All Forum Posts by: Keith Ellis

Would also greatly appreciate a dm with the 2023 lease. 

I miss the good ol' days when it was posted in FilePlace!

Hello - If anyone would be so kind, I too am looking a copy of the 2023 Chicago Residential Lease developed by the Chicago Association of Realtors. Thanks in advance!

Could someone DM me an editable PDF of the 2023 Chicago residential lease? Thanks much!

I'm doing some analysis on a 2 flat which currently has one gas and electric line coming into the building and a single boiler and hot water tank. Can someone ballpark (a) the cost to separate the lines so each unit can get their own bill, and (b) the cost to install a boiler and hot water tank (or tankless) for a unit roughly 1500-2000 sq ft?

Thanks!

Do folks have any recommendations/preferences for dishwashers? It's been eons since I shopped for a dishwasher, and never for a rental yet, but given the unit which needs the machine isn't super high-end, I'm leaning towards the 400-500 price point (quality/value/reliability). I know most REI folks advice against garbage disposals, so I was also curious if there are any d/w features to avoid or look for. Any suggestions on product or where to buy are appreciated. Thanks all!

@Linda Weygant Thank you for such a detailed response. Agreed that this issue isn't related to Articles of Incorporation, By-Laws, or CC&R's. The new fee is a change to rules and regulations or policies & procedures, although I haven't seen the team "policies and procedures" mentioned in any documentation for this condo or my primary residence, which is nearby. 

I'm not a lawyer, but when I read the two relevant sections of the 2017 IL Condo Property Act, it seems clear that while quorum may not be necessary to amend the rules, notice of the meeting i required. Notice was not provided and it is this fact that makes me believe the change was not legal, and therefore I shouldn't be required to pay the fee for this tenant. Is this sound logic or am I missing something? 

** Section 18.4(h) "To adopt and amend rules and regulations covering the details of the operation and use of the property, after a meeting of the unit owners called for the specific purpose of discussing the proposed rules and regulations. Notice of the meeting shall contain the full text of the proposed rules and regulations, and the meeting shall conform to the requirements of Section 18(b) of this Act, except that no quorum is required at the meeting of the unit owners unless the declaration, bylaws or other condominium instrument expressly provides to the contrary. However, no rule or regulation may impair any rights guaranteed by the First Amendment to the Constitution of the United States or Section 4 of Article I of the Illinois Constitution including, but not limited to, the free exercise of religion, nor may any rules or regulations conflict with the provisions of this Act or the condominium instruments. No rule or regulation shall prohibit any reasonable accommodation for religious practices, including the attachment of religiously mandated objects to the front-door area of a condominium unit."

** Section 18(b)(6) "that written notice of any membership meeting shall be mailed or delivered giving members no less than 10 and no more than 30 days notice of the time, place and purpose of such meeting except that notice may be sent, to the extent the condominium instruments or rules adopted thereunder expressly so provide, by electronic transmission consented to by the unit owner to whom the notice is given, provided the director and officer or his agent certifies in writing to the delivery by electronic transmission;"

I have but I think we're at an impasse with the PM firm because they believe they can legally amend rules on their own. Reaching out and grilling them for what's new or changed right before I sign new tenants will definitely be the plan but it's an extra step I shouldn't need to take. 

@Deanna McCormick The fee covers the effort required of the PM to setup new tenants in their systems. I support the fee because it is actually more equitable than raising dues for everyone, including owner occupants. My issue is that because they didn't notify anyone or much less vote on these changes in a meeting, how can the previous governing documents have actually been amended introducing the new fee. From my point of view, this fee doesn't exist.

I'm having a hard time respecting the PM firm after they honestly suggested via email that they could legally introduce new fees at their own discretion, to be paid by Association members, without changes being voted on and passed by the Board! The PM firm has a contract with the HOA entity. I don't see any legal relationship between the PM firm and HOA members. Only the HOA can make changes that affect it's members, hence the IL Condo Property Act having such specific language about the process required to amend things.

bump

I have an Illinois condo unit that I rent out and would like a second opinion about an issue that was debating with the HOA's property manager.

The gist is that after signing new tenants to a lease I was hit with a $150 fee that wasn't in the rules and regulations for the HOA when I bought the unit. The IL Condo Property Ace is quite clear about the process required in order to amend governing documents, of which rules and regs are one. For example, the HOA must vote in an open meeting, notification of that meeting must be provided to HOA members, and the notification must include the full text of the proposed changes. In my case, not only did none of that happen, the PM is actually suggesting that is was THEM who changed the rules and therefore the typical process didn't need to be followed. Has anyone ever heard of such a thing? It's only $150 but it seems clearly illegal not to mention it makes me seriously doubt the credibility of the PM if he has this poor of a grasp of the rules his business must adhere to.