Q. I am on the board of a midsize condominium building and a top floor unit has two leaks in the ceiling. It has been determined that the cause of the leaks is condensation around air-conditioning ducts due to improperly insulated duct work relating to the unit’s air-conditioning system. Each unit has its own air-conditioning […]
Residents Given 2 Weeks To Vacate Homes In Woodridge (IL)
Woodridge residents were recently given two weeks to vacate their homes, so the homeowners’ association can shut off the facility’s water until spring 2022 to avoid freezing pipes as crews continue to work to repair damage from an EF-3 tornado in June. Village officials recently announced that they are working with the relief fund, Woodridge […]
Woodridge Condo Owners Forced to Vacate for Months Due to Plumbing Issue (IL)
Some of the condos at Woodridge Country Club were impacted by last summer’s tornado and remain uninhabitable. But other condos suffered little to no damage and residents still live inside them. Read the entire article……………………………….
How to convert condos into apartments (IL)
Q: One by one, over the years, I have purchased all 11 of the units in my condominium association. I want to turn the condominium into an apartment building. What do I need to do? Read the Q&A………………………………
How residents of Fox Chase subdivision in St. Charles keep their neighborhood beautiful (IL)
It’s not that the city of St. Charles’ public works department can’t keep the median it owns in the Fox Chase subdivision in good shape. However, it is more than a half-mile long along Fox Chase Boulevard from Winners Cup Circle to Dunham Road. That’s a lot of trees and planting beds to maintain. Read […]
Ransomware attack exposed personal info of Hancock unit owners (IL)
A ransomware attack on a property management company in Chicago did not get ransom but exposed personal information about unit owners and prospective unit owners at John Hancock Center. Cancelled checks, credit reports, and loan documents were exposed in the attack that was first noticed by Sudler Property Management on October 31. Read the […]
Association president should vote on most issues (IL)
Q: The president of the board of our homeowners’ association does not vote on any matter or motion that comes before the board, except if there is a tie vote. She says she is not supposed to vote in general, and that the board president only votes to break a tie. Is this correct? Read […]
Condo association election draws much interest (IL)
Q: We have elections coming up for positions on our homeowners’ association board of directors. Several completed “Statement of Candidate Forms” were received and time stamped several minutes before the official filing start time. Read the Q&A………………………………..
Owners can vote to reject unusually high assessment (IL)
Q: The board of our condominium intends to levy a large special assessment to pay for a questionable roof repair. I say questionable, because many owners contend the roof actually needs to be replaced rather than patched, and the board has not retained an expert to inspect the roof and to make recommendations. Is an […]
Condo Adviser: Do you have a noisy neighbor? Here’s what your condo board can do (IL)
Q. I live in a high-rise building and the tenants in the unit above mine are very noisy in the early morning and past midnight many nights a week. I have complained to the management office regularly regarding these unreasonable noise disturbances and no action has been taken by the board of directors to address […]
Board can appoint, not remove, a member (IL)
Q: The board of our common interest community association appointed a person to fill a vacancy. The person who was appointed to the board turned out to be a complete “failure.” Because the board appointed this person, can the board now vote to remove this director from the board? Read the Q&A…………………………………..
Board needs to meet with commissions (IL)
Q: Read the Q&A………………………………..I am a member of our association’s architectural control commission. Owners submit architectural change requests to the commission. The commission reviews an owner’s submittals, speaks with the owner, and then makes a thoughtful recommendation to the board. The board frequently ignores the recommendations of the commission.
