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O CTOBER 2019 | VOLUME 23 | NUMBER 3

©

THE SOURCE FOR INFORMATION ON COMMUNITY ASSOCIATIONS, CONDOS, TOWNHOMES, CO-OPS & HOAS

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5 TIPS TO HELP MAKE YOUR ASSOCIATION BETTER F E A T U R E S..

Your Community’s Reputation Matters THE “PAST DUE” PREDICAMENT:

PRACTICAL ADVICE ON COLLECTING UNPAID ASSESSMENTS DESPERATELY SEEKING CONFLICT

Understanding High Conflict Personalities BUDGET SEASON TIPS:

How to Cut Costs and Increase Your Reserves

TECHNOLOGY & NEIGHBORHOOD WATCH PROGRAMS NO PETS ALLOWED...

MUST AN ASSOCIATION ALLOW A SERVICE ANIMAL OF A NON-RESIDENT? 5 Things That Must Be Addressed in Your Association’s Social Media Policy SECTION 15 DECONVERSION SALES:

LEGAL CHALLENGES & LEGAL DUTIES OF THE BOARD OF DIRECTORS


No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

10.19

CONDO LIFESTYLES

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table of contents COVER STORY

03

5 Tips to Help Make Your Association Better by James A. Slowikowski, Esq.

BOARD BASICS

06 Your Community’s Reputation Matters by David Barnhart & Tom Taylor L E G A L U P D AT E

08 THE “PAST DUE” PREDICAMENT: Practical Advice on Collecting Unpaid Assessments by Adam T. Kahn, Esq. and Molly E. Mackey, Esq. S P E A C I A L F E AT U R E

11 DESPERATELY SEEKING CONFLICT Understanding High Conflict Personalities by Ken Bertolucci 13 Event Highlights 15 Industry Happenings Compiled by Michael C. Davids & Sherri Iandolo 20 From the Editor 21 Directory Advertisements S P E C I A L F E AT U R E

28 Technology & Neighborhood Watch Programs by Angela Duea M O N E Y M AT T E R S

32 BUDGET SEASON TIPS: How to Cut Costs and Increase Your Reserves By Salvatore Sciacca L E G A L U P D AT E

34 NO PETS ALLOWED... Must an Association Allow a Service Animal of a Non-Resident? by Karen L. Beverly L E G A L U P D AT E

36 5 Things That Must Be Addressed in Your Association’s Social Media Policy by David Savitt L E G A L U P D AT E

38 SECTION 15 DECONVERSION SALES: Legal Challenges & Legal Duties of the Board of Directors by Kelly Elmore

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No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


COVER STORY

by James A. Slowikowski, Esq. Dickler, Kahn, Slowikowski & Zavell, Ltd.

5 Tips to Help Make Your Association Better Everyone is familiar with the old saying that “there’s always room for improvement.” Have you ever sat back and wondered “Can we make our association better?” Sure you can! Here are some ideas to consider.

Be Proactive On Maintenance Programs and Repair Projects There will be a point in time where your association will have to replace most of the components of the property. This may be structural like roofs, siding, drives and parking lots, or it may be decorative things such as replacing carpets in hallways and lobbies. Every day everything ages just a little bit. Typically the cost and time involved with replacement is a driving force in putting off such projects until it is absolutely necessary.

During that time the property may not look as nice due to aging and wear and tear until the replacement is done. Your association can avoid looking shabby and probably save money if your board is proactive with maintenance and repairs. The board might consider implementing maintenance programs to perform certain maintenance on a regular basis. For instance, regularly caulking exterior areas of the building will help prevent water infiltration and deterioration. Those components will last longer. Painting more often, especially

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exterior painting, will not only keep the property looking nice but will likely extend the life of wood trim, siding, doors, etc. Sealing or seal coating asphalt paved areas keep them looking nice and may extend the time until a full replacement is needed. There may be regular maintenance you can do with your swimming pool and pool deck which may help slow down wear and tear. Similarly, do not put off repairs that are needed. Occasionally walk your property, or hire a professional, to look for signs that indicate something may be breaking down or wearing out. Perform the repairs right away. If something is in need of repair, the component or components around it are likely to deteriorate faster. Spalling concrete will deteriorate

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faster if not addressed, and will likely mean that you will have to replace more concrete than would have been necessary if repairs were performed sooner. Do not put off leaks in roofs or siding, it will cause wood rot or damage and increase your replacement costs later.

Perform A Reserve Study and Update It In connection with maintenance programs, you should perform advance planning

of the eventual replacement projects. The board should have long term plans for large projects such as replacement of roofs, siding, parking lots, driveways, lobby areas and other property. This will better prepare the board and the owners when the time for the project arrives. For this reason you should have a reserve study. An engineering or architectural firm will inspect the components of the property which are the responsibility of the association. They will determine when each compo-

nent will likely need to be replaced and the estimated cost at that future time. They will provide you with a detailed report. The reserve study report will provide the board an excellent guide to plan ahead and prepare budgets. The report will provide an estimate of how much money will be needed at that time, and how much money should be reserved each year to save enough funds for each project. It is recommended that the board adopt budgets in a manner to fund reserves according to the reserve study. That is the best way to make sure that your association will have the funds available for those future projects. Unfortunately many associations have “sticker shock” when they see the report’s estimates, which in many cases would significantly increase the assessments. As a result many associations do not fully fund their reserve account according to the reserve study. This potentially leads to underfunding the reserves needed. This in turn will mean that a large special assessment or a long term special assessment in connection with a bank loan may be needed for the larger projects when that time comes. Of course, special assessments often result in unhappy and disgruntled homeowners, which is never good for any community. A board that plans for its replacement projects in the long term may not face these issues. It is also important to keep the reserve study updated. Some components may age or deteriorate faster or slower than anticipated. Other conditions such as higher than expected use or a really bad winter may speed up the deterioration and require replacement sooner than previously anticipated. These will require adjustments to the report and the time schedule to save funds needed in the future.

Encourage Owner and Resident Input Although the board is responsible for operating the property, it is often a huge task. It is not possible to know everything that is happening. It is generally helpful to get input from owners and residents. Of course everyone has their own opinion and you can’t please all of the people all of time. Yet, many times others have good ideas the board has not thought of. Sometimes others have observed things at the property the board doesn’t see. Condominium associations are not required to have a session at the board

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No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


COVER STORY

meetings to take comments from owners, but it may be a good idea. You might consider having a “suggestion box” in a common area like a lobby, clubhouse, or management office. Then, the important thing is to follow up on that input. The board might also set up commissions or advisory committees comprised of owners that allows them to participate in the association operations. These things may let others feel that they have a voice in the community that they call home, and foster a friendly and active community.

Board Communication and Newsletters I have an association client that sends me its newsletter. I look forward to it every month, I feel like I am a part of their community. If you don’t already publish a newsletter your board should consider it. Today it can easily be done by e-mail. This is a good way to keep owners and residents updated and informed of current events, projects, and actions by the Board. Many owners do not attend the board meetings. How many times have you attended a board meeting where an owner shows up to

complain about a project or policy that is starting and says “we had no idea you were going to do this and now you suddenly drop this on us?” Yet the board had discussed it at open meetings for months! Newsletters are a good way to send out information, and the owners and residents may also feel like they know their neighbors just a little bit better when you talk about the community.

Curb Appeal Are there simple ways to improve curb appeal of the property? There may be simple, inexpensive things that can be done with landscaping. New or improved lighting may improve the appearance. Encourage residents not to litter and to clean up after pets. Sometimes additional street signs or address signs will help navigate the subdivision. Even simple changes that improve curb appeal not only makes the property attractive to others, but your owners and residents will feel good about where they live. Y

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It is recommended that the board adopt budgets in a manner to fund reserves according to the reserve study. That is the best way to make sure that your association will have the funds available for those future projects. Unfortunately many associations have “sticker shock” when they see the report's estimates, which in many cases would significantly increase the assessments. As a result many associations do not fully fund their reserve account according to the reserve study. This potentially leads to under funding the reserves needed. This in turn will mean that a large special assessment or a long term special assessment in connection with a bank loan may be needed for the larger projects when that time comes. Of course, special assessments often result in unhappy and disgruntled homeowners, which is never good for any community.

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by David Barnhart – The Habitat Company & Tom Taylor – Community Consultant

Your Community’s Reputation Matters In today’s increasingly hectic world of rapid mass communication, strong reputations are increasingly important and highly cherished. Personal, business and condominium/community association reputations impact our lives more and more. A long-held hope of many of us is to enjoy homeownership.

1. Actively encourage owners’ participation in community activities.

mong the important benefits are safety and security, comfort, pride and value in our home. A component of these benefits with a long-term impact is reputation. A wellrespected community enhances a quality lifestyle, embraces long-term financial planning and actively promotes stability.

3. Actively listen and respond with honesty and compassion. Never ignore.

A

Furthering a Positive Reputation One key to communities with strong positive reputations is a stable, forward thinking Board of Directors focused on current and far-reaching future needs. Years of good work can go toward earning respect and furthering a positive reputation for the community. Regrettably, in today’s

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world heavily influenced by social media, a reputation can tarnish very quickly. A contemporary Board may want to consider actions that reduce the probability of a tarnished reputation. For most communities, rebuilding a tarnished reputation is far more difficult than earning and maintaining a strong one. With stability and reputations in mind, many communities through their Board of Directors and members can initiate sound policies, practices and rules and regulations that encourage proper participation from knowledgeable and well-rounded members. Many communities with long-standing, well respected reputations:

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2. Build their community’s reputation with transparency, honesty and inclusivity.

4. Embrace and utilize technology. 5. Pro-actively communicate. 6. Consider fresh approaches and new ideas. 7. Solicit participation that reflects the diversity of the community. 8. Foster and engage in community developing activities such as informational programming for owners and residents and sponsorship of social events to strengthen the community. 9. Periodically review the Declaration, By-laws and Rules and Regulations with an eye towards consistency, contemporary standards and long-term community direction.

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BOARD BASICS

Amending the Declaration to allow

Newer formed communities coming through the control period of the developer and transitioned to a homeowner Board of Directors have opportunities to create stability and build strong reputations by adopting sound governance policies.

non-cumulative voting is an excellent consideration that often improves operations, long-term thinking and

Consider Direct Balloting Rule An infrequently used but available and valuable tool is provisions of the ICPA that encourages participation while reducing disruptive and damaging ramifications from angered and single-issue community members. The Act allows the Board to adopt rules that provide for (1) direct balloting rather that voting by proxies and (2) voting by secret ballot. The benefits are many. Direct balloting allows owners to submit ballots directly to a Board designee (typically, the managing agent) eliminating the use of proxies. The direct ballot is simpler, accurate and eliminates individuals from collecting proxies that may not be voted in the long-term interest of the community. Furthermore, secret balloting protects owners from harassment and embarrassing confrontations from owners who examine voting records. Owners vote with confidence. These rules must be created following the applicable provisions of the ICPA and enacted a minimum of 120 days before an Annual Meeting. Many communities, especially older ones, benefit from amending their Declarations to bring them into contemporary standards. Many Declarations are written allowing cumulative voting which gives owners (including proxy holders) the ability to vote multiple times for one candidate. To illustrate, an owner may cast five votes for one candidate rather than voting for five candidates. The adverse effect on a community is obvious. A few owners may influence an election to the detriment of the community and its reputation. Amending the Declaration to allow non-cumulative voting is an excellent consideration that often improves operations, longterm thinking and enhanced reputation.

enhanced reputation. fortably and share their thoughts. Interested community members who may have remained quiet in the past become encouraged to partici-

Amending a Declaration Amending a Declaration is time consuming and requires a majority vote of the Association’s members. Needed amendments to a Declaration typically are undertaken simultaneously rather than piecemeal to simplify the overall process. These rule changes and amendments to the Declaration may be met with skepticism and open hostility from members who see the changes as reducing their influence. The goal of taking these actions is to create a community where all members may speak freely and com-

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

Safe

pate in their association’s governance when they observe fair and equal participation from other interested community members. The result is an enhanced reputation envied by neighbors, potential buyers, business partners and other professionals. As important as the results are for the overall community, the real benefit to each community member is an enjoyable lifestyle in a safe and comfortable home where owners are active and productive participants. Y

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CONDO LIFESTYLES

by Adam T. Kahn, Esq. and Molly E. Mackey, Esq. Levenfeld Pearlstein, LLC

THE “PAST DUE” PREDICAMENT:

Practical Advice on Collecting Unpaid Assessments Monthly assessments are the lifeblood of condominium associations. These funds pay for the association’s ongoing expenses, (such as fees for management and other professionals, costs for maintaining the building, etc.), as well as any capital improvements. They also fund the association’s reserves. Without payment of monthly assessments by unit owners, associations simply could not function.

