AB818: Bill Text

AB818,7,9 703.12 Description of units. A description in any deed or other instrument affecting title to any unit which, including a conveyance, as defined in s. 706.01 (4), that makes reference to the letter or number or other appropriate designation of the unit on the condominium plat together with a reference to the condominium instruments and the name of the condominium as it appears in the declaration shall be a good and sufficient description for all purposes.

AB818,7 Section 7. 703.13 (6) (e) of the statutes is amended to read:

AB818,7,15 703.13 (6) (e) Plats and plans showing the altered boundaries and the dimensions thereof between adjoining units, and their identifying numbers or letters, shall be prepared. The plats and plans shall be certified as to their accuracy in compliance with this subsection by a civil engineer, architect, or professional land surveyor.

AB818,8 Section 8. 703.13 (7) (c) of the statutes is amended to read:

AB818,7,21 703.13 (7) (c) Plats and plans showing the boundaries and dimensions separating the new units together with their other boundaries and their new identifying numbers or letters shall be prepared. The plats and plans shall be certified as to their accuracy and compliance with this subsection by a civil engineer, architect, or professional land surveyor.

AB818,9 Section 9. 703.13 (8) (c) of the statutes is amended to read:

AB818,8,2 703.13 (8) (c) Plats and plans showing the boundaries and dimensions of the new unit together with the new identifying number or letter shall be prepared. The plats and plans shall be certified as to their accuracy and compliance with this subsection by a civil engineer, architect, or professional land surveyor.

AB818,10 Section 10. 703.15 (4) (d) 1. of the statutes is amended to read:

AB818,8,10 703.15 (4) (d) 1. At Except as provided in par. (dm), at meetings of the association, every unit owner is entitled to cast the number of votes appurtenant to his or her the unit owner's unit, as established in the declaration under s. 703.09 (1) (f). Unit owners may vote by proxy, but, the proxy is effective only for a maximum period of 180 days following its issuance, unless granted to a mortgagee or lessee. If only one of multiple owners of a unit is present at a meeting of the association, the owner that is present is entitled to cast the votes allocated to that unit.

AB818,11 Section 11. 703.15 (4) (dm) of the statutes is created to read:

AB818,8,16 703.15 (4) (dm) For a condominium created on or after the effective date of this paragraph .... [LRB inserts date], after the expiration of any period of declarant control of the association under sub. (2) (c), no unit owner may vote any votes appurtenant to a unit at a meeting of the association if, at the time of the meeting, the unit is partially or fully exempt from any assessments.

AB818,12 Section 12. 703.165 (2) of the statutes is renumbered 703.165 (2) (intro.) and amended to read:

AB818,9,2 703.165 (2) Liability for assessments. (intro.) A unit owner shall be liable for all assessments, or installments thereof of assessments, coming due while owning a unit, including any assessments coming due during the pendency of any claim by the unit owner against the association or during any period in which the unit is not occupied by the unit owner or is leased or rented to any other person. Liability for assessments may not be avoided by waiver of the use or enjoyment of any common element or by abandonment of the unit for which the assessments are made. Except as provided in sub. (4), a grantee of a unit is liable for assessments against a grantor under any of the following circumstances:

AB818,9,10 (a) In a voluntary grant, the grantee shall be jointly and severally liable with the grantor for all unpaid assessments against the grantor for his or her the grantor's share of the common expenses up to the time of the voluntary grant for which a statement of condominium lien is recorded, without prejudice to the rights of the grantee to recover from the grantor the amounts paid by the grantee for such assessments. Liability for assessments may not be avoided by waiver of the use or enjoyment of any common element or by abandonment of the unit for which the assessments are made.

AB818,13 Section 13. 703.165 (2) (b) of the statutes is created to read:

AB818,9,20 703.165 (2) (b) If a first mortgage on a unit was executed on or after the effective date of this paragraph .... [LRB inserts date], a mortgagee that becomes the owner of the unit following foreclosure of the first mortgage is jointly and severally liable with the mortgagor for unpaid assessments against the mortgagor for the mortgagor's share of common expenses coming due during the 12 months immediately preceding the date on which the foreclosure sale is confirmed under s. 846.165. Liability of the mortgagee under this paragraph shall not prejudice the rights of the mortgagee to recover from the mortgagor any amounts paid by the mortgagee for the assessments.

AB818,14 Section 14. 703.165 (5) (intro.) of the statutes is amended to read:

AB818,9,23 703.165 (5) Priority of lien. (intro.) A lien under this section is prior to all other liens except the following:

AB818,15 Section 15. 703.165 (5) (c) of the statutes is amended to read:

AB818,10,2 703.165 (5) (c) Mechanic's Construction liens filed prior to the making of the assessment.

