SB550: Bill Text

Small condominiums

Current law provides alternative procedures for small condominiums. A small condominium is a condominium with no more than 12 units. Under current law, an agreement may be substituted for bylaws if approved by all of the unit votes in a small condominium. Current law further provides that the affirmative vote or written consent of all the unit votes of the small condominium is required to amend such an agreement. Under the bill, 75 percent of the unit votes of the small condominium are required to amend such an agreement.

The people of the state of Wisconsin, represented in senate and assembly, do enact as follows:

SB550,1 Section 1. 703.02 (1b) of the statutes is amended to read:

SB550,4,3 703.02 (1b) “Addendum" means a condominium an instrument that modifies a recorded condominium plat.

SB550,2 Section 2. 703.02 (1h) of the statutes is amended to read:

SB550,4,9 703.02 (1h) “Amendment" means a condominium an instrument that modifies a recorded condominium declaration. “Amendment” includes a modification to a declaration to relocate unit boundaries under s. 703.13 (6), to separate or merge units under s. 703.13 (7) or (8), and to merge or consolidate a condominium under s. 703.275.

SB550,3 Section 3. 703.02 (3) of the statutes is amended to read:

SB550,4,12 703.02 (3) “Common expenses and common surpluses" mean the expenses and surpluses of an association.

SB550,4 Section 4. 703.02 (3m) of the statutes is created to read:

SB550,4,14 703.02 (3m) “Common surpluses” mean the surpluses of an association.

SB550,5 Section 5. 703.02 (6m) of the statutes is amended to read:

SB550,5,5 703.02 (6m) “Correction instrument" means an instrument drafted by a professional land surveyor that complies with the requirements of s. 59.43 (2m) and that, upon recording, corrects an error in a condominium plat. “Correction instrument" does not include an instrument of conveyance.

SB550,6 Section 6 . 703.02 (8m) of the statutes is created to read:

SB550,5,8 703.02 (8m) “Deliver” includes to deliver by hand, U.S. mail, commercial delivery, facsimile transmission, or electronic mail.

SB550,7 Section 7. 703.02 (14g) of the statutes is amended to read:

SB550,5,13 703.02 (14g) “Removal instrument" means an instrument that complies with the requirements of s. 59.43 (2m) and that removes property from the provisions of this chapter upon recording. “Removal instrument" does not include an instrument of conveyance.

SB550,8 Section 8. 703.065 of the statutes is created to read:

SB550,5,17 703.065 Recording requirements; general. Every instrument offered for record related to a condominium other than a plat or addendum shall satisfy all of the following criteria:

SB550,5,19 (1) The instrument shall include the name of the condominium as it appears in the declaration.

SB550,5,21 (2) The instrument shall be prepared in the standard format for recorded documents under s. 59.43 (2m) and (5) (a).

SB550,5,22 (3) The instrument shall comply with s. 706.05 (2) (a) and (b).

SB550,6,2 (4) If the instrument is a condominium instrument or an instrument that modifies a condominium instrument and the county in which the instrument is to be recorded has adopted an ordinance under s. 703.115, the instrument is accompanied by the certified written approval of the person who performed the review under the ordinance.

SB550,9 Section 9 . 703.07 (2) of the statutes is amended to read:

SB550,6,13 703.07 (2) A condominium instrument, and all amendments, addenda and certifications of a condominium instrument, shall be recorded in every county in which any portion of the condominium is located, and shall be indexed in each county in the name of the declarant and the name of the condominium grantor and grantee and the description of the condominium property that is located in that county. Subsequent instruments affecting the title to a unit which is physically located entirely within a single county shall be recorded only in that county, notwithstanding the fact that the common elements are not physically located entirely within that county. Subsequent amendments and addenda shall be indexed under the name of the condominium.

SB550,10 Section 10. 703.08 (2) (intro.), (a) and (b) of the statutes are consolidated, renumbered 703.08 (2) and amended to read:

SB550,6,19 703.08 (2) A tenant may not be required to vacate the property during the 120-day period immediately following the date of delivery of the notice required under sub. (1) except for: (a) Violation of unless the tenant violates a covenant in the lease; or (b) Nonpayment of fails to pay rent.

SB550,11 Section 11. 703.09 (1) (title) of the statutes is created to read:

SB550,6,21 703.09 (1) (title) Requirements.

SB550,12 Section 12 . 703.09 (1b) of the statutes is created to read:

SB550,7,2 703.09 (1b) Declarant rights after period of declarant control; prohibition. A condominium declaration may not provide a declarant with a right in the association of unit owners after the period of declarant control ends under s. 703.15 (2) (c) if the right is not granted to unit owners who are not the declarant.