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nit owners who fail to pay their monthly assessments, whether due to economic hardship or otherwise, put their association in a bind and the other unit owners will be left to pick up the slack to meet the association’s ongoing financial obligations. Collection issues are further complicated by the fact that financial issues among neighbors can be delicate and uncomfortable. That said, the bottom line is that boards have a fiduciary obligation to ensure that monthly assessments are paid in full and on time.

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Since delinquencies pose a threat to the operating of an association, the question facing boards of directors is: what can an association do to protect the association’s interests in the event that a unit owner fails or refuses to pay their monthly assessments? The following steps are a general outline to assist boards to effectively handle assessment delinquencies and protect the association’s financial interests:

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1. Keep Track of Delinquencies: The first step to prevent delinquencies from spiraling out of control is to keep track of all assessment payments. Monthly ledgers that accurately show the amount due should be sent to all unit owners on a monthly basis to promote complete and on-time payment. It is customary for management (if the association is professionally managed) to send monthly ledgers by (or before) the first of the month, and some managing agents offer electronic payment and “auto-pay” options to make payment more convenient. Accurate ledgers are also essential should legal action to collect the outstanding assessments become necessary (see #3 on next page). Tip: Be sure to maintain up-to-date contact information for any unit owners who live offsite so that they can be notified of an assessment increase, special assessment, or delinquency.

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L E G A L U P D AT E

2. Impose Late Fees. In order to incentivize ontime payment, it is customary for associations to impose reasonable fees for late assessment payments (e.g., $50 per month), which are usually spelled out in the association’s rules and regulations. Once accrued, late fees should be added to the monthly ledger for the unit.

4. Enforcement of the Order. Under Illinois law, two separate legal remedies are available to associations for unpaid assessments, both of which are discussed below: a. Collect on the Money Judgment. If the personal service of the collection lawsuit is obtained on the unit owner, the association can seek a money judgment against the unit owner in the amount of the delinquency.

Tip: any late fees imposed by management (as opposed to the association) must be expressly included in the management contract.

3. Engage Legal Counsel to Initiate a Collection /Eviction Action. If delinquencies remain unpaid for a certain period of time, the next step is to involve the association’s legal counsel to initiate a collection/eviction action. Best practice is to turn accounts over to the association’s legal counsel once they are 60 days past due; however, the association’s governing documents should be reviewed to ensure that they do not provide for a different timeframe. Allowing additional time to make payment on past-due assessments before turning the matter over to the association’s legal counsel is generally not recommended, as delinquencies may continue to grow, and formal collection proceedings can take months to complete.

The first step in commencing a collec-

Tip: Once a money judgment is obtained, the association can seek to garnish the unit owner’s wages (assuming the unit owner is gainfully employed) to collect on the outstanding judgment.

b. Lease the Unit. In addition to a money judgment, the association may obtain an order of possession allowing the association to lease the unit and apply the rent to pay down the outstanding balance. This remedy is available regardless of whether the unit owner is served personally or via posting and gives the association the right to possess (but not own) the unit to lease it out. The lease can be for a term of up to 13 months and must commence within 8 months after the 60 day stay for the possession order expires. (Note: per Illinois law, condominium unit eviction orders are automatically stayed for 60 days from the date of entry; after the stay expires, the order must be placed with

tion/ eviction action is to issue a formal 30day demand letter stating the amount of the delinquency. Once the 30-day demand period expires and if the unit owner has not paid the outstanding balance, a complaint may be filed against the unit owner seeking an eviction order and money judgment in the amount of the delinquency. Tip: The Illinois Condominium Property Act creates an automatic lien on a unit in favor of the association for any unpaid assessments and provides that any attorneys’ fees incurred by the association to collect delinquent assessments can (and should) be billed back to the delinquent unit owner.

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the Sheriff for eviction.) Thereafter, the association may, with the permission of the court in each instance, renew the lease for additional 13-month terms. Tip: It is strongly recommended that any such lease be prepared and / or reviewed by the association’s counsel to ensure that it is proper and adheres to the requirements for leases entered into pursuant to an order of possession.

The above remedies are in addition to (and not in lieu of) the automatic lien for unpaid assessments (see #3 on previous page). 5. Watch for Foreclosures. If a unit owner fails to pay their monthly assessments, they may have also fallen behind on their mortgage payments. Associations should monitor foreclosure actions, and in the event a unit is sold at a foreclosure sale, seek payment of the outstanding assessments from the new owner. If a unit is sold at foreclosure auction or transferred to the lender to satisfy the outstanding debt (a “deed in lieu of foreclosure”), the lender will only be required to pay the assessments going forward. So long as the lender meets its obligations to pay the assessments following the foreclosure/deed in lieu, if the lender subsequently sells the unit to a third party, the third party will only be responsible

By acting diligently to collect unpaid

and if so, what that deadline is. Accordingly, best practice is to monitor payments and aggressively pursue available remedies if payment is not made in a reasonably timely manner.

assessments, the board not only fulfills its fiduciary obligation to protect both the financial health and interests of the association and all unit owners, but also sends a message that nonpayment will not be tolerated and that all unit owners will be held to the same standard of meeting their financial obligations to the association. for paying the 6 months’ worth of assessments immediately preceding the foreclosure/deed in lieu, and the remaining balance is wiped out. Tip: Courts are split as to whether there is a deadline/timeliness requirement for lenders to pay the assessments following a foreclosure/deed in lieu in order to have the remaining balance (i.e., anything beyond 6 months’ worth of assessments) wiped out,

While assessment collection issues pose a difficult challenge to condominium boards and threaten the financial well-being of associations, the steps outlined above can help effectively address the issue, protect the financial interests of the association and the investment of unit owners. By acting diligently to collect unpaid assessments, the board not only fulfills its fiduciary obligation to protect both the financial health and interests of the association and all unit owners, but also sends a message that non-payment will not be tolerated and that all unit owners will be held to the same standard of meeting their financial obligations to the association. The above recommendations are intended to highlight common strategies for effectively handling delinquencies but are not an exhaustive list of all available remedies. Y

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No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


S P E C I A L F E AT U R E

by Ken Bertolucci - NS Management

DESPERATELY SEEKING CONFLICT

Understanding High Conflict Personalities If you interact with 20 people in a business day, 19 may be pleasant encounters. But if just one is extremely disagreeable, that interaction will probably stick in your mind. You may replay it over and over throughout the day, while you think of the clever replies you wish you had said at the time. At worst, the encounter may gnaw on you after working hours and even disturb your sleep.

I

t’s fair to say that you have allowed that person to take up space in your mind. And as a Community Association Manager, it should disturb you even more that they’re not even paying a fee for the precious real estate in your head.

The High Conflict Personality When I started as a new community manager dealing with homeowner issues, I was surprised to discover that some people

didn’t seem to want a peaceful resolution. Instead, they appeared to enjoy conflict and try to increase or prolong it. Any attempt to bring the matter to a close brought resistance and caused them to raise new issues. Bill Eddy, a licensed professional as both a therapist and attorney, observed this phenomenon when dealing with such individuals in workplace or family disputes. He came to understand that it was not the pressure of the current issue at hand that would cause their

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extreme behavior, but that these personalities created conflict no matter what the circumstances. To gain a better understanding of this behavior, he engaged in a detailed study of these types, whom he termed High Conflict Personalities (HCP). As a result of his observations, Mr. Eddy devised a process to get control back from HCP’s during a difficult encounter, and contain their destructive actions. But first, he found, you must accept that you cannot change their conduct or even help them gain insight on their unproductive behavior. Their patterns are imbedded, unconscious and automatic. Again, the key word with HCP’s is containment, not rehabilitation. If you expect them to suddenly see the light and repent from the error of their ways, like Jake in the Blues Brothers movie, you will be disappointed.

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How Should You Respond? Instead, Bill Eddy advises you to use a B.I.F.F.* response: brief, informative, friendly, and firm.

» Brief / reply briefly and succinctly. You

don’t want to get in a dialog with the HCP, since any extra commentary only adds to the probability of an angry response and provides fuel to take the conversation off track.

» Informative / Simply reply to the question, correct the inaccurate statement, or state your policy firmly with no unnecessary elaboration. The main reason you are responding is to correct their erroneous statements or expectations. Focus on the facts and the accurate statements you want to make instead of the inaccurate statements the other person made.

» Friendly / Using a friendly response will

increase your chances of bringing the matter to a close (i.e. beginning with “thank you for contacting us”). At least be neutral – no sarcasm, threats, and personal remarks about the other person, no matter how unreasonable they are being. Don’t let them bait you into responding emotionally, or give them a reason to get defensive and keep leveling new accusations.

» Firm / After you have conveyed your

information, then close the discussion. Sound confident and don’t ask for more information. Mr. Eddy advises that in cases where you need a response to a specific question, phrase it as a “yes or no” question and ask for a response by a certain date and time.

Not Every Irate Person is a HCP It is important to remember that not all difficult people are high conflict personalities (HCP). You need to make a distinction between an HCP and someone who may be truly upset about the matter at hand, but are willing to work with you cooperatively. If you respond with understanding and helpful guidance and the other party is receptive, you can provide excellent service and perhaps even improve the relationship. But if you find yourself dealing with an HCP, you now have a roadmap. By following it, you may even be able to evict them from that rent-free space in your head. Y *For more information on BIFF Responses, see Bill Eddy’s book BIFF: Quick Responses to High Conflict People, Their Personal Attacks, Hostile Email and Social Media Meltdowns.

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No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


EVENT HIGHLIGHTS

J U LY 1 2 , 2 0 1 9

MCD Golf & Bocce Invitational at Eaglewood Resort The 24th annual MCD Golf & Bocce Invitational was held on July 12, 2019 at Eaglewood Resort in Itasca. Over 200 participants played golf or bocce and enjoyed industry networking at a special reception. Major sponsors of the event were Suburban Elevator, LMC Construction, Dickler Kahn Slowikowski & Zavell, Ltd., Xfinity Communities. Alliance Association Bank, Inside Out Painting, MI Construction & Roofing, American Building Contractors, RealManage, Contech, Semmer Landscape, Property Specialists, Inland Bank & Trust, CertaPro Painters Northshore, Belfor Property Restoration, CertaPro Painters of Aurora, Emergency Construction Group & Home Depot Pro.

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Advanced Registration is Required.

2 0 1 9 S TAT E O F T H E I N D U S T R Y S E M I N A R 11:00AM - 3:00PM | December 12, 2019 | Chicago Cultural Center | Call 630-202-3006 for more information

CondoLifestyles

®

~ S C H E D U L E / A G E N D A ~

» 11:00 am – Registration & Visit Information Tables » 11:30 am – Luncheon, Announcements & Legal Updates • Introduce 2020 MCD Media Advisory Board Members • Community Association Legal & Case Study Update (Service Animals, Cannibas Act, Disclosing Anticipated Expenses, Board Obligations for Closed Sessions, Manager Licensing update & more) F E AT U R E D S P E A K E R :

Gabriella Comstock - Keough & Moody, P.C.

