Illinois General Assembly - Illinois Compiled Statutes

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765 ILCS 605/19

(765 ILCS 605/19) (from Ch. 30, par. 319)

Sec. 19. Records of the association; availability for examination.

(a) The board of managers of every association shall keep and maintain the
following records, or true and complete copies of these records, at the
association's principal office:

(1) the association's declaration, bylaws, and plats

of survey, and all amendments of these;

(2) the rules and regulations of the association, if

any;

(3) if the association is incorporated as a

corporation, the articles of incorporation of the association and all amendments to the articles of incorporation;

(4) minutes of all meetings of the association and

its board of managers for the immediately preceding 7 years;

(5) all current policies of insurance of the

association;

(6) all contracts, leases, and other agreements then

in effect to which the association is a party or under which the association or the unit owners have obligations or liabilities;

(7) a current listing of the names, addresses, email

addresses, telephone numbers, and weighted vote of all members entitled to vote;

(8) ballots and proxies related to ballots for all

matters voted on by the members of the association during the immediately preceding 12 months, including, but not limited to, the election of members of the board of managers;

(9) the books and records for the association's

current and 10 immediately preceding fiscal years, including, but not limited to, itemized and detailed records of all receipts, expenditures, and accounts; and

(10) any reserve study.

(b) Any member of an association shall have the right to inspect, examine,
and make copies of the records described in subdivisions (1), (2), (3), (4),
 (5), (6), (9), and (10) of subsection (a) of this Section, in person or by agent, at any
reasonable time or times, at the association's principal office.  In order
to exercise this right, a member must submit a written request to the
association's board of managers or its authorized agent, stating with
particularity the records sought to be examined.  Failure of an association's
board of managers to make available all records so requested within 10 business days of
receipt of the member's written request shall be deemed a denial.

Any member who prevails in an enforcement action to compel examination of
records described in subdivisions (1), (2), (3), (4), (5), (6), (9), and (10) of subsection (a)
of this Section shall be entitled to recover reasonable attorney's fees and
costs from the association.

(c) (Blank).

(d) (Blank).

(d-5) As used in this Section, "commercial purpose" means the use of any part of a record or records described in subdivisions (7) and (8) of subsection (a) of this Section, or information derived from such records, in any form for sale, resale, or solicitation or advertisement for sales or services.

(e) Except as otherwise provided in subsection (g) of this
Section, any member of an association shall have the right to inspect, examine,
and make copies of the records described in subdivisions (7) and (8) of subsection (a) of this Section, in person or by agent, at any reasonable
time or times but only for a purpose that relates to the association, at the association's principal
office.  In order to exercise this right, a member must submit a written
request, to the association's board of managers or its authorized agent,
stating with particularity the records sought to be examined. As a condition for exercising this right, the board of managers or authorized agent of the association may require the member to certify in writing that the information contained in the records obtained by the member will not be used by the member for any commercial purpose or for any purpose that does not relate to the association. The board of managers of the association may impose a fine in accordance with item (l) of Section 18.4 upon any person who makes a false certification.  Subject to the provisions of subsection (g) of this Section, failure of an association's board of managers to make
available all records so requested within 10 business days of receipt of the
member's written request shall be deemed a denial; provided, however, that the
board of managers of an association that has adopted a secret ballot election
process as provided in Section 18 of this Act shall not be deemed to have
denied a member's request for records described in subdivision (8) of
subsection (a) of this Section if voting ballots, without identifying unit
numbers, are made available to the requesting member within 10 business days of receipt
of the member's written request.

Any member who prevails in an enforcement action to compel
examination of records described in subdivision (7) or (8) of
subsection (a) of this Section shall be entitled to recover reasonable
attorney's fees and costs from the association only if the court finds that
the board of directors acted in bad faith in denying the member's request.

(f) The actual cost to the association of retrieving and making requested
records available for inspection and examination under this Section may be
charged by the association to the requesting member.  If a member requests
copies of records requested under this Section, the actual costs to the
association of reproducing the records may also be charged by the association
to the requesting member.

(g) Notwithstanding the provisions of subsection (e) of this Section, unless
otherwise directed by court order, an association need not make the following
records available for inspection, examination, or copying by its members:

(1) documents relating to appointment, employment,

discipline, or dismissal of association employees;

(2) documents relating to actions pending against or

on behalf of the association or its board of managers in a court or administrative tribunal;

(3) documents relating to actions threatened against,

or likely to be asserted on behalf of, the association or its board of managers in a court or administrative tribunal;

(4) documents relating to common expenses or other

charges owed by a member other than the requesting member; and

(5) documents provided to an association in

connection with the lease, sale, or other transfer of a unit by a member other than the requesting member.

(h) The provisions of this Section are applicable to all condominium
instruments recorded under this Act.  Any portion of a condominium instrument
that contains provisions contrary to these provisions shall be void as against
public policy and ineffective.  Any condominium instrument that fails to
contain the provisions required by this Section shall be deemed to incorporate
the provisions by operation of law.

(Source: P.A. 102-921, eff. 5-27-22.)