a unit of a common interest
1345	1397		19 community at a judicial foreclosure sale, other than a
1346	1398		20 mortgagee, who takes possession of a unit of a common interest
1347	1399		21 community pursuant to a court order or a purchaser who
1348	1400		22 acquires title from a mortgagee shall have the duty to pay the
1349	1401		23 proportionate share, if any, of the common expenses for the
1350	1402		24 unit that would have become due in the absence of any
1351	1403		25 assessment acceleration during the 6 months immediately
1352	1404		26 preceding institution of an action to enforce the collection
1353	1405
1354	1406
1355	1407
1356	1408
1357	1409
1358		-	HB4090 ~~Engrossed~~ - 38 - LRB103 32446 LNS 61933 b
	1410	+	HB4090 - 38 - LRB103 32446 LNS 61933 b
1359	1411
1360	1412
1361		-	HB4090 ~~Engrossed~~- 39 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 39 - LRB103 32446 LNS 61933 b
1362		-	HB4090 ~~Engrossed~~ - 39 - LRB103 32446 LNS 61933 b
	1413	+	HB4090- 39 -LRB103 32446 LNS 61933 b HB4090 - 39 - LRB103 32446 LNS 61933 b
	1414	+	HB4090 - 39 - LRB103 32446 LNS 61933 b
1363	1415		1 of assessments and the court costs incurred by the association
1364	1416		2 in an action to enforce the collection that remain unpaid by
1365	1417		3 the owner during whose possession the assessments accrued. If
1366	1418		4 the outstanding assessments and the court costs incurred by
1367	1419		5 the association in an action to enforce the collection are
1368	1420		6 paid at any time during any action to enforce the collection of
1369	1421		7 assessments, the purchaser shall have no obligation to pay any
1370	1422		8 assessments that accrued before he or she acquired title. The
1371	1423		9 notice of sale of a unit of a common interest community under
1372	1424		10 subsection (c) of Section 15-1507 of the Code of Civil
1373	1425		11 Procedure shall state that the purchaser of the unit other
1374	1426		12 than a mortgagee shall pay the assessments and court costs
1375	1427		13 required by this subsection (g-1).
1376	1428		14 (h) Errors and omissions.
1377	1429		15 (1) If there is an omission or error in the
1378	1430		16 declaration or other instrument of the master association,
1379	1431		17 the master association may correct the error or omission
1380	1432		18 by an amendment to the declaration or other instrument, as
1381	1433		19 may be required to conform it to this Act, to any other
1382	1434		20 applicable statute, or to the declaration. The amendment
1383	1435		21 shall be adopted by vote of two-thirds of the members of
1384	1436		22 the board of directors or by a majority vote of the unit
1385	1437		23 owners at a meeting called for that purpose, unless the
1386	1438		24 Act or the declaration of the master association
1387	1439		25 specifically provides for greater percentages or different
1388	1440		26 procedures.