» 1:15 pm – Hot Topics, Trends & Challenges: • MANAGING CAPITAL PROJECTS: - Mechanical Systems, Energy Efficiency, Riser Replacements, Windows & Roofing • Funding & Financing Capital Projects • Condo De-Conversions (what to do if you are approached) • RFP's & Contracts • Property Tax Appeals, Property Values & Assessments • Technology & Communication • Chicago Ordinance Update - Dealing with Difficult People & Boards Panel Discussion Participants:

Table Discussion Topics & Information Tables include: » Chicago Police Department / William Townsell » Chicago Fire Department » Bulk TV, Internet Technology & Community Associations Andy Schnack - XFINITY Communities » Fire Detection & Signaling Rocco Bartucci - Contech MSI Co. » Energy Usage, Efficiency & Purchasing Calvin Cornish - Nania Energy Advisors » Exterior Building Restoration & Maintenance Jarrell Johnson - Kellermeyer Godfrydt Hart, PC » Fire Safety & Protection, Automatic Fire Sprinklers Erik Hoffer - Northern Illinois Fire Sprinkler Advisory Board » FAQ’s of Bulk Energy Purchasing Vickie Farina - Centerpoint Energy » Property Tax Appeals Ed Wittenstein - Worsek & Vihon, LLP » Quality & Painting Projects Ron Muldoon - CertaPro Painters Northshore » Windows & Door Replacement Phil Mariotti -Woodland Windows & Doors » Fire & Water Restoration, Mold Remediation Rick Brouwer - Brouwer Brothers Services » MEPFP Engineering & Capital Planning Matt Swanson - Elara Engineering » Legal Q & A

Hand-Outs & Resources will be provided on the following topics: Renters, Pets & Parking, Board Training, Security, Waste Management, Green Building Technologies, Budgeting & Financial Management, Reserve & Transition Studies, and Managing Capital Improvements Additional topics may be added.

2019 State-of-the-Industry Committee David Barnhart & Shruti Kumar - The Habitat Company Tony Briskovic - Chicagoland Community Management

Brian Butler - FirstService Residential Michael Bonick - Kellermeyer Godfryt Hart, P.C. Howard Dakoff - Levenfeld Pearlstein LLC Matt Panush - Worsek & Vihon, LLP Tax Attorneys Mike Powers - Klein and Hoffman Adam Sanders - Elara Engineering Peter Santangelo - Wintrust Community Advantage The Chicago Cultural Center is located at 78 East Washington. An MCD registration table will be located outside the Washington & Garland rooms on the fifth floor. Use elevators in South lobby.

Luncheon Seating is limited to the first 140 registrants.

» Developers » Realtors & Realty Professionals » Colleagues & Contractors » Government Officials & Employees Timing -Structure This event is intended to be structured to accommodate various levels of expertise as well as different types of interests in community associations. It is also intended to be flexible to meet time and schedule concerns. We are pleased to accommodate you in this regard. Contact our office to make customized arrangements. Why Should You Attend? » To gain valuable, practical insight on how to deal with special issues of Community Associations » Identify resources needed to help your association(s) solve current challenges that your association(s) is facing » Meet and greet Condo Lifestyles Advisory Board members and other industry experts » To better understand government regulations regarding community associations » To contribute and share your ideas and input in an effort to improve standards in the field of community associations What Should you bring? Your questions. We will provide you with a bag full of paper, pens, and several other items you can use at the program, home or office.

Tairre Dever-Sutton - Tairre Management Michael Donnell, Marla Jackson & Bill Southall FirstService Residential Natalie Drapac & Molly Trogdon - Community Specialists Gail Filkowski - First Community Management Tom Skweres - ACM Community Management

MODERATOR :

Who Should Attend? » Community Association Board & Committee Members » Property Managers

William Townsell - Chicago Police Dept.

Buildings & Environments Chicagoland

CondoLifestyles

®

Derek Wilkinson - Associa Chicagoland

We welcome you to join us! Please complete the form and return to our office. If you will attend the seminar, return the registration information with your payment. Seminar (per person) Cost is $125.00 for professional property manager, $175 for colleague or vendor, $150 per additional person from same firm. Qualified Community Association Volunteers are $40.00 per person (includes luncheon, seminars, handouts and other resources to be provided). MCD Media, 935 Curtiss, Suite 1A, Downers Grove, IL 60515, Phone: 630-202-3006 or Fax: 630.932.5553 email: mdavids@condolifestyles.net

No. of CA units you are involved with as a:

No. of CA properties you are involved with as a:

DEVELOPER; __________

DEVELOPER; __________

MANAGER; ____________

MANAGER; ____________

REALTOR; ____________ COLLEAGUE/ CONTRACTOR; ________

REALTOR; ____________ COLLEAGUE/ CONTRACTOR; ________

DIRECTOR ____________

DIRECTOR ____________

UNIT OWNER __________

UNIT OWNER __________

NAME(S) List additional names on back or seperate sheet

NUMBER OF PROFESSIONAL GUESTS @________________________ = $ __________________ NUMBER OF VOLUNTEER GUESTS @________________________ = $ __________________

ASSOCIATION/COMPANY

ADDRESS

E-MAIL

PHONE

VISA/MC#

EXPIRATION DATE

T O T A L = $ __________________ CVV CODE


INDUSTRY HAPPENINGS

Wintrust Community Advantage

I N D U S T RY H A P P E N I N G S

Wintrust Financial CEO Edward Wehmer keeps talking about how small Chicago-area banks looking for a buyer are lined up like planes in the air over O’Hare. Another one has landed. Rosemont-based Wintrust has agreed to purchase the parent of Countryside Bank, a $594 million-asset lender serving mainly the outer suburbs south and west of Chicago. The deal came a little over a month after Wintrust agreed to buy the parent of STC Capital Bank in far west suburban St. Charles. Wintrust is paying $91 million in cash and stock for the franchise. That’s 1.7 times the book value of Countryside’s parent—on the upper end of multiples being paid for community banks right now. Countryside and STC combined will add $877 million in assets to a Wintrust balance sheet that’s grown to $33.6 billion and made it the largest locally based commercial bank in the area. Countryside Bank’s branches serve mainly the southwest suburbs, largely places Wintrust isn’t in currently. In the 60525 zip code that includes Countryside, the village’s namesake bank had $285 million in deposits as of June 30, 2018, 17 percent of the market. It essentially is tied with JPMorgan Chase and fellow community lender FNBC Bank & Trust for the lead market share there. In addition to Countryside, it's located in Burbank, Darien, Homer Glen, Oak Brook and the north side of Chicago. Deal-making is picking up in Chicago’s banking market. In addition to active bank acquirers Wintrust and Chicago-based First Midwest and Byline Bank, credit unions suddenly have become an important buyer of community banks. Deals for community banks in Woodstock, Chicago and Arlington Heights have been announced by three separate credit unions in just the last nine months.

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

Altus Legal, LLC. Kristofer D. Kasten Esq. has joined Altus Legal LLC, Condo & HOA Law, as Senior Legal Counsel, further enhancing the firm’s ability to assist Illinois community associations. Altus founder, Nicholas Bartzen stated, “I’m thrilled Kris chose Altus as the firm where he’ll continue to build his growing practice.” For over a decade, Kasten has assisted community association boards (condos, HOAs, co-ops, townhomes, and single-family HOAs) understand legal issues, including transactional gover- Y Pictured here is Kristofer D. Kasten nance, enforcement, and litigation matters. When asked to describe his practice mission in three words, Kasten responded: “responsiveness; thoughtfulness; and integrity.” Kasten is a member of the Community Association Institute Legislation Action Committee (ILAC), the Community Association Institute-Illinois Chapter (CAI-IL) magazine committee, and serves as the legislative liaison and executive committee member of the Chicago Bar Association Real Property Condominium Law Subcommittee. Kasten has also served on the Association of Condominium, Townhomes and Homeowners Associations (ACTHA) legislative committee, which also addresses legislation affecting Illinois community association. He is also the proud recipient of the CAI Illinois Chapter’s Rising Star Award (2013).

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INDUSTRY HAPPENINGS

Condo Lifestyles State of the Industry

I N D U S T RY H A P P E N I N G S

FirstService Residential

The 24th annual Condo Lifestyles State of the Industry program will be held on Thursday December 12th, 2019 at the Chicago Cultural Center. The event features a luncheon, educational seminar and information tables. A legal update presentation will be provided by Gabriella Comstock of Keough & Moody and a panel discussion with a Q & A session as well as information tables featuring industry experts will also be provided. Topics to be discussed include Service Animals, Section 15 Deconversions, Managing Resident Expectations During Capital Projects, Funding & Financing Capital Projects, Dealing with Difficult Residents/Boards, Property Tax Appeals, Property Values & Assessments, RFP's & Contracts, Managing Business Relationships, Technology and Communication. For more information visit www.condolifestyles.net or call 630-932-5551.

FirstService Residential donated the proceeds from its 9th annual Vendor Expo to Ann & Robert H. Lurie Children’s Hospital of Chicago. The expo, held on September 6th, 2019 at Drury Lane in Oak Brook Terrace, brought over 300 property managers from FirstService Residential together with trusted service providers and experts from the property management industry. Allowing those property managers from condominium, townhome, and homeowner associations the opportunity to discuss their properties Y Shown here are Robert Meyer & Tycee Hightower of FirstService needs for the upcoming 2020 BudgResidential,Rachel Mayhew - Lurie's Children's Hospital and ets and Capital Projects. Asa Sherwood of FirstService Residential Illinois Robert Meyer, Tycee Hightower significant impact on the well-being of children and and Asa Sherwood of FirstService Residential Illinois families in Chicago for over 130 years.” presented a check for over $25,000 to Lurie Children’s “Support for Lurie Children’s mission by companies like Hospital at the event. FirstService Residential propels advances in research “The proceeds of our Vendor Expo are donated each and care, trains new generations of specialists and alyear to an organization whose values closely align with lows us to advocate for the most vulnerable members our own, such as being genuinely helpful, doing what’s of our community,” remarked Grant Stirling, PhD, Exright and building great relationships. These are just a ecutive Vice President and Chief Development Officer few of the tenets at the heart of everything we do,” of Lurie Children’s Foundation. “We thank FSR for your said Asa Sherwood, President. “We are honored to suppartnership in creating a healthier future for children.” port Lurie Children’s, an organization that has had a

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

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CONDO LIFESTYLES

I N D U S T RY H A P P E N I N G S

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Keough & Moody, P.C.

Waldman Engineering Consultants Waldman Engineering Consultants’ is pleased to announce the addition of two new associates. Karen Mollberg and Rye Waldman joined the team in the spring of this year. Karen joins WEC as our new General Manager. She is a licensed Real Estate Broker with 16 years of Property Management experience in managing/leasing a variety of luxury apartment style communities. She also has many years of experience in the customer service/relations industries and is skilled in overseeing and ensuring that day to day operations are completed and results are being attained. Karen has a wealth of knowledge in many areas including, tenant, property, vendor, renovation, maintenance, and retention management. She is results oriented and extremely organized with attention to detail. Rye Waldman joined WEC in 2019 as the Director of Engineering and Building Research. He is a 2007 graduate of the University of Illinois at Urbana-Champaign with a B.S. degree in Engineering Mechanics. In 2014 he earned a Ph.D. in Engineering Science from Brown University. Rye also completed a postdoctoral appointment at Iowa State University working in the ISU Icing Research Tunnel laboratory. He has spent his career devising, building, and performing laboratory experiments using state-ofthe-art automation and data acquisition systems, syn-

18

CONDO LIFESTYLES

Y Karen Mollberg

Y Rye Waldman

chronous high-speed imaging systems, high-energy laser systems, computer vision systems, and custom electronics and embedded systems. He has authored papers in peer-reviewed scientific journals published by The Royal Society, Springer, Elsevier, and the American Institute of Aeronautics and Astronautics, and has authored and presented numerous technical papers at scientific conferences. Rye’s experience includes a myriad of multidisciplinary topics spanning hyperelastic materials to mammalian ecology, electrooptics to vortex dynamics, and aerodynamics to surface chemistry; hence, he has a fundamental background that ranges from incomprehensible fluid dynamics to unnecessarily large HVAC systems.

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Keough & Moody, P.C. is excited to announce the elevation of Gabriella Comstock to principal of the law firm.  For 23 years Gabriella has been providing legal counsel to condominiums and community associations in the Chicagoland area. Y Gabriella Comstock Currently she is the co-chair of the Chicago Bar Association’s Real Property Law, Condominium Subcommittee and a member of the prestigious College of Community Association Lawyers.  From our offices in Chicago and Naperville, Gabriella will continue to provide superb legal advice to our association clients, including corporate counsel, litigation solutions and contractual services.

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019Š.