Condo Deconversions Will Continue in Chicagoland Area (IL)
If we consider that 2017 was the year that deconversion sales in Chicago began in earnest, we are now four years into the cycle. I’m frequently asked my opinion of how much longer this cycle will last, and what it will look like going forward. To me, that comes down mainly to supply and demand, […]
North Side Condo Building Residents Alarmed By Mail Thefts Apparently Committed Using A Master Key (IL)
One key fits all – and it’s a big problem for residents of a Chicago condo building where people keep having their mail stolen. As CBS 2 Political Investigator Dana Kozlov reported Wednesday night, thieves have been captured on surveillance video using a key that is supposed to be Post Office property only. Read the […]
Board can set up fund for miscellaneous purchases (IL)
Q: My condo board has a question for your column. With meetings every other month, my board recently experienced a conundrum. We diligently work toward taking all actions in open board meetings. We approved a purchase for our workout room. Pricing increased following the meeting, and the amount approved by the board was less than […]
‘Many Bubbles’ In Local Fountain Prompts Homeowner Complaints (IL)
Oswego police are investigating criminal damage to property at an Oswego fountain after someone put soap in it Saturday, causing “many bubbles.” Officers were called the Churchill Club subdivision, located off Wolf’s Crossing Road, around 11 a.m. for a complaint from the homeowners’ association who said an unknown person or group put soap in the […]
Illinois Condo Q & A
Q: The apartment building where I live is being converted to a condominium. Do I have a right to purchase my apartment? Read the Q&A…………………………………
Illinois Eviction Moratorium Ends: Impact for Community Associations
As of October 3, 2021, almost all of the State of Illinois restrictions, additional requirements, and especially the moratoriums against evicting owners which were in place have expired. Therefore, condominium, homeowner, and townhome community associations are now able to resume the collection of unpaid assessments as they did prior to the Covid-19 pandemic. Read the […]
Unit owners allowed to do some business at home (IL)
Q: The covenants for our association prohibit using units for a business purpose. One of the owners is a sales person who represents several different lines of clothing for different companies. He has created a corporation for this purpose and uses his unit as the registered office for the corporation. Is using the unit as […]
Board meeting vs. owners meeting (IL)
Q: What is the difference between a board meeting and an owners meeting of an association? Read the Q&A……………………………
Owners of leased units can not delegate liability to their tenants (IL)
Q: The declaration for our condominium requires owners to maintain their units in good order and repair. The grout in a shower of a unit has not been maintained, causing water to leak into a unit below. The association made a demand on the owner to repair the shower in his unit. The owner sent […]
A board may require keys for each unit (IL)
Q: The board of our condominium recently adopted a rule requiring all owners to provide the association with a copy of their unit key. The rationale for this is that there are frequent pipe leaks in the building that require immediate access to units when residents may not be home. Can the board impose this […]
Association may vote to reject lease to a felon (IL)
Q: My association has a right of first refusal on the sale or leasing of units. The board learned a proposed tenant of my unit, who is a friend of mine, is a felon resulting from residential burglary. The board was successful in obtaining the necessary unit owner vote to exercise its right of first […]
Board seeks to collect unpaid assessments (IL)
Q: We have a serious assessment delinquency issue in our association, and we are looking for ways to persuade owners to bring accounts current. Can our homeowner’s association report owners who have unpaid assessments to the credit reporting companies? Read the Q&A……………………………….
Condo Safety: What owners, buyers need to know in wake of FL building collapse (IL)
It’s been seven weeks since the partial collapse of the high rise in Surfside, Florida that killed 98 people. While devastation of that scale is extremely rare, condo boards everywhere are feeling more pressure to keep buildings safe. Read the entire article……………………………….
Belleville HOA continues fighting solar panels despite new Illinois law (IL)
A Belleville family thought they’d won their fight to keep their solar panels. Their homeowner’s association ordered them removed, but then a new Illinois law offered them more protection. It hasn’t stopped the HOA, however, from going after the homeowners. Read the entire article……………………………….
People may live in them, but infrastructure in 5 McHenry County subdivisions isn’t finished (IL)
Most people don’t move to a subdivision to live alone, but that’s what life has been like for Bob and Linda Murray, who have lived in the Woods of Stone Ridge subdivision outside Crystal Lake for the past 10 years after the neighborhood’s developer left it unfinished. Read the entire article……………………………….
New Illinois law makes it easier for HOA community members to install rooftop solar
Gov. JB Pritzker signed legislation protecting Illinoisians’ right to clean energy and access to solar power. A revision to the Homeowners’ Energy Policy Statement Act, HB 644 will guarantee homeowners’ rights to place solar on their home without major redesign requirements, while improving the timeline for approval by a homeowners’ association (HOA). Read the entire […]
New Murphy law keeps condo management local (IL)
Condominium boards will be allowed to require a majority of board members to live on site under a new law sponsored by State Senator Laura Murphy (D-Des Plaines). “When a condominium board is made up of off-site board members, residents’ needs may not be accurately represented,” Murphy said. “This legislation gives condominium associations the chance […]
Incomplete infrastructure could hinder completion of five McHenry County subdivisions (IL)
Most people don’t move to a subdivision to live alone, but that’s what life has been like for Bob and Linda Murray, who have lived in the Woods of Stone Ridge subdivision outside Crystal Lake for the past 10 years after the neighborhood’s developer left it unfinished. Read the entire article……………………………….
City sues condo tower garage over long-delayed repairs (IL)
The owners of a Chicago condo tower garage are facing a lawsuit by the city over long delays to repairs as scrutiny of condo buildings intensifies nationwide following the deadly collapse of the Champlain Towers building in Surfside, Florida. Read the entire article……………………………….
Florida Condo Collapse Fixes Attention On Design, Maintenance Standards (IL)
Following the collapse of a high-rise condo building in Florida, people across the country are asking questions about building safety. Illinois does not have a 40-year building re-certification requirement as Florida does, but experts said that should not matter. Read the entire article……………………………….
Newberry Plaza battle heads to court (IL)
After much conversation, bickering, and battling over the fate of about 10,000 square feet of commercial space, a group of residents at Newberry Plaza is taking their concerns to court. Individual members of the Newberry Plaza Condominium Association board of directors are officially being sued for breach of duty. Read the entire article……………………………….