1389	1441
1390	1442
1391	1443
1392	1444
1393	1445
1394		-	HB4090 ~~Engrossed~~ - 39 - LRB103 32446 LNS 61933 b
	1446	+	HB4090 - 39 - LRB103 32446 LNS 61933 b
1395	1447
1396	1448
1397		-	HB4090 ~~Engrossed~~- 40 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 40 - LRB103 32446 LNS 61933 b
1398		-	HB4090 ~~Engrossed~~ - 40 - LRB103 32446 LNS 61933 b
	1449	+	HB4090- 40 -LRB103 32446 LNS 61933 b HB4090 - 40 - LRB103 32446 LNS 61933 b
	1450	+	HB4090 - 40 - LRB103 32446 LNS 61933 b
1399	1451		1 (2) If, through a scrivener's error, a unit has not
1400	1452		2 been designated as owning an appropriate undivided share
1401	1453		3 of the common areas or does not bear an appropriate share
1402	1454		4 of the common expenses, or if all of the common expenses or
1403	1455		5 all of the common elements in the condominium have not
1404	1456		6 been distributed in the declaration, so that the sum total
1405	1457		7 of the shares of common areas which have been distributed
1406	1458		8 or the sum total of the shares of the common expenses fail
1407	1459		9 to equal 100%, or if it appears that more than 100% of the
1408	1460		10 common elements or common expenses have been distributed,
1409	1461		11 the error may be corrected by operation of law by filing an
1410	1462		12 amendment to the declaration, approved by vote of
1411	1463		13 two-thirds of the members of the board of directors or a
1412	1464		14 majority vote of the unit owners at a meeting called for
1413	1465		15 that purpose, which proportionately adjusts all percentage
1414	1466		16 interests so that the total is equal to 100%, unless the
1415	1467		17 declaration specifically provides for a different
1416	1468		18 procedure or different percentage vote by the owners of
1417	1469		19 the units and the owners of mortgages thereon affected by
1418	1470		20 modification being made in the undivided interest in the
1419	1471		21 common areas, the number of votes in the unit owners
1420	1472		22 association or the liability for common expenses
1421	1473		23 appertaining to the unit.
1422	1474		24 (3) If an omission or error or a scrivener's error in
1423	1475		25 the declaration or other instrument is corrected by vote
1424	1476		26 of two-thirds of the members of the board of directors
1425	1477
1426	1478
1427	1479
1428	1480
1429	1481
1430		-	HB4090 ~~Engrossed~~ - 40 - LRB103 32446 LNS 61933 b
	1482	+	HB4090 - 40 - LRB103 32446 LNS 61933 b
1431	1483
1432	1484
1433		-	HB4090 ~~Engrossed~~- 41 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 41 - LRB103 32446 LNS 61933 b
1434		-	HB4090 ~~Engrossed~~ - 41 - LRB103 32446 LNS 61933 b
	1485	+	HB4090- 41 -LRB103 32446 LNS 61933 b HB4090 - 41 - LRB103 32446 LNS 61933 b
	1486	+	HB4090 - 41 - LRB103 32446 LNS 61933 b
1435	1487		1 pursuant to the authority established in subdivisions
1436	1488		2 (h)(1) or (h)(2) of this Section, the board, upon written
1437	1489		3 petition by unit owners with 20% of the votes of the
1438	1490		4 association or resolutions adopted by the board of
1439	1491		5 managers or board of directors of the condominium and
1440	1492		6 common interest community associations which select 20% of
1441	1493		7 the members of the board of directors of the master
1442	1494		8 association, whichever is applicable, received within 30
1443	1495		9 days of the board action, shall call a meeting of the unit
1444	1496		10 owners or the boards of the condominium and common
1445	1497		11 interest community associations which select members of
1446	1498		12 the board of directors of the master association within 30
1447	1499		13 days of the filing of the petition or receipt of the
1448	1500		14 condominium and common interest community association
1449	1501		15 resolution to consider the board action. Unless a majority
1450	1502		16 of the votes of the unit owners of the association are cast
1451	1503		17 at the meeting to reject the action, or board of managers
1452	1504		18 or board of directors of condominium and common interest
1453	1505		19 community associations which select over 50% of the
1454	1506		20 members of the board of the master association adopt
1455	1507		21 resolutions prior to the meeting rejecting the action of
1456	1508		22 the board of directors of the master association, it is
1457	1509		23 ratified whether or not a quorum is present.
1458	1510		24 (4) The procedures for amendments set forth in this
1459	1511		25 subsection (h) cannot be used if such an amendment would
1460	1512		26 materially or adversely affect property rights of the unit
1461	1513
1462	1514
1463	1515
1464	1516
1465	1517
1466		-	HB4090 ~~Engrossed~~ - 41 - LRB103 32446 LNS 61933 b
	1518	+	HB4090 - 41 - LRB103 32446 LNS 61933 b
1467	1519
1468	1520
1469		-	HB4090 ~~Engrossed~~- 42 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 42 - LRB103 32446 LNS 61933 b
1470		-	HB4090 ~~Engrossed~~ - 42 - LRB103 32446 LNS 61933 b
	1521	+	HB4090- 42 -LRB103 32446 LNS 61933 b HB4090 - 42 - LRB103 32446 LNS 61933 b
	1522	+	HB4090 - 42 - LRB103 32446 LNS 61933 b
1471	1523		1 owners unless the affected unit owners consent in writing.