INDUSTRY HAPPENINGS

îœ

RealManage

I N D U S T RY H A P P E N I N G S

ABOMA ABOMA recently held their All-Star Event on Thursday, September 12, 2019 at the Chicago Sports Museum located at 835 N. Michigan Avenue, Chicago. Over 100 managers and supplier members of ABOMA enjoyed food stations, high-tech interactive experiences and unique sports memorabilia. The ABOMA 82nd Annual Meeting, will be held at The University Club of Chicago, on Friday, December 6th, 2019. For more information visit www.aboma.com

Y Shown here (from L to R) are Rick Brouwer Brouwer Bros. Steamatic, Corinne Billingsley Reserve Advisors, Shruti Kumar - The Habitat Company, Vickie Farina - Centerpoint Energy and Brian Kelly - Community Specialists.

RealManage held their annual Octoberfest event on Friday September 20, 2019. Over 150 people attend the event that was held at BallyDoyle Irish Pub in Aurora, IL. Proceeds in the amount of over $10,000 from the event were donated to the Bike Bald Group, which is a 501(c)(3) non-pro-fit organization 100% operated by all volunteers who are committed to enriching the lives of children affected by cancer and rare illness through various programs they can enjoy. Bike Bald Group is located in Oswego, Illinois and founded by a multiple time cancer survivor.

Y Shown here (LtoR) is Brian Bernadoni -Aurelius Public Affairs and Public Policy, Bill O'Leary Community Specialists, Bob Wiggs - ABOMA and Tom Skweres - ACM Community Management

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019Š.

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Y Pictured here is Sheila Byrne of the Habitat Company and current ABOMA President welcoming attendees of the event.

CONDO LIFESTYLES

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CONDO LIFESTYLES

From the Editor

M

any people claim autumn as their favorite season. Typically, the fall season offers beautiful colored landscapes, mild temperatures to enjoy, bountiful harvests and a time

to pause and give thanks for all that we have. Fall is also the time for planning &

CondoLifestyles

®

OCTOBER 2019 | VOLUME 23 | NUMBER 3 Editor & Publisher Michael C. Davids Vice President Sherri Iandolo Art Director Rick Dykhuis Special Events Coordinator Mary Knoll Contributing Writers Pamela Dittmer McKuen, Jim Fizzell, David Mack, and Cathy Walker Circulation Arlene Wold Administration Cindy Jacob and Carol Iandolo

Y Mike Davids

budgeting for next year, elections of all types, and wrapping up outdoor projects. Of course before the season is actually over, we will be bombarded with holiday events and activities while colder temperatures begin to take hold. Your plans and budgeting efforts are generally done with an eye toward making your community better. Our cover story offers some outstanding tips and suggestions on ways you can improve your association. Maintenance, repair, restoration and special projects are common ways to improve your property. Gaining resident input on priorities for your projects and then communicating effectively the projects that are being undertaken are very important to the success or perceived success of your projects. Our second story also provides some great insight on how to improve your community as well as how to further a positive reputation for your association. This article discusses a variety of qualities that impact your community’s reputation ranging from transparency, honesty, participation, voting and inclusivity. Another thing that can dramatically affect your association’s reputation is social media. We have a related article in this issue that lays out critical things that must be addressed in your association’s social media policy. This is the time of year that budgets for next year are prepared so we have provided an article on this topic in our Money Matters column. Current economic conditions continue to be favorable for most. However, financial planning and budgets are essential to the success of every association. Our budget article in this edition focuses on ways to reduce expenses and build your capital reserve account. Another article related to financial planning and budgets in this issue offers practical advice on collecting past due assessments.

Condo Lifestyles Magazine is published quarterly by MCD Media, a wholly owned subsidiary MCD Marketing Associates, Inc. For editorial, advertising and subscription information contact: 935 Curtiss Street, Suite 1A, Downers Grove, IL 60515. 630-932-5551 or 630-202-3006.

Dealing with difficult people is a common challenge for all of us and conflict can be amplified within the close quarters of community living. Inside this issue is an article that outlines some helpful ways to handle situations with those who are “High Conflict Personalities.”

Circulation: Condo Lifestyles is available for a single issue price of $8.95 or at a $30.00 annual subscription. Distribution is direct mailing and delivery direct through authorized distributors to over 5,000 officers and directors of Common Interest Communities, 800 property managers, 400 realtors, 400 developers and 400 public officials. Total Circulation is 9,500.

your residents must be accommodated and legal challenges for boards faced with Section 15 De-Conversion issues.

Condo Lifestyles attempts to provide its readership with a wide range of information on community associations, and when appropriate, differing opinions on community association issues. All material herein is copyrighted 2019. No part of the publication may be reproduced whatsoever without written consent from the publisher. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is issued with the understanding that the publisher is not engaged in rendering legal or accounting services. If legal advice is required, services should be sought. Advertisers assume liability for all content of advertisements printed, and also assume personal liability for any claims arising therefrom against the publisher relating to advertising content. The publisher and editors reserve the right to reject advertising or editorial deemed inappropriate for the publication.

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Legal update topics that are covered in this edition include whether service animals that belong to the guests of

Our regular Industry Happenings and Event Highlight columns can also be found in this issue. STATE OF THE INDUSTRY PROGRAM ON DECEMBER 12 Taking time to review important issues and identify those that will require significant attention in the coming year is the main purpose of our annual Condo Lifestyles State of the Industry program. Issues related to legislation, legal, and capital improvement projects will again dominate our presentations, discussions and resources that are made available on December 12 at the Chicago Cultural Center. A legal and case law update will be provided and a panel of experts will discuss a variety of key topics facing community associations. We also recognize members of our magazine advisory boards at this program. You can find more information on this event on page 14 or at www.condolifestyles.net. Special thanks to the companies, associations and groups that are Authorized Distributors of Condo Lifestyles. Those of you who are not current subscribers can find subscription information on our website at www.condolifestyles.net. Please enjoy the upcoming holiday season. We encourage you to take this opportunity to make your association and your community all it can be. If you have an idea that would benefit other Community Associations, a success story to share, or some advice on how to avoid a problem or failure, please send us an e-mail (mdavids@condolifestyles.net) Y

Michael C. Davids Editor and Publisher

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No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


SERVICE DIRECTORY

ACCOUNTANTS

ARCHITECTS/ENGINEERS

ATTORNEYS

CANTEY ASSOCIATES, CPA’S (630) 681-9400

RICHARD M. FINK, JR. (847) 802-9197

CERVANTES, CHATT & PRINCE, P.C. (630) 326-4930 ext 202

ANNUAL ACCOUNTING SERVICES: Audits Reviews Compilations / Income Taxes MONTHLY SERVICES: Collection of Assessments Paying of Bills Monthly Financial Statements www.canteycpa.com

CONDO CPA (630) 832-2222 EXT 113 Contact Brad Schneider • Brad@CondoCPA.com

CERTIFIED PUBLIC ACCOUNTANTS Accounting Solutions for Management Companies & Self-Managed Associations Audit & Accounting Services Income Tax Reduction & Planning

CUKIERSKI & COCHRANE, LLC CERTIFIED PUBLIC ACCOUNTANTS

(847) 496-7180

A full-service accounting firm specializing in the unique needs of homeowners’ associations. www.ckwcpa.com

PBG FINANCIAL SERVICES LTD (847) 291-1400 EXT 353 Contact: Steve Silberman, CPA E-Mail: SSilberman@pbgltd.com www.pbgltd.com

ARCHITECTS/ENGINEERS BTL ARCHITECTS, INC. (312) 342-1858 Bringing Buildings Back to Life Contact Delph Gustitius www.btlarchitects.com

BUILDING TECHNOLOGY CONSULTANTS, INC. (847) 454-8800 Experts in Evaluating and Solving Building Problems ROOFING I WATERPROOFING | FACADES I PARKING GARAGES WINDOWS I RESERVE STUDIES I TRANSITION STUDIES info@btc.expert

KLEIN AND HOFFMAN (312) 251-1900 Architectural & Structural Engineering Solutions www.kleinandhoffman.com

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

“We Specialize in Emergency Repairs” Architects • Research • Engineering Specifications • Reserve Studies Dick@RichardMFink.com

"Matching Legal Solutions to Real World Problems" Contact: Bob Prince www.ccpchicago.com

ENGINEERING SUPPORT SERVICES 630-904-9100

DICKLER, KAHN, SLOWIKOWSKI & ZAVELL, LTD. (847) 593-5595

Construction Specifications Roof Evaluations Forensic Engineering Project Management Contact Greg Lason, P.E. www.engineeringsupportservice.com

Attorneys & Counselors www.dicklerlaw.com

FULLETT SWANSON, P.C. (847) 259-5100 www.frapc.com

FULL CIRCLE ARCHITECTS, LLC (847) 432-7114

KEOUGH & MOODY, P.C. (630) 369-2700

Daniel Baigelman, AIA dan@fullcirclearchitects.com Capital Improvements • Reserve Studies Engineering Reports www.fullcirclearchitects.com

Legal Representation for Community Associations www.kmlegal.com

LAW OFFICES OF KEAY & COSTELLO (630) 690-6446

KELLERMEYER GODFRYT & HART, P.C. (847) 318-0033

pcostello@keaycostello.com www.keaycostello.com

Investigations and Repair Documents for: Exterior Walls, Windows, Roofs, and Parking Garages Condition Surveys and Reserve Studies www.kghpc.com

KOVITZ SHIFRIN NESBIT (855) 537-0500

MUELLER AND ASSOCIATES STRUCTURAL CONSULTING ENGINEERS (312) 253-7322 Assessment Evaluation & Planning New Structure Design / Existing Structure Modification Building Envelope / Condition & Reserve Studies www.muellerandassociates.org

Advising and Consulting with Business Owners, Community Association Law & Collection Services, Construction Defects, Real Estate Assessed Valuation Reduction, Litigation, Commercial Restructuring, Bankruptcy & Creditors' Rights, Real Estate, Business ,Estate Planning www.ksnlaw.com

LEVENFELD PEARLSTEIN, LLC (312) 476-7556 Howard Dakoff / hdakoff@lplegal.com www.lplegal.com

BALCONY REPAIR

WALDMAN ENGINEERING CONSULTANTS (630) 922-3000

THE RESTORATION GROUP (630) 231-5700

www.waldmaneng.com

24 HOURS

FOR DISPLAY OR PROFESSIONAL SERVICES DIRECTORY ADVERTISING

Structural Repair Services Balcony Repair/Replacement Stair Tower Repair/Replacement Fire and Water Response/Restoration dwells@trgrestore.com www.trgrestore.com

INFO, CALL (630) 202-3006

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CONDO LIFESTYLES

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CONDO LIFESTYLES

BALCONY REPAIR

FIRE/FLOOD RESTORATION

THE PORCH PEOPLE (773) 325-0000

SERVPRO RESTORATION COMPANY (773) 337-3900 / SOUTH CHICAGO (847) 498-8889 / NORTHBROOK

Repair of Porches, Decks and Balconies. www.theporchpeople.com

BANKING ALLIANCE ASSOCIATION BANK (888) 734-4567 Full service banking and lending solutions for management companies and associations. Contact: Diane White dwhite1@allianceassociationbank.com www.AllianceAssociationBank.com

WINTRUST COMMUNITY ADVANTAGE (847) 304-5940

BUILDING RESTORATIONS HOLTON BROTHERS, INC. (847) 253-3886 TEL / (847) 253-3255 FAX Masonry Repair Services, Tuckpointing, Caulking and Concrete Restoration John@holtonbrothers.com www.holtonbrothers.com

LMC CONSTRUCTION 708-714-4175 Masonry Concrete General Contracting Roofing www.LMCTeam.com

INLAND BANK & TRUST (630) 908-6708

DAKOTA EVANS RESTORATION, INC. (847) 439-5367

Commercial Lending and Community Association Loan Program

ITASCA BANK & TRUST (630) 773-0350 “Together We’ll Shape the Future” www.itascabank.com

MUTUAL OF OMAHA BANK (866) 800-4656 HOA Banking • Internet Cash Management HOA Loans • Online Payment Services www.mutualofomahabank.com

CRC CONCRETE RAISING & REPAIR (847) 336-3400 We Save Concrete, You Save Money! www.SaveConcrete.com

