Condo Association Management Blog

Illinois Condo Association requiring condo owners to use union contractors for all work

Posted on Sun, Mar 1, 2015 @ 08:00 AM

Tags: Repairs, Boards, CCR, Bylaws, Condo Docs, Illinois, Condo Act

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I recently moved into an Illinois Condo Association with over 200 condo units.

Last week, we received a summary of the rules and regulations for construction or remodeling activity within our individual condo units. One of the requirements states that any work must be performed by union contractors.

Is it legal to have this requirement?

Illinois Condo Association owner abandons unit and leaves behind unpaid dues

Posted on Fri, Feb 13, 2015 @ 08:00 AM

Tags: Assessments, condo law, Rights, Rules and Enforcement, Illinois, Delinquencies, Condo Act

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A condo unit owner in my Illinois Condo Association recently disappeared.  It was later found out that he had purchased another house, and did not notify the Association of his move.

A court record revealed that his unit had foreclosed, though he stayed long after and continued to pay dues. He has also left the property in dismay, as well as left behind an inoperable and unregistered vehicle in the garage.

Can the Condo Association legally turn off water to his unit, have his car towed, and make adjustments to the unit to appear that it is not vacant?

Does the bank owe the Condo Association for unpaid fees? If not the bank, then who?

Illinois Condo Association Board has too many special assessments

Posted on Thu, Feb 12, 2015 @ 08:00 AM

Tags: Assessments, Boards, Rights, Illinois

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Assessments in my Illinois Condo Association have recently skyrocketed. When I inquired regarding a recent 10% amenities assessment, I was informed that this was to cover heating, insurance, roofing, and other basics.

Thus, the Board has somehow broadened the definition of an ‘amenities’ assessment to cover basic services that should be covered in our regular assessment fees.

As condo owners, what is our recourse?

Chicago Condo Association has difficulties with property management

Posted on Thu, Jan 15, 2015 @ 08:00 AM

Tags: Assessments, Property Management, Condo Association Management, Boards, Fees, Rights, Illinois

Chicago Condo Association questions need for property management 011514 resized 600

I live in a 126-unit Condo Association in Chicago. Recently, a Chicago Property Management Company was able to get the Association to pass a $2M special assessment for new balconies (glass, in a vintage building!). A petition to stop was defeated by 9 votes.

The Board has now given the property management company a five-year contract, naming them as the agent and site manager.   This equates to more fees, and they now do not require Board approval for access to our operating account. Further, we’ve recently discovered that this same management company was able to gain special assessment approval for a balcony in another Chicago Condo Association that they manage.

This Condo Association has low reserves and has not been audited in over five years. How do we get this property company out of here?  Remove our Board of Directors? Our Association cannot afford an attorney for this matter.

What is the rule for posting special Condo Association BOD meetings?

Posted on Mon, Jan 12, 2015 @ 08:00 AM

Tags: Requirements, Boards, condo law, Rights, Rules and Enforcement, Illinois, condo rules

Is my Illinois Condo Association Board of Directors in compliance with meetings 011215 resized 600

I have an additional question regarding the 48-hour rule for posting of regular Board of Directors meetings in an Illinois Condo Association.

Does this rule also apply for special Condo Association Board meetings? Thanks.

Is there a required notifice for Condo Association Board meetings?

Posted on Sun, Jan 4, 2015 @ 08:00 AM

Tags: Condo Association Management, Boards, condo law, CCR, Bylaws, Rights, Rules and Enforcement, Illinois, Condo Act

Illinois Condo Association member wants clarification on Board meeting notification 010415 resized 600

In an Illinois Condo Association, what is the required notice for regular Board of Directors meetings? 10 days? 48 hours?

I have spent some time searching this, but have conflicting information from different documents. Thank you!

Are Condo Association Office Managers required to be licensed?

Posted on Wed, Dec 17, 2014 @ 08:00 AM

Tags: Property Management, Condo Association Management, condo law, Rules and Enforcement, Illinois, condo rules, Condo Act

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I live in a 227 unit Illinois Condo Association, and we are currently looking for an office manager. I’m not referring to a property management company, simply an individual that would be in charge of bookkeeping and collecting fees for the association. It would be a role more similar to an office manager at a larger company.

I’d done this type of work for about twenty years. We used accounting software and contracted out our auditing services. The person we are considering has the experience of managing an office of a huge complex. Is it required that they are licensed in property management, or in the process of becoming licensed?

Condo owner curious about where association records should be stored

Posted on Wed, Dec 10, 2014 @ 08:00 AM

Tags: Property Management, Condo Association Management, condo law, CCR, Bylaws, Condo Docs, Illinois, condo rules, Condo Act

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I am a member of an Illinois Condo Association with 227 condo units.  Pursuant to the ICPA, all records need to be kept in at the main condo association property management office.

If the condo association hires a property management company, would the main office be considered the office on the grounds of the condo association, or the main office of the property management company?

Illinois condo unit owner seeks clarity on defining 'common elements'

Posted on Wed, Dec 3, 2014 @ 08:00 AM

Tags: Documentation, Condo Association Management, condo law, CCR, Rules and Enforcement, Illinois, condo rules

Illinois Condo Association member wants clarity on common elements 120314 resized 600

I live in an Illinois Condo Association with 244 condo units. I would like to know if the railings around our balconies are considered ‘common elements’ or ‘limited common elements’. I’ve looked through all documents, declarations, ICPA, and Rules & Regulations and cannot find any mention of ‘limited common elements’.

Any assistance would be greatly appreciated!

Condo Association Board tables meeting minutes

Posted on Mon, Dec 1, 2014 @ 08:00 AM

Tags: Documentation, Condo Association Management, Boards, condo law, Bylaws, Rules and Enforcement, Condo Docs, Illinois, condo rules, Condo Act

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I am a member of an Illinois Condo Association, and have a question regarding Board meeting minutes.

If the minutes from a preceding Board meeting are tabled because they were not ready, what should be the protocol? When should they get read and/or approved?