1 CAI - Illinois Webinar Avoiding Section 22.1(a) Disclosure Problems May 29, 2013 Presenter: David Sugar
2 - Providing Required Resale Disclosures - Responding to Mortgagee Questionnaires David Sugar Arnstein & Lehr LLP 120 S. Riverside Plaza Chicago, IL
3 Providing Required Resale Disclosures
4 Providing Required Disclosures Purpose of disclosures: Consumer protection. To encourage disclosure by the seller of a condominium unit for the protection of the prospective purchaser. Different statutory requirements for condo owners and owners of non-condo HOA property Condo unit ICPA 22.1(a) Non-condo HOA property CICAA 1-35(d)
5 In the event of any resale of a condominium unit by a unit owner other than the developer, such owner shall obtain from the Board of Managers and shall make available for inspection to the prospective purchaser, upon demand, the following. ICPA 22.1(a) In the event of any resale of a unit in a common interest community association by a member or unit owner other than the developer, the board shall make available for inspection to the prospective purchaser, upon demand, the following. - CICAA 1-35(d)
6 Resale Only Association provides disclosures only in connection with resales, not sales by a developer
7 Who must provide disclosures on behalf of the Association? The Board -- not management -- is statutorily obligated to provide disclosures. ICPA 22.1(a) CICAA 1-35(d)
8 Who is entitled to request disclosures? Condominium unit: Unit seller (that is, current condo unit owner) must request disclosure and provide disclosure to buyer - ICPA 22.1(a). If seller doesn t make a request for disclosures on behalf of buyer, no disclosures are required Non-condo HOA property: It seems that buyer or seller may request disclosures. - CICAA 1-35(d). If neither seller nor buyer makes a request for disclosures, no disclosures are required
9 To whom is disclosure made? Condominium unit: Board to provide disclosures to seller (that is, current condo unit owner), and seller must provide disclosures to buyer - ICPA 22.1(a) Non-condo HOA property: Board to provide disclosures directly to prospective purchaser - CICAA 1-35(d)
10 Written request required. Response required within 30 days of request.
11 Disclosure #1 -Governing Documents A copy of the association s governing instruments (e.g., Declaration, by-laws) any rules and regulations. ICPA 22.1(a)(1) CICAA 1-35(d)(1)
12 Disclosure #2 - Unpaid Assessments Statement of any liens for unpaid assessments on the unit and a statement of unpaid assessments and other charges due and owing ICPA 22.1(a)(2) CICAA 1-35(d)(2)
13 Sample response unpaid assessments The monthly assessment for unit is $, plus $ for cable television services. As of the date of this disclosure and through the end of the current month, the Association is owed and asserts a lien on the subject unit for any unpaid common expense assessments and related charges. Any amount due will be noted in a paid assessment letter. The Association has no other liens on the unit in question.
14 Disclosure #3 - Anticipated Capital Expenditures A statement of any capital expenditures anticipated by the association within the current or succeeding two fiscal years. - Most difficult disclosure question. - Most likely to lead to litigation. - Anticipated expenditure approved expenditure - Intended to warn buyer of potential for special assessments or large assessment increases NOTE: Disclosure concerning anticipated special assessments is NOT required. ICPA 22.1(a)(3) CICAA 1-35(d)(3)
15 Sample response anticipated capital expenditures Other than as set forth in the current year s budget, the Association s Board of Managers has not authorized any capital expenditures in the current fiscal year, and the Board has not authorized any capital expenditures in the next two succeeding fiscal years. However, the Association s building was first constructed in 19, and significant capital expenditures for maintenance, repair, restoration and replacement of deteriorated common element facilities may be required in the coming years. Whether any capital expenditures will be made within the next three years is unknown at this time, as is the amount of any such capital expenditures.
16 Another sample response anticipated capital expenditures The Association s Replacement Reserve Study dated, 200 and prepared by, projects the need for specified capital expenditures in the current fiscal year and in the next two succeeding fiscal years. However, other than as set forth in the current year s budget, the Association s Board of Managers has not authorized any capital expenditures in the current fiscal year, and the Board has not authorized any capital expenditures in the next two succeeding fiscal years. The Association s Board of Managers does, however, anticipate making approximately $ of capital expenditures during 2012 and 2013 for façade restoration, concrete repairs and elevator upgrades. In addition, the Association s building was first constructed in 19, and other significant capital expenditures for maintenance, repair, restoration and replacement of deteriorated common element facilities may be required in the coming years, and those capital expenditures may be required sooner than projected in the Association s Replacement Reserve Study and/or may carry a cost in excess of that estimated in the Association s Replacement Reserve Study. Whether any capital expenditures will be made within the next three years is unknown at this time, as is the amount of any such capital expenditures.