Fire/Flood Restoration, Mold Remediation & BioHazard Removal Services www.servpronorthbrookwheelingglencoe.com www.servproevergreenparksouthchicagocity.com

Loans, Reserve Investments & Lock Box Services www.communityadvantage.com

Contact: Timothy J. Haviland, CMCA www.inlandbank.com

CONCRETE RAISING

Tuckpointing ~ Masonry Repairs Waterproofing ~ Terra Cotta Repairs Caulking & Sealants ~ Structual Repairs Cleaning ~ Balcony Restoration Concrete Restoration www.dakotaevans.com

LS CONTRACTING GROUP, INC. T (773) 774-1122 F (773) 774-5660 Contact: Tom Laird tlaird@lscontracting.com www.lscontracting.com

CONSTRUCTION MANAGEMENT G3 CONSTRUCTION SERVICES 630-654-6282 Common Area Restoration Services www.G3Constructs.com

CONSTRUCTION MATERIALS HOME DEPOT PRO (331) 315-5467 Ask me how you can qualify for our white glove concierge service & volume pricing Kathy Sulem Katheryn_Sulem@homedepot.com

DOORS DOOR SYSTEMS ASSA ABLOY ENTRANCE SYSTEMS 1-800-THE-DOOR PEDESTRIAN DOORS / REVOLVING DOORS SECTIONAL DOORS / STEEL ROLLUP DOORS / FIRE DOORS HIGH SPEED DOORS / DOCK LEVELERS www.doorsystems.com

DYNACO ENTREMATIC (847) 562-4910 High Speed Doors

www.dynacodoor.us

QUALITY RESTORATIONS (630) 595-0990

SEACOAST COMMERCE BANK 331-305-0869

W. J. MCGUIRE COMPANY (847) 272-3330

Full Service Banking and Lending Services Specializing in Homeowner Association & Property Management Solutions

Tuckpointing, Caulking, Masonry and Concrete Restoration

rrowley@sccombank.com www.sccombank.com

BASEMENT WATERPROOFING THE REAL SEAL, LLC (847) 756-7987

WOODLAND WINDOWS & DOORS (630) 529-DOOR (3667) Window and Related Masonry Interior & Exterior Doors | Siding & Gutters

www.woodlandwindows.com

DUCT CLEANING

WEATHERSHIELD, LLC. (630) 376-6565

AIRROOT 847-895-9550

Masonry - Tuck Pointing - Caulking Balcony Restoration - Painting Contact: Peggy Glenn www.weathershield.us

NADCA Certified Duct Cleaning Company www.airroot.com

austinwerner@therealsealllc.com

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No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


SERVICE DIRECTORY

DUCT CLEANING

FIRE/FLOOD RESTORATION

FIRE SAFETY & PROTECTION

ECO AIRDUCTS 708-530-1986

EMERGENCY CONSTRUCTION GROUP 855-4ECGNOW

THE FIRE ALARM COMPANY

Full Service Cleaning AirDucts, Trash Chutes & Dryer Vents www.ecoairducts.com

CONTECH

(847) 483-3803

Contact: Jenny Ruth jenny@emergencyconstructiongroup.com www.emergencyconstructiongroup.com

Fire Detection & Signaling Systems Fire Alarm Systems Chicago Life Safety Evaluation Solutions Security Systems/CCTV Card Access Systems www.contechco.com

AIRWAYS SYSTEMS, INC. 630-595-4242

GENESIS CONSTRUCTION, INC. (847) 895-4422

Cleaning: Air/Laundry/Toilet Exhaust Ducts, Coils, Trash Chutes, Parking Garages. Also Air Filters, Belts www.airwayssytems.com

www.genesisconstruction.com

USA FIRE PROTECTION (224) 433-5724

J. C. RESTORATION, INC. (800) 956-8844

Fire alarm / Sprinkler systems Fire pumps / Fire extinguishers Backflow prevention Fire panel / Monitoring

ELEVATORS/CONSULTANTS

INSTALLATION | INSPECTION | TESTING | MAINTEnance

SUBURBAN ELEVATOR CO. (847) 743-6200 Simplifying Vertical Transportation Contact: Max Molinaro www.suburbanelevator.com

RAINBOW INTERNATIONAL RESTORATION (708) 460-0911

CENTERPOINT ENERGY (630) 795-2594

Contact: Niki Ramirez www.rainbowrestore.net

Natural Gas & Electric Energy Reliable Service. People You Trust. Contact: Vickie Farina Vickie.Farina@centerpointenergy.com www.CenterPointEnergy.com/CES

THE RESTORATION GROUP, LLC (630) 870-0658 www.trgrestore.com

SERVPRO RESTORATION COMPANY (773) 337-3900 / SOUTH CHICAGO (847) 498-8889 / NORTHBROOK

NANIA ENERGY ADVISORS (630) 225-4554 Energy Usage, Efficiency & Purchasing www.naniaenergy.com

SP+ FACILITY MAINTENANCE (773) 847-6942

www.usafireprotectioninc.com

courtneyschmidt@callperfection.com www.callperfection.com

ENERGY SOLUTIONS

FACILITY MAINTENANCE

24/7 EMERGENCY SERVICE: (847) 816-0050

PERFECTION PROPERTY RESTORATION (877) 962-9644

Fire/Flood Restoration, Mold Remediation & BioHazard Removal Services www.servpronorthbrookwheelingglencoe.com www.servproevergreenparksouthchicagocity.com

Daily Cleaning Services / Power Sweeping and Washing Painting and General Repairs / Seasonal Services (Snow/Ice Removal) Parking Facility, Surface Lot, PedestrianPlaza, Large Venue or Commercial Retail Building.

Contact: Daniel W.Nicholson dnicholson@spplus.com www.spplus.com/FacilityMaintenance

FIRE/FLOOD RESTORATION BROUWER BROS. STEAMATIC (708) 396-1444 All types of environmental cleaning. www.BrouwerBrothers.com

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

SKYLINE DKI (708) 629-0563

GARBAGE CHUTE CLEANING BROUWER BROS. STEAMATIC (708) 396-1444 All types of environmental cleaning. www.BrouwerBrothers.com

HANDYMAN/MAINTENANCE MIDWEST PROPERTY SERVICES, INC. (630) 656-1000 Construction / Maintenance / Painting Electrical / Snow Removal "No Job Too Big or Too Small" service@midproservice.com / www.midproservice.com

HVAC/HVAC CLEANING BROUWER BROS. STEAMATIC (708) 396-1444 All types of environmental cleaning. www.BrouwerBrothers.com

HILL MECHANICAL GROUP 847-451-4200

"Restoring Happiness" www.skylinedki.com

HVAC & Plumbing Services www.hillgrp.com

FIRE SAFETY & PROTECTION NORTHERN ILLINOIS FIRE SPRINKLER ADVISORY BOARD (NIFSAB)

708-403-4468

www.firesprinklerassoc.org

INSURANCE ALLIANT/MESIROW INSURANCE SERVICES (312) 595-8135 Nancy Ayers www.condorisk.com

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CONDO LIFESTYLES

INSURANCE

LANDSCAPE CONTRACTORS

MOLD REMEDIATION

HOLLINGER SERVICES INSURANCES, INC. (847) 437-2184

LANDSCAPE CONCEPTS MANAGEMENT, INC. (847) 223-3800

Property Casualty • Employee Benefits Workers Compensation www.HollingerInsurance.com

PERFECTION PROPERTY RESTORATION (877) 962-9644

www.landscapeconcepts.com

courtneyschmidt@callperfection.com www.callperfection.com

HEIL HEIL INSURANCE AGENCY (847) 530-3888

SEBERT LANDSCAPING, INC. (630) 497-1000

afullerton@heilandheil.com www.heilandheil.com

INSURANCE/PROPERTY CLAIMS CHILDRESS LOUCKS & PLUNKETT, LTD. 312-494-0200 Property Insurance Recovery Experts

www.sebert.com

PAINTERS

SEMMER LANDSCAPE (708) 926-2304

AAA PAINTING CONTRACTORS, INC. (630) 231-8350

gsemmer@semmerlandscape.com

www.aaapaintco.com

LAWN CARE

ABBOTT PAINTING, INC. (312) 636-8400 (773) 725-9800

SPRING-GREEN LAWN CARE (800) 830-5914

Quality Painting & Decorating since 1973 Our Mission: Guaranteed Committment to Quality Now offering Parking Lot Painting www.Abbottpainting.com

www.spring-green.com

INTERNET TECHNOLOGY RCN (312) 955-2400 www.rcn.com/bulkbetter

LOCKSMITH

ABC DECO (773) 701-1143

ABBOTT PROTECTION GROUP 312-636-8400

info@abcdecoonline.com www.abcdecoonline.com

For more information E-mail: xfinity_communities@cable.comcast.com www.comcast.com/xfinitycommunities

Security Camera & Access Control Systems Intercom & Video Intercom Systems IT/Networking Burglar Alarm/Fire Alarm Systems Emergency Lighting/Fire Extinguishers Bobby@AbbottProtection.com

LANDSCAPE CONTRACTORS

NONSTOP LOCKSMITH (312) 929-2230

ACRES GROUP (888) 231-1300 / (847) 526-4554

Locksmith Services, Intercom & Access Control Systems, CCTV, Overhead Garage Doors www.nonstoplocksmith.com

XFINITY COMMUNITIES 1 (800) XFINITY

Professional Landscaping and Snow Removal www.acresgroup.com

ALAN HORTICULTURE, LLC (630) 739-0205

CERTAPRO PAINTERS OF AURORA (866) 715-0882

MOLD REMEDIATION

info@alanhorticultural.com www.alanhorticultural.com

BALANCED ENVIRONMENTS, INC. (847) 395-7120 | (630) 916-8830

Fire/Flood Restoration, Mold Remediation & BioHazard Removal Services www.servpronorthbrookwheelingglencoe.com www.servproevergreenparksouthchicagocity.com

ILT VIGNOCCHI (847) 487-5200 www.iltvignocchi.com

24

CONDO LIFESTYLES

FOR DISPLAY OR PROFESSIONAL SERVICES DIRECTORY ADVERTISING INFO, CALL (630) 202-3006 10.19

CERTAPRO PAINTERS OF THE NORTH SHORE (847) 989-4791 Interior & Exterior Painting Wallcoverings • Decorating • Remodeling Drywall Repair • Decks & Staining Tile Installation • Metal & Iron Painting www.certacommercial.com rmuldoon@certapro.com

SERVPRO RESTORATION COMPANY (773) 337-3900 / SOUTH CHICAGO (847) 498-8889 / NORTHBROOK

www.BalancedEnvironmentsInc.com

Interior & Exterior Painting Drywall Repair • Metal & Iron Painting Light Carpentry • Power Washing Commercial Roofing Repair cdidech@certapro.com oswego.certapro.com

MIDWEST PROPERTY SERVICES, INC. 630-656-1000 Construction / Maintenance / Painting Electrical / Snow Removal "No Job Too Big or Too Small" service@midproservice.com / www.midproservice.com

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


SERVICE DIRECTORY

PARKING GARAGE CLEANING

PLUMBING

PROPERTY MANAGEMENT

SP+ (773) 847-6942

LIFELINE PLUMBING (847) 468-0069

FIRSTSERVICE RESIDENTIAL (312) 335-1950

dnicholson@spplus.com www.spplus.com/facilityMaintenance

Plumbing - Heating & Air Conditioning Water Heaters - Sewer Cleaning & Repair Hot Water Drain Jetting www.INEEDLIFELINE.com

www.fsresidential.com

POWER WASHING

FIRST COMMUNITY MANAGEMENT (312) 829-8900

PAVING DUBOIS PAVING CO. (847) 634-6089

Guiding board members since 1988 www.condomanagement.com

POWER CLEAN, INC. (630) 545-9551

info@duboispaving.com www.duboispaving.com

G&D PROPERTY MANAGEMENT (630) 812-6400

Mobility Efficiency Safety Professional Power Washing

SP+ (773) 847-6942

powercleaninc@netzero.net www.powercleaninc.com

dnicholson@spplus.com www.spplus.com/facilityMaintenance

www.gd-pm.com

PROPERTY MANAGEMENT

TWIN BROS. PAVING & CONCRETE (630) 372-9817

ACM COMMUNITY MANAGEMENT (630) 620-1133

Asphalt Paving & Sealcoating / Concrete www.TwinBrosPaving.com

Contact Tom Skweres www.acmweb.com

PEST CONTROL ALL-OVER PEST SOLUTIONS (773) 697-1100 Bed Bug Specialists. Results Guaranteed! www.all-overpest.com