After Florida Collapse, a Look at Condo Building Safety in Chicago
Crews are still working to locate residents who aren’t accounted for following the deadly collapse of a condo building in Surfside, Florida. The tragedy has prompted quick action in nearby cities, including the evacuation of a building in North Miami Beach, where the city manager says inspectors are working diligently to protect residents. Read […]
President improperly denied contract after vote (IL)
Q: A few months ago, one of our board members presented multiple proposals for a project. After heated discussion, one of the proposals was accepted by a 4 to 3 board vote. The president was one of the “no” votes, so he refused to sign the contract. The following month, the president brought the motion […]
What should your HOA be doing for building safety issues? (IL)
Also joining Anna is Gabriella Comstock, Partner, Keough & Moody, who talks about the Miami building collapse and the questions surrounding HOA’s. What should your HOA be doing for building safety issues and inspections? Listen to the interview……………………………………..
Roles of association officers
Q: Can you provide a description of the role of officers in homeowners associations? Read the Q&A………………………………
Fines can vary based on association rules (IL)
Q: The board of our association is revising the rules and the fine schedule. Should the rules specify the amount of the fine for a violation or simply leave it up to the board to decide? What is commonly done in this regard? Read the Q&A……………………………………..
Board should decide who keeps office keys (IL)
Q: Our self-managed association has an on-site office. Association books and records are stored in the office. After a hotly contested election where most of the board members were replaced, the former board members did not return their keys to the on-site office. The new board president had the lock changed on the office door, […]
‘Offensive’ display in Wilmette condo building prompts outrage (IL)
An anti-Semitic display in a north suburban condo building has prompted outrage among the community. A mannequin bearing the Star of David appears in the window of the first-floor condo. Neighbors in the area say they find the display offensive and want it removed. The mannequin’s designer says his work is being misinterpreted. Read the […]
No time limit for rules violation hearing (IL)
Q: The rules for our association provide that each rule violation hearing shall be no longer than 50 minutes. The fine for a violation of a rule is typically around $250. An owner in our association contends that the association has no authority to limit a rule violation hearing to 50 minutes. Do you know […]
The Law Q&A | Opening the door for condominium evictions (IL)
Can a condominium board of directors legally kick you out of possession of your condo for your failure to pay dues owed under the condo association’s bylaws or rules? It sure can. Read the Q&A…………………………………
Divided Western Springs Condo Group May Be Ready To Deal (IL)
Last summer, a Western Springs condo subdivision appeared ready to sign an agreement with the village for a drainage project. But then a few members of the condo association came forward to oppose the costs under the agreement. The project was derailed. Read the entire article……………………………….
Attorney represents board (IL)
Q: I am a unit owner in a condominium association. I sent the association’s lawyer a request for an opinion on an issue concerning the association. The attorney responded that she is unable to respond to owner inquiries, and that I should submit my issue to the board. As a member of the association, doesn’t […]
Condo Adviser: Who is responsible for water damage caused by a leak in another unit? (IL)
Q. I own a unit in a self-managed condominium association and experienced a second water leak from the unit above mine. The unit above belongs to the president of the association. After the first water incident, the association refused to fix and paint my drywall. What am I entitled to have addressed? Read the entire […]
Concord At Glen HOA Agrees To Let Beavers Be (IL)
The Concord at The Glen Homeowners Association issued a letter to residents Wednesday, April 21, saying, “the HOA Board has concluded that it will not capture and remove, or capture and relocate, the two juvenile beavers currently residing in the retention ponds.” Earlier this month, a plan by the homeowners association to use underwater traps […]
Residents of Glenview Subdivision Voice New Worries After Beaver Habitat Dismantled (IL)
Some suburban Glenview residents are voicing new concerns Friday, after the homeowner’s association at an area subdivision rejected the community group’s offer to help support local beavers, dismantling their den this week. Residents of the Concord at the Glen and other local community members have voiced concern about the unknown fate of the beavers, which […]
Maintenance worker should have a contract (IL)
Q: Our association is self-managed. The association uses a “handyman” to perform various services for the association. This person is paid on a per-job basis. It’s always been handled verbally and on a “handshake.” A newer board member is concerned about the lack of formality with this arrangement, and has suggested we need a written […]
Residents on balconies helped to safety amid Schaumburg condo fire; no injuries (IL)
No injuries were reported after a fire Friday night at the Bar Harbour Condominiums in Schaumburg. The fire at 101 Bar Harbour Road was first reported around 9 p.m., Schaumburg Deputy Fire Chief Dan Johnson said, on the fourth floor of a six-story building. Read the entire article……………………………….
Associations can enact fire pit regulations (IL)
Q: Because more people are entertaining themselves at home during the COVID era, many residents in our association have acquired portable fire pits they place on the patios outside of their units. Some seem dangerously close to the building. Can the board regulate the use of the fire pits? Read the Q&A……………………………………….