AB818,16 Section 16 . 703.167 of the statutes is created to read:

AB818,10,6 703.167 Repair or replacement of defective common elements; assessments, foreclosures, deeds in lieu, and options of first mortgagees to release lien or take title. (1) Definitions. In this section:

AB818,10,8 (a) “Defective common elements” means common elements of a building in a condominium that are affected by a defect described under sub. (2) (a).

AB818,10,9 (b) “First mortgage” means a first mortgage described under s. 703.165 (5) (b).

AB818,10,11 (c) “First mortgagee” means the mortgagee under a first mortgage on a unit, or the holder of an equivalent security interest.

AB818,10,17 (2) Applicability. (a) Subject to par. (b), if a defect is discovered in the common elements of a building in a condominium that is related to the initial construction of the building or work performed by or for a declarant during any period of declarant control of the association under s. 703.15 (2) (c), the association may use the procedure under this section to raise the funds necessary to undertake the repair or replacement of the defective common elements.

AB818,10,19 (b) The association may use the procedure under this section only if all of the following apply:

AB818,10,21 1. Any period of declarant control of the association under s. 703.15 (2) (c) has expired.

AB818,11,3 2. The association has attempted in good faith to determine the persons that may liable for the repair or replacement of the defective common elements, including insurers, and for each person the association determines may be liable, either the person has refused or is financially unable to undertake or pay for the repair or replacement, or the association is unable to locate that person. The association is not required to bring any action in circuit court against any person that may be liable in order to use the procedure under this section.

AB818,11,7 3. The association has determined that property insurance obtained by the association under s. 703.17 does not cover the repair or replacement of the defective common elements, or the association's insurer has denied the association's claim for coverage under the property insurance policy.

AB818,11,10 4. The cost to repair or replace the defective common elements is 20 percent or more of the value of the building that is affected by the defect described under par. (a).

AB818,11,13 5. Any reserves maintained by the association for repair and replacement of common elements beyond routine maintenance are insufficient to cover the cost to repair or replace the defective common elements.

AB818,11,15 6. The association intends to repair or replace the defective common elements, and the cost for that repair or replacement is a common expense.

AB818,11,23 (3) Levying of assessments; foreclosure for unpaid assessments. (a) Levying of assessments; notice to unit owners. The association shall estimate the total cost required to repair or replace the defective common elements and shall levy assessments against the unit owners as provided under s. 703.16 (2) (a) to raise the funds required to undertake the repair or replacement. The association shall give written notice to the unit owners that the association is raising funds under this section to repair or replace the defective common elements. The association shall include all of the following information in the notice:

AB818,12,3 1. A description of the defect described under sub. (2) (a), an explanation of how the defect affects the common elements of the building, and a summary of the work necessary to repair or replace the defective common elements.

AB818,12,5 2. A statement of the estimated total cost required to repair or replace the defective common elements.

AB818,12,7 3. A breakdown of the approximate cost under subd. 2. that may be assessed against each unit owner in one or more increments.

AB818,12,9 4. The date or dates on which the association anticipates levying the assessments under subd. 3.

AB818,12,16 (b) Refusal by unit owners to pay assessments; foreclosure of condominium liens. If a unit owner does not pay an assessment levied under par. (a) or if the unit owner notifies the association that the unit owner does not intend to pay the assessment, the association may file a statement of condominium lien under s. 703.165 (3) with respect to the unit owner's unit. The association may foreclose that condominium lien as provided under s. 703.165 (7) or accept a deed in lieu of foreclosure from the unit owner.

AB818,12,21 (4) Options of first mortgagees. (a) Notwithstanding s. 703.165 (5) and subject to pars. (b) and (h), if the association acquires title to a unit at foreclosure sale or by deed in lieu of foreclosure under sub. (3) (b), the association may use the procedure under this subsection to require a first mortgagee of the unit to either release its first mortgage on the unit or take title to the unit.

AB818,12,23 (b) The association may use the procedure under this subsection only if all of the following apply:

AB818,12,25 1. There are no liens on the unit other than liens described under s. 703.165 (5) (a) to (e).

AB818,13,2 2. The first mortgage on the unit was executed on or after the effective date of this subdivision .... [LRB inserts date].

AB818,13,6 (c) No later than 2 years after the date of delivery of the notice to unit owners under sub. (3) (a), the association may give written notice by certified mail and 1st class mail to a first mortgagee of a unit described under par. (a), along with a copy of the notice to unit owners, that includes all of the following information:

AB818,13,8 1. A statement that the association is raising funds under this section to repair or replace the defective common elements.