Managing in the Chicago Suburbs since 1988 www.advocatepm.com

SMITHEREEN PEST MANAGEMENT SERVICES (847) 647-0010 / (800) 336-3500

ASSOCIA CHICAGOLAND (312) 944-2611 / (847) 490-3833

24 Hour Service HVAC • Industrial Refrigeration Service/Maintenance • Systems Integration Energy Management • Electrical Process Piping • Plumbing www.amsmechanicalsystems.com

GREAT LAKES PLUMBING & HEATING COMPANY (773) 489-0400

www.habitat.com

HEIL, HEIL, SMART & GOLEE LLC 847 866 7400 www.hhsg.net

HILLCREST MANAGEMENT (630) 627-3303 / (312) 379-0692 www.hillcrestmgmt.com

www.associachicagoland.com

www.smithereen.com

AMS MECHANICAL SYSTEMS, INC. (800) 794-5033

THE HABITAT COMPANY (312) 527-5400

Quality, Service, Performance and Integrity

ADVOCATE PROPERTY MANAGEMENT (630) 748-8310

PLUMBING

Contact Asa Sherwood

CHICAGOLAND COMMUNITY MANAGEMENT (312) 729-1300 www.chicagoland-inc.com

COMMUNITY SPECIALISTS (312) 337-8691 www.communityspecialists.net

CHICAGO PROPERTY SERVICES, INC. (312) 455-0107 X102

LIEBERMAN MANAGEMENT SERVICES (847) 459-0000 www.liebermanmanagement.com

KANE PROPERTY MANAGEMENT CORP. (773) 472-2300 Professional Property Management. Affordable Rate. Contact: Dennis R. Kane; DKane@KanePM.com KaneManagement.com

MCGILL MANAGEMENT, INC. (847) 259-1331

www.chicagopropertyservices.com

www.mcgillmanagement.com

MORE LIVING. LESS WORRYING.

Plumbing / HVAC / Fire Protection Riser Replacements / Site Utilities www.glph.com

NIMROD REALTY GROUP, INC. (847) 724-7850 www.nimrodrealty.com

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

10.19

CONDO LIFESTYLES

25


CONDO LIFESTYLES

PROPERTY MANAGEMENT

REAL ESTATE TAX ATTORNEY

ROOFING

NORTHWEST PROPERTY MANAGEMENT 815-459-9187

KSN TAX (847) 537-0500

ALL AMERICAN EXTERIOR SOLUTIONS (847) 438-4131

Residential & Commercial Association Management CRYSTAL LAKE & GENEVA IL www.nwpropertymanagement.net Established 1979

PROPERTY MANAGEMENT SPECIALISTS 847-845-6067

www.KSNLaw.com

Roofing, Siding & Windows www.aaexs.com

MCCRACKEN MCCRACKEN BEHRENS (312) 263-4308 Concentrating in Property Tax Appeals since 1976

www.mmbtaxlaw.com

WORSEK & VIHON LLP (312) 368-0091

www.Pmgrs.com

www.wvproptax.com

PROPERTY SPECIALISTS INC. (847) 806-6121

RESERVE STUDIES

ROLLING MEADOWS OFFICE

(630) 633-5450

WOODRIDGE OFFICE

www.psimanagement.net

BUILDING RESERVES INC. 1 (877) 514-8256

REALMANAGE 1(866) 473-2573

Easy-to-Read, Customized Reserve Studies created by Reserve Specialists & Engineers www.BuildingReserves.com

www.realmanage.com

REALTY & MORTGAGE CO. COMMUNITY ASSOCIATION MANAGEMENT

773-989-8000

SUPERIOR RESERVE ENGINEERING & CONSULTING (888) 688-4560

RESERVE ADVISORS, INC. (312) 625-4958

SUDLER PROPERTY MANAGEMENT (312) 751-0900

A remarkably simple reserve study system Custom, Comprehensive Studies Conducted by Professional Engineers

www.sudlerchicago.com

Contact Corinne Billingsley corinne@reserveadvisors.com www.reserveadvisors.com Long-term Thinking. Everyday Commitment.

ROOFING

tsutton@tairremgmt.com

VILLA MANAGEMENT 847-367-4808

ACTIVE ROOFING CO., INC. (773) 238-0338/(708) 430-8080 Established 1965 Maintenance & Repairs Roofing/Sheet Metal/Tuckpointing www.activeroofing.com

We manage so you don't have to! ® Since 1976. 7370 N Lincoln Ave., Suit A, Lincolnwood, IL 60712

www.villamgt.com

REAL ESTATE TAX ATTORNEY

ADAMS ROOFING PROFESSIONALS INC. (847) 364-7663

ELLIOTT & ASSOCIATES (847) 298-8300

Roofing / Siding / Gutters / Insulation www.adamsroofing.com

www.elliottlaw.com

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CONDO LIFESTYLES

Roofing • Siding • Windows • Gutters Maintenance • Capital Budget Projects A+ BBB Rating www.abc-usa.com

CSR ROOFING CONTRACTORS (708) 848-9119 All Types of Roofing Installation, Repairs & Maintenance www.csr-roofing.com

D-WING CONSTRUCTION (630) 397-8889 Your Home, Our Reputation A+ BBB Rating www.DWingConstruction.com

www.superiorreserve.com

1509 W Berwyn Chicago IL 60640 Contact: Hugh Rider www.RealtyMortgageCo.com

TAIRRE MANAGEMENT SERVICES (847) 299-5740

AMERICAN BUILDING CONTRACTORS, INC. (847) 670-1887

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HAMMERBRUSH PAINTING & CONSTRUCTION (630) 320-9676 Concrete & Masonry / Roofing & Siding www.Hammerbrush.com

M&T EXTERIORS INC. (331) 248-0447 Roofing Siding Windows and Service. www.mt-exteriors.com

MI CONSTRUCTION AND ROOFING (630) 241-0001 www.mancioneinc.com

PROHOME1 630-517-5797 Roofing / Siding Windows / Doors Decks / Gutters & Downspouts Kitchen & Bath Remodeling Specializing in Multi-Family www.prohome1.com

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


SERVICE DIRECTORY

ROOFING

SIDING / RENOVATIONS

TV-BULK CABLE & SATELLITE

PROHTOP ROOFING (847) 559-9119

WOODLAND WINDOWS & DOORS (630) 529-DOOR (3667)

UPSTREAM NETWORK 844-55-STREAM

We’re Here When You Need Us! www.protoproofing.com

Window and Related Masonry Interior & Exterior Doors | Siding & Gutters

www.upstream.network

www.woodlandwindows.com

XFINITY COMMUNITIES 1 (800) XFINITY

MIDWEST PROPERTY SERVICES, INC. 630-656-1000

For more information E-mail: xfinity_communities@cable.comcast.com www.comcast.com/xfinitycommunities

SITE MAINTENANCE, INC. (847) 697-1077 www.sitemaintinc.com

S&D ROOFING SERVICE (630) 279-6600

Siding & Gutters / Wood Replacement Welding & Railings / Snow Removal "No Job Too Big or Too Small" service@midproservice.com / www.midproservice.com

250,000 roofs installed since 1963 TEAR OFFS • SHINGLES • FLAT Multi-Family ROOFING Specialist Our experience & technical know-how gets the job done right the first time! www.sdroofing.com sales@sdroofing.com

SECURITY SERVICES

www.LakeshoreRecyclingSystems.com

ACRES GROUP (888) 231-1300 / (847) 526-4554

WINDOWS/REPLACEMENTS

SP+ (773) 847-6942

www.admiralsecuritychicago.com

ALL AMERICAN EXTERIOR SOLUTIONS (847) 438-4131 Roofing, Siding & Windows www.aaexs.com

dnicholson@spplus.com www.spplus.com/facilityMaintenance

SECURATEX (312) 207-1462

D-WING CONSTRUCTION (630) 397-8889

THE WINTER WERKS (630) 241-0001

”Keeping Tenants Happy” www.securatex.com

Your Home, Our Reputation, A+ BBB Rating www.DWingConstruction.com

www.mancioneinc.com

TITAN SECURITY GROUP (312) 902-3400

FORDE WINDOWS AND REMODELING, INC. (847) 562-1188

SWIMMING POOLS

www.titan-security.com

SPMS (630) 692-1500

SIDING / RENOVATIONS

Heaters Pumps • Repairs • Chemicals Pool Maintenance • Complete Water Analysis Pool Guards, Inc. ross@spmspools.com

ALL AMERICAN EXTERIOR SOLUTIONS (847) 438-4131

TOWING

Roofing, Siding & Windows www.aaexs.com

Trusted Window Replacement Services Since 1987 www.fordewindowsandremodeling.com

WOODLAND WINDOWS & DOORS (630) 529-DOOR (3667) Window and Related Masonry Interior & Exterior Doors | Siding & Gutters www.woodlandwindows.com

CONTRACT TOWING (779) 707-6935

D-WING CONSTRUCTION (630) 397-8889

24/7 HOTLINE (877) 613-5040 Outsource your parking to the EXPERTS in towing. Denis Phelan / www.contracttow.com

Your Home, Our Reputation, A+ BBB Rating www.DWingConstruction.com

INSIDE-OUT PAINTING CONSTRUCTION & ROOFING (630) 406-3000

LAKESHORE RECYCLING SYSTEMS (773) 685-8811

SNOW & ICE MANAGEMENT Professional Landscaping / Snow and Ice Management www.acresgroup.com

ADMIRAL SECURITY DOOR STAFF SOLUTIONS (847) 588-0888

WASTE SERVICES

For Display or Professional Services Directory Advertising Info,

Call 630-202-3006

www.insideoutcompany.com No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

10.19

CONDO LIFESTYLES

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CONDO LIFESTYLES

by Angela Duea – Lieberman Management Services

TECHNOLOGY & NEIGHBORHOOD WATCH PROGRAMS When a neighborhood in Dallas had a rash of packages stolen, the residents notified each other instantly. Their phones were connected to Ring doorbells that flashed video of the female porch pirate as she went from house to house. Using Ring’s Neighbor network, they quickly messaged each other and contacted the police. Thanks to the clear video of the thief’s face, the police were able to identify and arrest her – finding her in an apartment filled with hundreds of stolen boxes.

T

echnology like Ring devices and the connected Ring Neighbors app are helping communities across the country to develop a high-tech neighborhood watch organization. It starts with video-enabled doorbells, security cameras and lighting that begin recording when motion is detected. A message is sent to the owner’s phone, notifying them of activity, and the recorded video is saved in the Cloud to be accessed from

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CONDO LIFESTYLES

anywhere. Using the Ring Neighbors app allows community members to send a notification of suspicious activity to people within their geographic area to warn each other and keep on top of potentially dangerous situations. Capabilities like these interested the Ancient Tree Community Association’s (ATCA) Safety Committee. In this Northbrook, Illinois community of 300 homes, the

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committee was tasked to research and implement affordable technology to enhance community safety. Their association’s bylaws stipulated that the association was responsible for providing security, and during the busy summer months, a part-time security patrol drove around the community from 6 p.m. to 2 a.m. The Safety Committee realized that connecting participating homes via a Ring network would provide coverage at a lower cost, while having immediate information at every corner of the community. ATCA consists of single family homes on cul-de-sacs, townhomes, and condominiums. The committee recommended that owners of single family and townhomes install video doorbells and whichever other security items the owners preferred. In the condo building, they also proposed to add stick-up cameras to access doors and the garage entrance, and the board is looking into the ability and cost of providing a single building wide Wi-Fi network that all cameras would be tied into. According to Wayne Buttermore who is on the ACTA Safety Committee, additional cameras have been placed around the community clubhouse and monitored by the Safety Committee. “We now have 5 cameras covering our clubhouse and the pool. This gives up almost a 360 degree view of what is going on around the club house. Of course, there is a lot of coming and going at all hours around the perimeter,“ said Buttermore Now that the pool is closed for the season, the activity there has been reduced significantly. The Safety Committee, Maintenance man, ATCA President and LMS management have access to the cloud storage which amounts to less than 10 people. Audio is turned off on all cameras to comply with the state law regarding audio recordings of people without permission. Buttermore adds, “I am awaiting the Safety Committee chair to convene a meeting to follow up on the Neighborhood Watch Program, this is still pending. It may be that we use the Ring technology based program rather than a traditional NWP if the

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


S P E C I A L F E AT U R E

Northbrook PD becomes engaged in the Ring Neighborhood program.” After speaking with the Northbrook Police Department, Chief and Neighborhood Relations officer, Buttermore learned that they are meeting with Ring to understand the Ring Neighborhood program for sharing information across communities. “The NPD is in exploratory mode so I don't have anything more to report on that subject, Buttermore said.

