Law supersedes declaration for insurance purposes

Q: A water leak from a pipe in a unit broken many items and the frequent components in our condominium constructing. The insurance coverage service has indicated that its protection accountability is proscribed by the antiquated language in our declaration of condominium. The board of administrators of the affiliation understands that language within the Illinois Condominium Property Act would vastly broaden the insurance coverage service’s accountability to cowl the harm. What applies right here, the declaration or the Act?

A: The provisions of Part 12 of the Illinois Condominium Property Act governs the insurance coverage protection concern, and never essentially the language of the declaration of condominium. This applicability is established by a few provisions of the Act.

Part 12 of the Act gives that no coverage of insurance coverage shall be issued or delivered to a condominium affiliation, and no coverage of insurance coverage issued to a condominium affiliation shall be renewed, except the insurance coverage protection underneath the coverage consists of the coverages set forth in Part 12.

Part 2.1 of the Act gives that except in any other case expressly offered in one other Part, the provisions of this Act are relevant to all condominiums on this state. Any provisions of a condominium instrument that incorporates provisions inconsistent with the provisions of the Act are void as in opposition to public coverage and ineffective.

Due to this fact, the property insurance coverage coverage issued by the affiliation’s insurance coverage service wants to adapt to the Act and to not extra restricted language within the affiliation’s declaration of condominium.

Q: The 2021 annual price range for our condominium was distributed to house owners, and every proprietor was suggested of their very own month-to-month evaluation for 2021. Are house owners entitled to know the month-to-month evaluation for different items?



A: Initially, making use of any unit’s share of possession to the budgeted evaluation earnings ought to reveal that unit’s assessments. That stated, Part 9(c)(1) of the Illinois Condominium Property Act gives that the price range shall additionally set forth every unit proprietor’s proposed frequent expense evaluation.

Due to this fact, every proprietor would have entry to the evaluation quantity for the opposite items.

Q: The declaration of condominium for our affiliation signifies that flooring are the decrease boundary of the items. The declaration doesn’t discuss in regards to the completed flooring, just like the hardwood flooring. Are the wooden flooring a part of the unit or the frequent components?

A: That is coated underneath Part 4.1(a)(2) of the Illinois Condominium Property Act. That part gives, in related half when the declaration is silent, to the extent that perimeter and partition flooring are designated because the boundaries of the items or of any specified items, all ground coverings and completed flooring and some other supplies constituting any a part of the completed surfaces thereof, shall be deemed part of such items, whereas all different parts of such flooring shall be deemed a part of the frequent components.

If the declaration is silent, hardwood flooring can be a part of the unit, for which the proprietor is accountable to keep up, restore and change.

Q: I’m a property supervisor. With a view to shield my privateness in an more and more hostile world, I’ve began to make use of a fictitious identify in my day-to-day service as a supervisor. My Illinois group affiliation supervisor license is in my precise identify. Can I proceed to make use of my pseudonym?

A: I completely admire the notion that many individuals appear to be wound just a little tighter than ordinary lately. This may increasingly partially be attributable to the stress of the pandemic. And I perceive the need to work underneath a pseudonym. Nonetheless, a property supervisor should follow underneath the total identify proven on their license. Failure to take action is grounds for self-discipline underneath the Group Affiliation Supervisor Licensing and Disciplinary Act.

• David M. Bendoff is an legal professional with Kovitz Shifrin Nesbit within the Chicago suburbs. Ship questions for the column to him at The agency gives authorized service to condominium, townhouse, home-owner associations and housing cooperatives. This column just isn’t an alternative to session with authorized counsel.


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