Take a copy of your documents to a lawyer that specializes in Condo Law. Tell your story to him and he can advise you on how to proceed.
You need to read and review the condo laws in your state and your by-laws/deed to determine the appropriate action. Here is a link to your state code:
Wonderful question----very poor, non responsive answer.
First of all you are talking to a wrong entity. Management company is hired by the board of directors to help manage the building. A management company cannot make decision or approve/disapprove requests. All they can do is forward your request to the board and forward their response back to you.
I would suggest that the first step you do is write a letter addressing the board requesting repairs. Don't request replacing windows but request that they address the problem of leaks.
Your next step is to attend the next board meeting and address the board with the same request. You need to make sure that there is a record of their decision in minutes.
Your best bet is to stay calm and reasonable. DO NOT TALK ABOUT REPLACING WINDOWS. TALK ABOUT FIXING THE PROBLEM.
The board is opening a Pandora's box by telling you to replace windows. What happens when you have problems with new windows in some number of years? Who is responsible? What if every owner installs a different type of a window?
The board has a responsibility to maintain the building. Special assessments are within their rights (to a certain amount per year). Have a conversation with your board members. Point out exact sections in your CC&Rs talking about the subject. They may not be aware.
You have not indicated how old your unit is. Depending on its age, you may have some recourse against the window mfg, building contractor, or building inspector or all three. Check out the statute of limitations regarding shoddy material and/or construction.
I suggest you heed Jeff Ross' very sound advice.
Many assn's have a BOD that they let run the show. This is not proper. It appears this is what is happening in your assn. And on top of it, the owner of the mgmt co is the onsite repairman and a unit owner which may be a conflict of interest. Another example of poor management on the part of the board. I would suggest a recall of the board members or to lobby to replace them at the next election; they are violating their fiduciary resp. to the assn.
Jeff Ross is right. Ask the board to fix the problem and let an expert decide if the windows need to be replaced. It doesn't matter if this is happening to other units, you still have the right to make the board abide by the rules. It does sound like a conflict of interest having the property owner be the repairman. Check to see if the by-laws permit this. Also if he is getting a break on rent or some sort of payment, IRS may want to weigh in on this set up. Your association may lack the funds to do large maintenance projects, which means that a special assessment would be the only remedy. If the board rejects an assessment then seek counsel from an attorney specializing in condo law. As a board member myself, I have to be very careful about the projects we fund. Our members hate special assessments and the mortgage companies holding titles to the condos don't want to see reserves fall below a certain point. My board, however, never lets any unit continue to leak. We take care of the leak on a case by case basis. Do what Jeff suggests.
This sounds like a financial issue. There is no money available to make any necessary repairs.Check financial reports to see where dues are being spent and if expenditures are proper.
Thank you everyone for feedback! The condos have orig. windows from the 70's. As far as the condo committee there is only 3 people on the committee and one does not live in the building but owns about 30-40% of the units. The other 2 members are friends of the "manager" and maintenance man and do not wish to vote him out. So I found out today that the condo management company owner, whom lives in the building and is the maintenance man and also contracts himself for snow removal also, is the listing agent on several units for sale. Seems like a conflict of interest to me but not sure what to do at this point. The committee knows of the window problems they themselves have leaks but they do not want to have a special assessment...so I am going to review the laws I guess. I contacted a lawyer he said it’s an easy case but I would pay about 5 grand in legal fees that I may never recover.
Jen, given your latest updated a legal action might be the only viable one. Assuming you win your case in court you might be entitled to legal fees as well.
What I would suggest, before going a full blown legal battle, have your attorney write a powerful but still polite letter and send it to the board. You should come to the next board meeting and discuss what it would mean for the association if you proceed with the case.
I understand they might not want to have a special assessment, but you need to explain to them that if you win the case not only they'll be paying for windows but also for legal expenses. The person who owns 30-40% of the units has a lot at risk here. You might consider talking to other owners who are not on the board. Sometimes that helps.
Another option is to vote your board off and have a new board serve. I realize that might be a difficult task with 40% of the units owned by one person. It would pretty much take everyone else to vote against his wishes to win.
Thank you Jeff. I will look into further action and try to remain calm in the process. No other owners in the building want to be a part of the board. I need to replace the windows and repair the damages since it could cause mold and we are expecting a potential hurricane once again next week and windows leak so bad I have to have buckets and plastic taped to windows to collect water pouring down glass and onto floor. I will contact a real estate lawyer who specializes in condos. Thank you again! I just want to sell my condo and end the headaches and troubles.
Jen, I feel your pain. You can't imagine how many people I deal with that have similar problems. Besides being a director of the board where I live I am also doing consulting where I help owners and boards resolve their differences without legal battles. It works most of the time, but not always :)
The real problem that you are facing (and the same that is faced by majority of my clients) is not what board wants or doesn't want to do. It's people leaving in the building that don't want to get involved.
I frequently come across situations where owners are displeased with the board but still refuse to run for a position. Or worth, I see building that don't have any functional boards at all. Someone is technically on it, but they don't want to be but can't get of because there is no quorum at the annual meeting and thus no elections.
Living in an HOA/Condo environment is not the same as living in a rental building. There is no owner who is responsible for things. All owners are equally responsible and all must take part in keeping the property up.
HI I have served on our Board for 4 years. I live in Wisconsin, check your by-laws. Ours require unit owners to replace them at their own expense, but they need to match existing windows. For us the general rule is drywall in is the owner, drywall out is the association. Windows fall in between. Good luck!
It sounds like it would be easier to just hire your own repairman and have it fixed. Send a copy of the repair bill to your board but don't count on it being paid. There is easy to use squeeze tubes of clear color caulking that you can use yourself from the inside.
Caulk aroung the windows and the window sills and under the window sills. I did mine myself instead of trying to get the board to do it.
Yes we have had the windows sealed many times but thank you for feedback.
im wondering what Im paying hoa fees for, besides the grass which is mowed down tothe dirt, i have someconcerns reguarding safety, broken windows, fences falling down etc,shouldnt they provide security/
Get estimates of the widow replacement, damage remediation, and copies of your by laws (see if you can get free estimates). Take these to a property/real estate attorney and see if you have a case. It may also be prudent to check on what the condo association gets in fees and what they have been spending the money on since they claim to have none. They may simply need to cut spending in areas that are not needed for the livability of the building and not covered in the bylaws. Good luck! http://www.newjerseywindow.com
We have a window that got so dirty that I think we will have to replace it. I seriously think that it is beyond the point of just washing. The condo association refuses to pay for the replacement though, and says we should just hire a company to clean it for us. I don't know if anyone can get all of this gunk off. http://www.starttofinishwindowcleaninglasvegas.com/services.html
A lot of the answers given have been spot on with what I was thinking. I'm not sure what the legal precedent is necessarily, but it sounds like you have safety concerns pretty high with hurricanes and such. Whether they are just getting old and unsafe or look bad, I think it is a responsibility to get them replaced. http://www.all-westglass.com/
My daughter was just at her condo with some friends the other night and a girl through a baseball and it put a hole through her window. I found that the condo-association doesn't cover it I decided to find a place that can fix it for me. http://www.nobleglass.net
I think that they should be responsible for replacements, but not for things like window washing. That should be left completely up to the owner to make sure that they're getting their windows cleaned right. If they can't handle it alone then they should get a professional to help them out. http://www.paulswindowwashing.net/Washing-Services.html
If the windows are leaking, that's in the HOA's jurisdiction. You should be able to put a petition together for action, especially if other renters are being affected. Those windows need to be replaced, and the water damage should be reimbursed. Good luck.
Marc | http://www.randkaz.com/