AB818,13,10 2. A statement that the association is the owner of the unit and that the first mortgagee has a first mortgage on the unit.

AB818,13,13 3. An explanation of the options available to the first mortgagee under par. (d) and a deadline that is at least 60 days from the date on which the notice is sent by which the first mortgagee must select one of those options.

AB818,13,15 (d) No later than the deadline specified in the notice under par. (c), a first mortgagee shall do one of the following:

AB818,13,17 1. Notify the association that the first mortgagee will accept a quit claim deed for the unit from the association.

AB818,13,19 2. Record a release of the first mortgage in the office of the register of deeds and notify the association that the lien of the first mortgage has been released.

AB818,13,21 (e) If a first mortgagee takes the action described under par. (d) 1., all of the following apply:

AB818,13,23 1. The association shall promptly deliver a quit claim deed for the unit to the first mortgagee.

AB818,14,3 2. The first mortgagee shall credit the fair value of the unit toward the first mortgage debt, interest, and costs. If any deficiency remains, the first mortgagee may apply to the circuit court for a judgment of deficiency. If there is any surplus, the first mortgagee shall pay the surplus into the circuit court, and the circuit court shall dispose of the surplus as provided under s. 846.162.

AB818,14,6 (f) If a first mortgagee takes the action described under par. (d) 2., the first mortgagee may petition the circuit court for a judgment related to the debt previously secured by the first mortgage.

AB818,14,9 (g) If a first mortgagee fails to take any of the actions described under par. (d) by the deadline specified in the notice under par. (c), the first mortgage is considered released, and the association may commence an action to quiet title to the unit.

AB818,14,17 (h) If the association acquires title to a unit at foreclosure sale or by deed in lieu of foreclosure under sub. (3) (b) and the unit is encumbered by a construction lien described under s. 703.165 (5) (c) that is prior to a first mortgage on the unit, the association may use the procedure under pars. (c) to (g) to require the holder of the construction lien to either release the construction lien on the unit or take title to the unit. The association may not use the procedure under this subsection to require a first mortgagee of the unit to either release its first mortgage lien on the unit or take title to the unit unless the construction lien holder releases the construction lien.

AB818,17 Section 17. 703.18 (2) (a) and (b) of the statutes are amended to read:

AB818,14,24 703.18 (2) (a) Unless otherwise provided in the declaration and except as provided in par. (b), in the event of damage to or destruction of common elements of a condominium, the association shall promptly undertake to repair or reconstruct it the common elements to a condition compatible with the remainder of the condominium. All cost of the repair or reconstruction in excess of available insurance proceeds shall be a common expense.

AB818,15,8 (b) However, if If a condominium is damaged to an extent more than the available insurance proceeds, the condominium shall be subject to an action for partition upon obtaining the written consent of the unit owners having 75 percent or more of the votes. In Except as provided in par. (c), in the case of partition, the net proceeds of sale together with any net proceeds of insurance shall be considered as one fund and shall be divided among all unit owners in proportion to their percentage interests in the common elements, and shall be distributed in accordance with the priority of interests in each unit.

AB818,18 Section 18. 703.18 (2) (c) of the statutes is created to read:

AB818,15,16 703.18 (2) (c) If the condominium was created on or after the effective date of this paragraph .... [LRB inserts date], a declaration may provide that the net proceeds under par. (b) shall be divided according to the unit owners' percentage of total fair market value as determined by following the procedure set forth in s. 703.28 (4) (d), except that the appraiser shall determine the fair market value of each unit, including the unit's percentage interest in the common elements, as the unit and common elements existed immediately prior to the damage described under par. (b).

AB818,19 Section 19. 703.22 (title), (2) and (3) of the statutes are amended to read:

AB818,15,18 703.22 (title) Mechanics' Construction and suppliers' liens.

AB818,15,21 (2) Any mechanics' construction lien or suppliers' lien under subch. I of ch. 779 arising as a result of repairs to or improvements of a unit by a unit owner shall be a lien only against the unit.

AB818,16,6 (3) Any mechanics' construction lien or suppliers' lien under subch. I of ch. 779 arising as a result of repairs to or improvements of the common elements, if authorized in writing by the association, shall be paid by the association as a common expense and until paid shall be a lien against each unit in proportion to its the unit's percentage interest in the common elements. On payment of the proportionate amount by any unit owner to the lienor or on the filing of a written undertaking in the manner specified by s. 779.08, the unit owner shall be entitled to a release of his or her the unit owner's unit from the lien , and the association shall not be entitled to assess his or her the unit owner's unit for payment of the remaining amount due for the repairs or improvements.