1472	1524		2 This Section does not restrict the powers of the
1473	1525		3 association to otherwise amend the declaration, bylaws, or
1474	1526		4 other condominium instruments, but authorizes a simple
1475	1527		5 process of amendment requiring a lesser vote for the
1476	1528		6 purpose of correcting defects, errors, or omissions when
1477	1529		7 the property rights of the unit owners are not materially
1478	1530		8 or adversely affected.
1479	1531		9 (5) If there is an omission or error in the
1480	1532		10 declaration or other instruments that may not be corrected
1481	1533		11 by an amendment procedure set forth in subdivision (h)(1)
1482	1534		12 or (h)(2) of this Section, then the circuit court in the
1483	1535		13 county in which the master association is located shall
1484	1536		14 have jurisdiction to hear a petition of one or more of the
1485	1537		15 unit owners thereon or of the association, to correct the
1486	1538		16 error or omission, and the action may be a class action.
1487	1539		17 The court may require that one or more methods of
1488	1540		18 correcting the error or omission be submitted to the unit
1489	1541		19 owners to determine the most acceptable correction. All
1490	1542		20 unit owners in the association must be joined as parties
1491	1543		21 to the action. Service of process on owners may be by
1492	1544		22 publication, but the plaintiff shall furnish all unit
1493	1545		23 owners not personally served with process with copies of
1494	1546		24 the petition and final judgment of the court by certified
1495	1547		25 mail, return receipt requested, at their last known
1496	1548		26 address.
1497	1549
1498	1550
1499	1551
1500	1552
1501	1553
1502		-	HB4090 ~~Engrossed~~ - 42 - LRB103 32446 LNS 61933 b
	1554	+	HB4090 - 42 - LRB103 32446 LNS 61933 b
1503	1555
1504	1556
1505		-	HB4090 ~~Engrossed~~- 43 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 43 - LRB103 32446 LNS 61933 b
1506		-	HB4090 ~~Engrossed~~ - 43 - LRB103 32446 LNS 61933 b
	1557	+	HB4090- 43 -LRB103 32446 LNS 61933 b HB4090 - 43 - LRB103 32446 LNS 61933 b
	1558	+	HB4090 - 43 - LRB103 32446 LNS 61933 b
1507	1559		1 (6) Nothing contained in this Section shall be
1508	1560		2 construed to invalidate any provision of a declaration
1509	1561		3 authorizing the developer to amend an instrument prior to
1510	1562		4 the latest date on which the initial membership meeting of
1511	1563		5 the unit owners must be held, whether or not it has
1512	1564		6 actually been held, to bring the instrument into
1513	1565		7 compliance with the legal requirements of the Federal
1514	1566		8 National Mortgage Association, the Federal Home Loan
1515	1567		9 Mortgage Corporation, the Federal Housing Administration,
1516	1568		10 the United States Veterans Administration or their
1517	1569		11 respective successors and assigns.
1518	1570		12 (i) The provisions of subsections (c) through (h) are
1519	1571		13 applicable to all declarations, other condominium instruments,
1520	1572		14 and other duly recorded covenants establishing the powers and
1521	1573		15 duties of the master association recorded under this Act. Any
1522	1574		16 portion of a declaration, other condominium instrument, or
1523	1575		17 other duly recorded covenant establishing the powers and
1524	1576		18 duties of a master association which contains provisions
1525	1577		19 contrary to the provisions of subsection (c) through (h) shall
1526	1578		20 be void as against public policy and ineffective. Any
1527	1579		21 declaration, other condominium instrument, or other duly
1528	1580		22 recorded covenant establishing the powers and duties of the
1529	1581		23 master association which fails to contain the provisions
1530	1582		24 required by subsections (c) through (h) shall be deemed to
1531	1583		25 incorporate such provisions by operation of law.