Expanding Coverage & Privacy

The Neighbor App The Safety Committee introduced the Ring technology expressly to take advantage of the Neighbor app. While there are various competing brands, the neighborhood watch concept provided the most value in their proactive safety strategy. A good proportion of homes armed with cameras, paired with security cameras around the clubhouse and community areas, will provide sufficient eyes and ears to detect and report crime. In addition,

each device is relatively inexpensive and easy to install, and the Ancient Tree community was able to receive a bulk discount from the manufacturer. A solution that provides 24×7, 365-day safety coverage, while saving the Association $20,000 each year for the cost of the part-time security patrol, is truly a win-win for the Ancient Tree Community Association. Y

In the future, Ancient Tree may expand condo building coverage to the hallway and garbage collection area, but they will first build confidence in the system before tackling what some perceive to be an intrusion to their privacy. Because of the wide field of vision for the video cameras, and the ability of neighbors to warn each other, not all owners needed the devices, but with enough participation, the entire community will be protected. “Once word gets out that we have this home security network, criminals will leave us alone,” said committee leader Jim Crowley. “We don’t have a crime problem here, but we also don’t have a secured perimeter such as fencing or a wall around our property.”

Comprehensive Strategy The Ring technology plan is only part of a comprehensive strategy at ATCA. Property Manager Kim Hart explains, “The association also has a traditional neighborhood watch network with ‘Court Captains’ at each cul-desac. These leaders maintain contact information for their neighbors, keep them informed about safety issues and initiate a phone tree calling plan in an emergency.” The homeowners who attended the meeting were interested to watch a real-life notification from one of the Safety Committee members. The homeowner had received a warning in the middle of the night from his recently-installed backyard floodlight camera. When the camera detected movement, it turned on the lights and camera. Gradually, the offender moved into view – a slowmoving raccoon. Had it been a real intruder – or a skunk or coyote that the neighbors should know about before they let their dog out – the owner could send a warning and share the video with anyone who had opted into the Neighbor network.

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.

10.19

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CONDO LIFESTYLES

I N D U S T RY H A P P E N I N G S

đ&#x;Ž¤

Northern Illinois Fire Sprinkler Advisory Board The Northern Illinois Fire Sprinkler Advisory Board (NIFSAB) and the National Fire Sprinkler Association (NFSA) recently named Erik Hoffer as the organization’s new Executive Director. Hoffer will work closely with members of the fire service, elected officials, building officials and decision-makers to raise public awareness about the life- and property-saving benefits of fire sprinklers, provide training, and promote progressive legislation.

"As board members, we’ve worked with Erik for a number of years and we are confident he will do a good job in this leadership position,� said Matt Treutelaar, Chair of the NIFSAB board and president, Great Lakes Plumbing and Heating Company. "He understands the industry and the issues. He has built strong relationships and works well with members of the fire service, contractors and other stakeholders that utilize NIFSAB’s resources.�

Hoffer has 12 years of experience working with the fire sprinkler industry and fire service. He joined NIFSAB and NFSA more than two years ago as Field Operations Local Coordinator where he has worked with fire departments and municipalities utilizing NIFSAB and NFSA resources to support their public awareness and advocacy efforts, including live fire sprinkler demonstrations, as well as their code and legislative activities.

“Erik has been a valued teammate at NFSA for the past two years and in the industry for more than a decade,� said NFSA President Shane Ray. “He has a great opportunity to build on the legacy Tom Lia has spent 20 years building.�

Prior to joining NIFSAB, Hoffer was account executive at PPA Communications, a marketing communications firm that specializes in developing and implementing information and education campaigns for safety advocacy groups and trade associations. During that time, Hoffer worked closely with NIFSAB, Illinois Fire Safety Alliance, Home Fire Sprinkler Coalition (NFSA is a founding member), NFPA and other organizations.

Hoffer said he is excited about his new role and is ready to move forward. “NIFSAB has a great legacy of providing fire sprinkler education and resources to its fire and building official partners and their communities. I am proud to be part of that tradition.�

About NFSA: NFSA’s mission is “To protect lives and property from fire through the widespread acceptance of the fire sprinkler concept.� NFSA wants to create a more fire safe world, and works to heighten the awareness of the importance of fire sprinkler systems from homes to Y Erik Hoffer high-rise and all occupancies in between. The Association is an inclusive organization made up of dedicated and committed members of a progressive life-saving industry. This industry manufactures, designs, supplies, installs, inspects, and services the world’s most effective system in saving lives and property from uncontrolled structural fires. For more information about the National Fire Sprinkler Association, visit www.nfsa.org

About NIFSAB: NIFSAB is a nonprofit organization dedicated to promoting progressive legislation, raising public awareness, and educating code officials and governmental policy makers by demonstrating the proven performance of fire sprinklers in saving both lives and property. For more information, visit www.highriselifesafety.com.

Property • Casualty • Employee Benefits • Workers Compensation

220 S. Lively Blvd., Elk Grove Village, IL 60007 Ph: 847-439-2184 • 800-780-2922 • Fax: 847-437-2189 www.hollingerinsurance.com 30

CONDO LIFESTYLES

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No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019Š.


EVENT HIGHLIGHT

AUGUST 22, 2019

MCD Showcases the Races at Arlington International Racecourse

T

he annual MCD Showcases the Races event was be held on August 22nd, 2019 at Arlington International Racecourse. Over 175 guests enjoyed a day at the races along with industry networking, resources and idea exchange. You can view photos from past years MCD Showcases the Races events at Facebook.com/MCDMedia. For more information visit www.condolifestyles.net or call 630-932-5551 Y Pictured here is a group of guests just before the Xfinity Communities race.

Y Pictured here is a group of guests of LMC Construction & Condo Lifestyles.

Y Shown here is a group of guests with Suburban Elevator on a tour of the paddock area Y Pictured above are Steve Regan - Semmer Landscape, Erica Horndasch - Associa Chicagoland & Jason Seebacker - Balanced Environments.

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019Š.

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CONDO LIFESTYLES

by Salvatore Sciacca – Chicago Property Services

BUDGET SEASON TIPS:

How to Cut Costs and Increase Your Reserves One of the most important duties of the community association treasurer is to take the lead on reviewing and approving the annual budget. This annual duty is quite possibly the most important function of the treasurer.

T

ypically, the draft recommended budget is initially prepared by the management company and then it is provided to the board for review and adjustment. The board then makes the final determinations on what the exact numbers should be in the budget. At this point, the budget is sent to all the homeowners and then there is a vote to adopt the new budget for the following fiscal year at an upcoming board meeting. Normally, the management company recommends an annual increase in the amount of 3% to 5% simply to keep up with inflation and perhaps a higher percent increase

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depending on various other factors. And then the board must grapple with the notion of raising the assessments. In some cases, the board rejects the recommended increase due to the board’s discomfort with displeasing homeowners who don’t want to pay higher assessments. This is regardless of what should be done as dictated by fiduciary responsibilities of the board of directors. These typical scenarios cover the usual protocol for many communities. However, what if there is a way to cut costs and increase your reserve contributions without having to raise assessments? This would provide finan-

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cial relief for the homeowners and earn many kudos from the homeowners as well. So, let’s discuss the best ways to cut costs for community associations: 1. Renegotiate the waste removal agreement or switch to a new company. This is one of the easiest and best ways to cut costs. In some cases, associations can save thousands of dollars a year by doing this. 2. Install LED bulbs or install new LED type fixtures. This will require an upfront investment but the payback for this is typically 1 to 2 years and usually results in a significant savings in the electric bill 3. Rebid insurance or switch to a new broker/carrier. Insurance costs are typically one of the highest line items in the budget and this is one of the best ways to save thousands of dollars a year.

No part of the publication may be reproduced whatsoever without written consent from the publisher. All material herein is copyrighted 2019©.


M O N E Y M AT T E R S

4. Rebid contract services such as janitorial, snow removal and landscaping services. Although it is easier to stay with the current vendors, it is in the association’s best interest to rebid these services on a regular basis. In some cases, the board doesn’t want to part ways with a current vendor such as the janitor because they have been with the association for a very long time and there is an emotional attachment. However, if the association is truly determined to cut costs and do what is best for the homeowners and association, then there needs to be decisions made based on facts instead of emotions. 5. Switch management companies. This involves a lot of time and effort by the board. To properly vet a new management company takes several weeks and many hours of effort. Perhaps this is the reason why so many boards stay with management companies that are not performing at an appropriate level. This might very well be the best way to cut costs especially if the current management company is not properly suited for your type of community and if there isn’t an effective

working relationship between the board and the management company. All management companies are not equal. There are tremendous differences between one management company and the next. Some are geared for onsite management while others are narrowly focused on management of smaller communities. Some excel at managing HOA’s out in the suburbs and some are better at onsite management of high rises along the Chicago Lakefront. When you have the right fit between a management company, the board and the type of community, there is a higher level of collaboration, teamwork and effectiveness which results in a better focus on cost cutting. Lower performing management companies tend to charge less money for their monthly fees and then make up the shortfall in their profits in opaque ways. For example, they charge vendors annual fees to get on their bid lists and charge associations fees that are not typically disclosed in the management contracts. This results in unforeseen expenses by the association and results in higher assessment levels to cover these non-disclosed expenses.

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In fact, the number of complaints filed by board members and reported in the news confirms that this is an unfortunate growing trend within the industry. On the flip side, by switching to a higher quality company, there is a higher likelihood of better transparency of how the management company charges for ala carte services and how they obtain bids and handles large scale projects. This is one of the most important ways to cut costs and to ensure that the association does not overspend on large scale capital projects. In summary, there are many ways to cut association costs. This involves the board members doing what is best for the association and in some cases, it involves changing vendor partners. In most cases, a high performing management company will take the lead in providing the recommended cost cutting measures. In other cases, the board will need to switch management companies to benefit from a more effective management company that focuses on cutting costs and not just spending money. Y

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by Karen L. Beverly - Keough & Moody, P.C.

NO PETS ALLOWED...

Must an Association Allow a Service Animal of a Non-Resident? It is not uncommon for an association to adopt a rule either prohibiting pets, or placing restrictions on allowable pet breeds, numbers and sizes. By now, most boards are aware that service or support animals utilized by unit owners may be allowed on association property even when pet restrictions are in place, because allowing such animals is generally regarded as a “reasonable accommodation” under fair housing laws.