17 Disclosure #4 - Reserves Statement of the status and amount of any reserve for replacement fund and any portion of such fund earmarked/specifically designated for specific projects ICPA 22.1(a)(4) Statement of the status and amount of any reserve for replacement fund and any other fund specifically designated for association projects CICAA 1-35(d(4)
18 Disclosure #5 Latest Annual Financial Statement Copy of statement of financial condition for most recent fiscal year ICPA 22.1(a)(5) CICAA 1-35(d)(5)
19 Disclosure #6 - Lawsuits and judgments Statement of the status of any pending suits or judgments in which the association is a party Foreclosure lawsuits Eviction/collection lawsuits Personal injury lawsuits (even if covered by insurance) ICPA 22.1(a)(6) CICAA 1-35(d)(6)
20 Sample response - litigation There are no pending judgments against the Association. From time to time, the Association is a defendant in mortgage foreclosure lawsuits against unit owners and/or a plaintiff in assessment collection lawsuits against unit owners. The Association is not a party to any other lawsuits.
21 Disclosure #7 - Insurance Coverage Statement setting forth what insurance coverage is provided by the association for all owners ICPA 22.1(a)(7) CICAA 1-35(d)(7)
22 Sample response - insurance A certificate evidencing all insurance maintained by the Association on the common elements and related appurtenances may be obtained by contacting XYZ at or
23 Disclosure #8 - Compliance of Improvements/Alterations Statement that any improvements or alterations made to the unit, or the limited common elements assigned thereto, by the prior unit owner are in good faith believed to be in compliance with the condominium instruments. ICPA 22.1(a)(8) CICAA Not applicable
24 Sample response- Compliance of Improvements/Alterations 1. The Association does not inspect individual units and takes no responsibility for improvements or alterations made by individual unit owners within individual units or to limited common elements. The Association has no knowledge of any improvements or alterations made to the subject unit (or to the limited common elements that serve that unit) that are not in compliance with the Association s Declaration and Rules.
25 Disclosure #9 - Designated Association Officer The identity and mailing address of the principal officer of the association or of the other officer or agent as is specifically designated to receive notices. ICPA 22.1(a)(9) CICAA Not applicable
26 The Phantom Disclosure Does not appear in ICPA 22.1(a) or in CICAA 1-35(d)
27 Special supplemental disclosure on first resale of unit after foreclosure required to collect six months amount ICPA 9(g)(5) requires disclosure of the dollar amount of the six months amount that will be owed by the buyer. Disclosure of the six months amount is required in 22.1(a) disclosures and in paid assessment letter. Beware: not mentioned in ICPA 22.1
28 Non-condo property Non-condominium CICAA property ICPA 9(g)(6)* * Yes, this is still in the ICPA.
29 Sample response - special required disclosure on first resale after foreclosure This unit s current owner (Big Bank) is a mortgagee who acquired the unit in a mortgage foreclosure proceeding. Accordingly, pursuant to Section 9(g)(4) of the Illinois Condominium Property Act, the buyer of this unit will also be liable for and have the duty to pay $ to the Association, which amount represents $ of still-unpaid common expense assessments, fines, and late payment charges owed by the former owner of this unit for the six months immediately preceding the institution of the Association s collection action against him, plus $ of legal fees and court costs in connection with that lawsuit.
30 Fee for Disclosures? A reasonable fee covering the direct out-of-pocket cost of providing such information and copying may be charged by the association to the seller. ICPA last un-numbered paragraph of 22.1 CICAA last un-numbered paragraph of 1-35(d)
31 Why is it important to provide proper disclosures? Board faces liability to claims by both buyer and seller for failing to provide disclosures when required to do so Board faces liability to both buyer and seller for providing inaccurate or erroneous disclosures, especially concerning anticipated capital expenditures Managing agent also exposed to potential liability. Don t want new owners to have unpleasant surprises
32 Best Practices concerning statutory disclosures for buyers Disclosures are the Board s disclosures, not Management s disclosures. Management can t read Board s mind, so involvement of Board needed. Periodic review and approval by Board. Monthly review and update by Management. Provide disclosures only when requested. Answer only what is required by applicable statute; nothing more and nothing less. Volunteering information creates liability risk. All disclosures should be dated; circumstances can change quickly. Use your own form. Beware of disclosure forms prepared by lawyers and brokers. Never use a form provided by the buyer s lawyer or broker.
33 Special Problems Web-based disclosure systems Special Lawyers Issues and realtors Seller requests that disclosures be sent directly to prospective buyer Requests for supplemental information
34 Responding to Mortgagee Questionnaires Not the same as disclosures to buyers Statutory authority NONE Boards respond because buyers cannot obtain mortgages (and owners cannot re-finance) if associations do not respond to mortgagee questionnaires Lenders seek information to meet underwriting requirements
35 Mortgagee Questions - Focus is generally on reserves, reserve study, delinquencies, professional management, environmental problems, number of units rented, pending litigation, turnover status, etc. However, some lenders also inquire about time-shares, hotel services, rental pools, property manager s shoe size, etc.
36 Best Practices for Responding to Mortgagee Questionnaires Create standardized mortgagee disclosure form that includes responses to questions posed by most lenders Consider charging owner when owner s lender will not accept association s standardized response. Seek help from legal counsel for responses to legal/technical questions
37 Best Practices for Responding to Mortgagee Questionnaires Create standardized mortgagee disclosure form that includes responses to questions posed by most lenders Consider charging owner when owner s lender will not accept association s standardized response. Seek help from legal counsel for responses to legal/technical questions
38 Questions? David Sugar Arnstein & Lehr LLP 120 S. Riverside Plaza Chicago, IL
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