1532	1584		26 (j) (Blank).
1533	1585
1534	1586
1535	1587
1536	1588
1537	1589
1538		-	HB4090 ~~Engrossed~~ - 43 - LRB103 32446 LNS 61933 b
	1590	+	HB4090 - 43 - LRB103 32446 LNS 61933 b
1539	1591
1540	1592
1541		-	HB4090 ~~Engrossed~~- 44 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 44 - LRB103 32446 LNS 61933 b
1542		-	HB4090 ~~Engrossed~~ - 44 - LRB103 32446 LNS 61933 b
	1593	+	HB4090- 44 -LRB103 32446 LNS 61933 b HB4090 - 44 - LRB103 32446 LNS 61933 b
	1594	+	HB4090 - 44 - LRB103 32446 LNS 61933 b
1543	1595		1 (Source: P.A. 100-416, eff. 1-1-18.)
1544	1596		2 Section 15. The Rental Property Utility Service Act is
1545	1597		3 amended by changing the title of the Act and Section 0.01 and
1546	1598		4 by adding Section 1.5 as follows:
1547	1599		5 (765 ILCS 735/Act title)
1548	1600		6 An Act concerning residential providing remedies for
1549	1601		7 lessees in relation to the failure of lessors to pay for
1550	1602		8 utility services.
1551	1603		9 (765 ILCS 735/0.01) (from Ch. 80, par. 61)
1552	1604		10 Sec. 0.01. Short title. This Act may be cited as the
1553	1605		11 Residential Rental Property Utility Service Act.
1554	1606		12 (Source: P.A. 86-1324.)
1555	1607		13 (765 ILCS 735/1.5 new)
1556	1608		14 Sec. 1.5. Payment for master metered public utility
1557	1609		15 services.
1558	1610		16 (a) No landlord may demand payment for master metered
1559	1611		17 public utility services pursuant to a lease provision
1560	1612		18 providing for tenant payment of a proportionate share of
1561	1613		19 public utility service without the landlord first providing
1562	1614		20 the tenant with a copy in writing either as part of the lease
1563	1615		21 or another written agreement of the formula used by the
1564	1616		22 landlord for allocating the public utility payments among the
1565	1617
1566	1618
1567	1619
1568	1620
1569	1621
1570		-	HB4090 ~~Engrossed~~ - 44 - LRB103 32446 LNS 61933 b
	1622	+	HB4090 - 44 - LRB103 32446 LNS 61933 b
1571	1623
1572	1624
1573		-	HB4090 ~~Engrossed~~- 45 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 45 - LRB103 32446 LNS 61933 b
1574		-	HB4090 ~~Engrossed~~ - 45 - LRB103 32446 LNS 61933 b
	1625	+	HB4090- 45 -LRB103 32446 LNS 61933 b HB4090 - 45 - LRB103 32446 LNS 61933 b
	1626	+	HB4090 - 45 - LRB103 32446 LNS 61933 b
1575	1627		1 tenants. The total of payments under the formula for the
1576	1628		2 building as a whole for a billing period may not exceed the sum
1577	1629		3 demanded by the public utility. The formula shall include all
1578	1630		4 those that use that public utility service and may reflect
1579	1631		5 variations in apartment size or usage. The landlord shall also
1580	1632		6 make available to the tenant upon request a copy of the public
1581	1633		7 utility bill for any billing period for which payment is
1582	1634		8 demanded. Nothing herein shall preclude a landlord from
1583	1635		9 leasing property to a tenant, including the cost of utilities,
1584	1636		10 for a rental which does not segregate or allocate the cost of
1585	1637		11 the utilities.