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ome question remains, however, as to how boards should handle non-resident animals on pet restricted association property. For example, must a board allow a support animal owned by an owner’s visiting cousin onto association property, when the board has enacted a valid “no pets” rule? Boards cannot enforce the pet restrictions found in its governing documents to prevent a unit owner - or an owner’s guest - from utilizing a service or emotional support animal on association property. The Fair Housing Act (“FHA”) and Illinois Human Rights Act (“IHRA”) prohibit

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discrimination in housing based on disability. Condominium Associations are covered by the FHA and IHRA and, in fact, Section 18.4(q) of the Illinois Condominium Property Act specifically gives association boards the authority to reasonably accommodate the needs of disabled persons as required by other law. The FHA prohibits an association from refusing to make reasonable accommodations in rules, policies, or practices when such accommodations may be necessary to afford an owner, tenant, resident, or family member equal opportunity to use and enjoy a dwelling. Granting an exemption to a “no ani-

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mals” restriction to allow the use of a service or emotional support animal is considered a “reasonable accommodation,” and an association may deny the request only if the particular animal poses a direct threat based on objective evidence about the animal’s actual conduct. Although the Association is required to allow service and support animals, even those utilized by non-resident guests of owners, the Board is not required to grant every request for a support or emotional support animal. Under the FHA, the Association may ask an individual who has a disability that is not readily apparent to submit reliable documentation of her disability and her disability-related need for an emotional support animal. Such documentation may be from a physician, psychiatrist, or other mental health professional, and shall state that the animal provides emotional support that alleviates one or more symptoms of an existing disability. The

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L E G A L U P D AT E

documentation is sufficient if it establishes that the individual (1) has a disability and (2) the animal provides emotional support or disabilityrelated assistance. In evaluating this documentation, boards should keep in mind that the Code of Federal Regulations specifically includes “emotional illness” within the definition of disability requiring accommodation. For these reasons, an association’s board should allow an owner’s guest to utilize a service or emotional support animal while on association property. Because these animals must be allowed if they fit the criteria described above, boards may want to consider adopting reasonable, nondiscriminatory policies to address requests for support animals, and addressing handling of the animals while they are allowed on the property. For example, requiring use of leashes or other restraints, and other reasonable restrictions, can be implemented legally under the FHA and IHRA provided such restraints do not interfere with the animal’s function. Further, a board should consider that it may be asked by other residents why an animal is allowed on otherwise “pet free” property. Boards should be prepared to respond in a way that does not

infringe on privacy rights of the owners or their guests. Simply stating that the animal is being temporarily allowed as reasonable accommodation required by law should be sufficient. Finally, associations should be aware that Illinois recently adopted the Assistance Animal Integrity Act (“AAIA”)vi which will become effective January 1, 2020. The AAIA should make it easier for associations to navigate the requirements and limitations of fair housing laws as they relate to service or support animals as an accommodation. The AAIA combines emotional support and service animals into the single category of “assistance animal." The AAIA grants a "housing provider" (which includes property management companies, property managers, condominium boards and associations) the authority to require a person to provide reliable documentation of their disability and disabilityrelated need for the animal. The documentation must: (1) state the disability and state that the use of an assistance animal is reasonable under the FHA and the IHRA; (2) be in writing; and (3) describe the individual's disability-related need. The housing provider may deny the request if: (1) the accommodation imposes either and undue

administrative or financial burden or a fundamental alteration of the nature of operations of the Housing Provider; (2) after conducting an individualized assessment, objective evidence shows the specific assistance animal poses a direct threat to the health or safety of others, causes substantial physical damage or has engaged in a pattern of uncontrolled behavior. The housing provider may request additional documentation to further establish the disability or need for the animal. It should be noted, the AAIA prohibits a housing provider from requiring a resident to pay a pet-related deposit, pet fee, or related pet assessment, even if other residents are required to pay such costs. Given the complexity of these laws, and the introduction of new laws regarding assistance animals, boards are encouraged to seek legal advice when implementing and enforcing animal restrictions in the face of a request for an accommodation in the form of a service or support animal. Y

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630.620.1133

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CONDO LIFESTYLES

by David Savitt – Kovitz Shifrin Nesbot

5 Things That Must Be Addressed in Your Association’s Social Media Policy Social media platforms such as Facebook, Instagram, and Twitter have made communication faster, cost effective, and convenient when compared to physical mailings. However, issues can arise if an Association utilizes social media to communicate Association information and the Board has not taken proactive measures to develop a written communication policy.

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ere are five key factors that must be considered in an Association’s social media policy.

1. Pick a social media platform/s that makes sense for your community’s needs Your Association doesn’t need a social

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media account for each platform. Consider the Association’s needs, the resources available to manage the account/s, and how members engage with social media. Selecting dedicated social media platform/s can also make it easier to spot fake or copycat accounts. For example, an unhappy owner could create a YouTube account with a

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name and/or design similar to the Association’s legitimate account. If the Association has an official YouTube account, the Board can take appropriate action to prevent this fake account from spreading inaccurate information to members. Moreover, homeowners will be better able to spot fake or copycat accounts for themselves with a dedicated, known social media platform.

2. Determine who can view the Association’s social media pages The Board should specify who has access to the Association’s social media channels and if they should be set as closed or private pages. Additionally, users should review rules that

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L E G A L U P D AT E

specify permissible and prohibited content.

3. Determine who can use the Association’s social media accounts Assign a Board member/s to:

• Administer posting information, • Approve/deny posts, • Manage comments, • Respond to messages, and

links to frequently requested Association items such as community bylaws, property improvement request forms, and the Association’s assessment payment website.

5. Determine the types of prohibited content The Association’s social media policy should delineate clear restrictions regarding social media use. Examples of prohibited content should include, but are not limited to:

• Remove prohibited content. Content creator and editor roles can be assigned to different Board members to maintain accountability and allow for different perspectives.

4. Determine the types of permissible content Social media can quickly and conveniently disseminate Association communication, including: meeting dates, trash can removal reminders, and community event headlines. The Board can also include direct

• Confidential Association business, • Personal or privileged information (ex. Social Security numbers, dates of birth) • Neighborhood gossip , • Opinions, • Criticism, • Political bias, • Vendor contracts/negotiations,

• Copyright/trademark infringement (ex. images used without permission), and • Pictures of children without parental consent. With the rise of social media use by Associations, Board members should be cautious and restricted in the information they choose to disseminate via social media. Courts generally find that information posted on an online forum can be utilized in litigation. Accordingly, Board members should expect that communication shared on social media will be available in the event an owner initiates legal action against the Association. It is imperative that the Association proactively work with their legal counsel to draft a social media policy that provides guidance and protects the Board from significant legal consequences including libel, slander, privacy, and harassment. Any of these can lead to issues which can have repercussions involving liability and/or litigation. Y

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CONDO LIFESTYLES

by Kelly Elmore – Kovitz Shifrin Nesbit

SECTION 15 DECONVERSION SALES:

Legal Challenges & Legal Duties of the Board of Directors We are now more than three years into the condominium deconversion wave that took the Chicagoland real estate industry by surprise in 2015. While deconversions may appear to be commonplace, so are the challenges to these unique large sale transactions.

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ome unit owners have mounted vocal and often caustic challenges in opposition to these sales. Ohers have taken to the courts to seek court intervention to stop the sales in their associations. However, the result of these challenges (and the court rulings that have resulted in these legal battles) is clarity regarding the role and authority of a Board of Directors in a condominium deconversion.

Defining a Section 15 Sale A Section 15 or “deconversion sale” is a sales transaction where the buyer purchases all the units in an association pursuant to

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Section 15 of the Illinois Condominium Property Act, 765 ILCS 605/15 (the Act). In order to purchase all of the units in the Association, a sale with a buyer requires approval by unit owners having at least 75% of the ownership of the common elements (Note: In some cases, the percentage varies based on the size of the building or the Association’s governing documents). Section 15 of the ICP Act generally states that if the requisite 75% affirmative vote of the ownership is obtained, the approval of the sale will be binding upon all unit owners, even those who did not vote in favor of the sale. In

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addition, if the sale is approved, it becomes “the duty of every unit owner to execute and deliver such instruments and to perform all acts as in manner and form may be necessary to effect such sale.” In other words, if at least 75% of the ownership votes in favor of accepting a contract for the sale of the units, all owners are required to sell their units.

Board’s Contractual Authority in a Section 15 Sale Pursuant to the ICP Act, the Board of Directors of a condominium association is granted the express authority to act in a representative capacity on behalf of the unit owners in relation to a Section 15 sale. Pursuant to the Act, the only decision that falls outside of the purview of the Board is the specific deci-

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L E G A L U P D AT E

sion to sell the building. Otherwise, the Board has unencumbered authority to: • discuss a potential sale, • present offers to the ownership, • and even to enter into a listing agreement with a real estate broker. As is generally understood, the Board of Directors maintains the authority to enter into contracts on behalf of the Association. However, some Associations have recently experienced challenges to the Board’s authority to enter into a listing agreement and some owners have voiced opposition to a Board’s authority to discuss or consider a sale prior to taking a vote of the ownership. Notably, the ICP Act does not include a provision that states a Board may enter into contracts on behalf of the Association “except for contracts listing the association property for sale.” Accordingly, the conclusion that the Board does not have the authority to enter into contracts to list the property appears to be unsupported by the plain language of the Act. Similarly, there can likely be no assertion that such a limiting provision is contained in an association’s bylaws. To the contrary, most of the standard association bylaws expressly state that nothing in the bylaws shall be construed to limit the powers and duties of the Board as set forth in the ICP Act. Subsequently, both the ICP Act and the association bylaws seemingly provide the Board with the authority to vote to enter into contracts, including contracts to list property for sale. As such, without restriction, the Board may enter into contracts to list or market the property if the vote on the sale itself is reserved for the unit owners as provided in Section 15 of the ICP Act. To be certain, there are specific votes reserved for the unit owners within a condominium association. Throughout the Act, there are specific instances in which the Illinois Legislature granted unit owners with the power to vote on issues within a condominium association. For example, a vote on a substantive amendment to the Declaration of an Association and certain types of special assessments and expenditures require the vote of the ownership. The Legislature was clear as to those decisions in an association which should be submitted to the unit owners. However, the Legislature did not mandate that the Board take a vote of the ownership as to all actions taken prior to a vote on the sale of all units.

It’s worth noting that there is a minority opinion that the Board should conduct a vote of the ownership prior to listing the property or considering a deconversion sale. However, this opinion is not supported by the ICP Act. Some of these challenges have reached Illinois courtrooms and, on at least two occasions, unit owners in Illinois have challenged the Board’s authority to list the association property for sale without a vote of the unit owners. To date, these challenges have been rejected at the circuit court level.

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Accordingly, the trend of the current judiciary supports the Board’s authority to represent the unit owners throughout the sale process until the vote on the sale itself is conducted with the unit owners.

Should the Board Conduct a Vote of the Ownership Prior to Obtaining a Contract? The answer to this question requires an understanding of the Section 15 sales transaction.

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Often, a buyer will agree to add additional incentives or to reimburse the owners for certain fees and costs during the contract negotiation stage. However, this stage happens only after a Board has made the decision to list the property or to investigate a potential sale. Accordingly, the unit owners cannot be expected to make an educated decision on a potential sale without knowing all the details and relevant terms of the sale before a contract is prepared. As a result, the suggestion that a Board should force its unit owners to formally vote on a sale without having the benefit of knowing the maximum value that a buyer or buyers may offer is nonsensical. Moreover, a Board’s request that owners vote on a sale without fully informing owners of the complete set of material terms could be viewed as a failure of the Board to provide the owners with crucial information affecting such an important decision. There are a myriad of important issues that a Board must address when it comes to the sale of all units, including: written objections, unpaid assessments, informational meetings, and contract distribution. Nonetheless, until such time as a contract containing all material terms is presented, the Board should avoid conducting a vote on the sale of property. Y Editor's Note: Early this summer, Alderman Brendan Reilly (42nd Ward) introduced a proposal to add a new section to Chapter 13-72 of Chicago's Municipal Code to increase the percentage of unit owners required to sell an entire condominium property in Chicago to 85%. As of Wednesday, September 18, 2019, the amendment was approved by the Chicago City Council and is effective as of October 16, 2019. Section 13-72-085 will require a condominium association to have 85% unit owner approval to sell the entire property (unless a greater percentage is provided within the declaration or bylaws). As many of our readers know, sales of entire condo buildings (often referred to as "deconversions") were previously governed exclusively by Section 15 of the Illinois Condominium Property Act, which states that condo associations with only two units require 51% approval to sell, condos with three units require 66 2/3%, and four or more units require 75%. Effective October 16, 2019, for condo associations within Chicago only, the percentage required will increase to 85% regardless of the number of units.

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CondoLifestyles October 2019 Sample Issue  

Condo Lifestyles Magazine is published quarterly by MCD Media, a wholly owned subsidiary MCD Marketing Associates, Inc. For editorial, adver...

CondoLifestyles October 2019 Sample Issue  

Condo Lifestyles Magazine is published quarterly by MCD Media, a wholly owned subsidiary MCD Marketing Associates, Inc. For editorial, adver...

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