AB818,20 Section 20. 703.28 (1) of the statutes is renumbered 703.28 (3) (a).

AB818,21 Section 21. 703.28 (1m) (intro.) of the statutes is created to read:

AB818,16,10 703.28 (1m) All condominiums. (intro.) The following provisions apply to all condominiums:

AB818,22 Section 22. 703.28 (2) of the statutes is renumbered 703.28 (3) (b) and amended to read:

AB818,16,17 703.28 (3) (b) Upon removal under this subsection of any condominium property from the provisions of this chapter, the property shall be deemed to be is owned in common by the unit owners. The undivided interest in the property owned in common which that appertains to each unit owner shall be is the percentage of undivided interest previously owned by the unit owner in the common elements.

AB818,23 Section 23. 703.28 (3) (intro.) of the statutes is created to read:

AB818,16,21 703.28 (3) Existing condominiums. (intro.) The following provisions apply to a condominium created before the effective date of this subsection (intro.) .... [LRB inserts date]:

AB818,24 Section 24. 703.28 (4) of the statutes is created to read:

AB818,16,25 703.28 (4) New condominiums. The following provisions apply to a condominium created on or after the effective date of this subsection (intro.) .... [LRB inserts date]:

AB818,17,9 (a) All or any part of condominium property may be removed from the provisions of this chapter if the unit owners of units to which at least 80 percent of the votes are allocated, or a greater percentage if required by the declaration, consent to removal in writing, the holders of all liens affecting any of the units consent to removal in writing, and a removal instrument is duly recorded. If all of the units in a condominium are restricted exclusively to nonresidential uses, the declaration for the condominium may specify a smaller percentage of the votes that are required for removal, except that the percentage may not be less than the percentage required to amend the condominium declaration under s. 703.09 (2).

AB818,17,16 (b) The removal instrument under par. (a) shall be signed by the required number of consenting unit owners in the same manner as required in conveyances of real property. The removal instrument is effective when recorded in the office of the register of deeds of the county where the property is located and shall be recorded in every county in which any portion of the condominium is located. The removal instrument shall specify a date after which the removal instrument is void unless recorded on or before that date.

AB818,17,24 (c) Upon removal under this subsection of condominium property from the provisions of this chapter, the property is owned in common by the unit owners. Unless the declaration provides for the use of the procedure under par. (d), upon removal, the undivided interest in the property owned in common that appertains to each unit owner is the percentage of undivided interest previously owned by the unit owner in the common elements. Upon removal, a lien against a unit is considered a lien against the percentage of the undivided interest in the property of the unit owner.

AB818,18,14 (d) A declaration may provide that, upon removal under this subsection of condominium property from this chapter, each unit owner's undivided interest in the property after removal shall be determined under this paragraph, rather than under par. (c). The association shall select an appraiser who shall determine the fair market value of each unit in the condominium, including the unit's percentage interest in the common elements. The association shall deliver a copy of the appraiser's determination to each unit owner along with a notice that the unit owner may object to the determination within 30 days after the date of the notice. Unless the unit owners of units to which at least 30 percent of the votes are allocated timely object to the determination, the determination shall be final, and each unit owner's undivided interest in the property after removal shall be a percentage calculated by dividing the appraised fair market value of the unit, including the unit's percentage interest in the common elements, by the sum of the appraised fair market values of all units, including their percentage interests in the common elements.

AB818,25 Section 25 . Initial applicability.

AB818,18,18 (1) Approval of first mortgagee for amending declaration. The treatment of section 703.09 (2) and (2m) of the statutes first applies to an amendment to which the required number of unit owners consented on the effective date of this subsection.

AB818,18,22 (2) Modification and correction of recorded condominium instruments, amendments, and addenda. The treatment of section 703.095 of the statutes first applies to an amendment, addendum, or correction instrument recorded on the effective date of this subsection.

AB818,18,25 (3) Description of units. The treatment of section 703.12 of the statutes first applies to a deed or other instrument affecting title to a unit executed on the effective date of this subsection.

AB818,19,4 (4) Relocation of boundaries between adjoining units; separation of units; merger of units. The treatment of section 703.13 (6) (e), (7) (c), and (8) (c) of the statutes first applies to plats and plans certified as to their accuracy and compliance with section 703.13 of the statutes on the effective date of this subsection.

AB818,26 Section 26 . Effective dates. This act takes effect on the day after publication, except as follows:

AB818,19,10 (1) Relocation of boundaries between adjoining units; separation of units; merger of units. The treatment of section 703.13 (6) (e), (7) (c), and (8) (c) of the statutes and Section 25 (4) of this act take effect on the first day of the 6th month beginning after publication.

AB818,19,11 (End)