1586	1638		12 (b) No condominium or common interest community
1587	1639		13 association may demand payment for master metered public
1588	1640		14 utility services from a unit owner of a proportionate share
1589	1641		15 for public utility service without the condominium or common
1590	1642		16 interest community association first providing the unit owner
1591	1643		17 with a copy in writing of the formula used by the association
1592	1644		18 for allocating the public utility payments among the unit
1593	1645		19 owners. The total of payments under the formula for the
1594	1646		20 association as a whole for the annual budgeted billing period
1595	1647		21 may not exceed the sum demanded by the public utility,
1596	1648		22 however, the board of directors of the association may direct
1597	1649		23 that any payments received by the association in excess of
1598	1650		24 actual utility bills be applied to other budgeted items having
1599	1651		25 a deficit, or be applied to the association's reserve fund, or
1600	1652		26 be credited to the account of the unit owners for the following
1601	1653
1602	1654
1603	1655
1604	1656
1605	1657
1606		-	HB4090 ~~Engrossed~~ - 45 - LRB103 32446 LNS 61933 b
	1658	+	HB4090 - 45 - LRB103 32446 LNS 61933 b
1607	1659
1608	1660
1609		-	HB4090 ~~Engrossed~~- 46 -LRB103 32446 LNS 61933 b HB4090 ~~Engrossed~~ - 46 - LRB103 32446 LNS 61933 b
1610		-	HB4090 ~~Engrossed~~ - 46 - LRB103 32446 LNS 61933 b
	1661	+	HB4090- 46 -LRB103 32446 LNS 61933 b HB4090 - 46 - LRB103 32446 LNS 61933 b
	1662	+	HB4090 - 46 - LRB103 32446 LNS 61933 b
1611	1663		1 year's budget. The formula shall include all those that use
1612	1664		2 that public utility service and may reflect, but is not
1613	1665		3 limited to, percent interest, unit size, or usage. The
1614	1666		4 condominium or common interest community association shall
1615	1667		5 also make available to the unit owner upon request a copy of
1616	1668		6 the public utility bill for any billing period for which
1617	1669		7 payment is demanded. A condominium association shall have the
1618	1670		8 right to establish and maintain a system of master metering of
1619	1671		9 public utility services pursuant to Sections 18 and 18.5 of
1620	1672		10 the Condominium Property Act. A common interest community
1621	1673		11 association shall have the right to establish and maintain a
1622	1674		12 system of master metering of public utility services pursuant
1623	1675		13 to Section 1-45 of the Common Interest Community Association
1624		-	14 Act. Nothing in this Act shall be construed as giving a common
1625		-	15 interest community association the right to establish a system
1626		-	16 of master metering or submetering of public utility services.
1627		-	17 (c) A municipality may request a copy in writing of the
1628		-	18 formula used by the landlord or condominium or common interest
1629		-	19 community association for allocating the public utility
1630		-	20 payments among the unit owners. The landlord or condominium or
1631		-	21 common interest community association shall respond within 30
1632		-	22 calendar days of receiving the municipality's request.
1633		-	23 (d) Treble damages available to residential tenants under
1634		-	24 Section 1.3 of this Act are not applicable to alleged
1635		-	25 violations of this Section.
	1676	+	14 Act.
1636	1677
1637	1678
1638	1679
1639	1680
1640	1681
1641		-	HB4090 Engrossed - 46 - LRB103 32446 LNS 61933 b
1642		-
1643		-
1644		-	HB4090 Engrossed- 47 -LRB103 32446 LNS 61933 b HB4090 Engrossed - 47 - LRB103 32446 LNS 61933 b
1645		-	HB4090 Engrossed - 47 - LRB103 32446 LNS 61933 b
1646		-
1647		-
1648		-
1649		-
1650		-
1651		-	HB4090 Engrossed - 47 - LRB103 32446 LNS 61933 b
	1682	+	HB4090 - 46 - LRB103 32446 LNS 61933 b