SB550,13 Section 13. 703.09 (1c) (title) of the statutes is created to read:

SB550,7,4 703.09 (1c) (title) Consent of property owners and mortgagees; declaration.

SB550,14 Section 14. 703.09 (2) of the statutes is amended to read:

SB550,7,18 703.09 (2) Amendment. Except as provided in sub. (4) and ss. 703.093, 703.13 (6) (c), (cm), and (d), (7) (b) and (bm), and (8) (b), (bm), and (bp), and 703.26, a condominium declaration may be amended with the written consent of at least two-thirds of the aggregate of the votes established under sub. (1) (f) or a greater percentage if provided in the declaration. An amendment becomes effective when it is recorded in the same manner as the declaration. The document submitting the amendment for recording shall state that the required consents and approvals for the amendment were received. Except as provided in sub. (2m), a unit owner's written consent is not effective unless it is approved in writing by the first mortgagee of the unit, or the holder of an equivalent security interest, if any. Approval from the first mortgage lender or equivalent security interest holder, or the person servicing the first mortgage loan or its equivalent on a unit, constitutes approval of the first mortgagee or equivalent security interest holder under this subsection.

SB550,15 Section 15. 703.09 (2m) (title) of the statutes is created to read:

SB550,7,20 703.09 (2m) (title) Consent of unit owners and mortgagees; amendments.

SB550,16 Section 16. 703.09 (3) (title) of the statutes is created to read:

SB550,7,22 703.09 (3) (title) Compensation for reduction in value; amendments.

SB550,17 Section 17. 703.09 (4) of the statutes is amended to read:

SB550,8,4 703.09 (4) Assignment of declarant's interest. A declarant may assign his or her rights and obligations as a declarant under this chapter by recording an amendment to the declaration that includes the assignment and an acceptance of the assignment that is signed by the assignee and acknowledged. A declarant may not assign under this subsection less than all of his or her rights and obligations as a declarant under this chapter.

SB550,18 Section 18 . 703.093 (1) of the statutes is amended to read:

SB550,8,12 703.093 (1) As an alternative to s. 703.09 (2), a condominium declaration may be amended under this section if at least two-thirds of the aggregate of the votes established under s. 703.09 (1) (f), or a greater percentage if provided in the declaration, consent to the amendment in writing and those consents are approved by the mortgagees or holders of equivalent security interests in the units. An amendment becomes effective when it is recorded in the same manner as the declaration.

SB550,19 Section 19. 703.093 (7) of the statutes is amended to read:

SB550,8,18 703.093 (7) Any person acquiring a mortgage or equivalent security interest on a unit after the affidavit is recorded under sub. (2) may notify the association in writing of the mortgage or equivalent security interest lien, identifying the unit on which it holds a lien, and signify its approval of or objection to the proposed amendment to the declaration.

SB550,20 Section 20. 703.095 of the statutes is renumbered 703.095 (1) and amended to read:

SB550,8,24 703.095 (1) Modifications. A recorded condominium instrument, amendment, or addendum may only be modified only by recording an amendment, addendum, or correction instrument, or by removal from the provisions of this chapter under s. 703.28 (1).

SB550,9,3 (2) Requirements. The register of deeds may not record an amendment, addendum, or correction instrument only if it does not refer the document complies with s. 703.065, if applicable, and satisfies all of the following criteria:

SB550,9,8 (a) It refers to the condominium instrument, amendment, or addendum being modified or corrected, including the document number assigned to the document being modified, and may not record an amendment or addendum unless it if volume and page numbers are assigned to the document being modified or corrected, the volume and page where the document is recorded.

SB550,9,11 (b) It is numbered consecutively or states that it is an amendment and restatement of the condominium instrument being modified or corrected , bears the name of the condominium as it appears in the declaration, and identifies .

SB550,9,12 (c) Identifies all units in the condominium.

SB550,21 Section 21. 703.095 (2) (d) of the statutes is created to read:

SB550,9,15 703.095 (2) (d) Clearly states the changes being made to the condominium instrument, amendment, or addendum it is modifying or correcting.

SB550,22 Section 22. 703.095 (3) of the statutes is created to read:

SB550,9,19 703.095 (3) Correction instrument. A correction instrument may be used only to correct a scrivener error on a condominium plat, including erroneous distances, angles, directions, bearings, chords, building or unit numbers, and street names.

SB550,23 Section 23. 703.10 (5) of the statutes is amended to read:

SB550,9,25 703.10 (5) Amendment. The bylaws may be amended by the affirmative vote of unit owners having 67 percent or more of the votes. Each particular set forth in sub. (2) shall be expressed in the bylaws as amended. Following an amendment to the bylaws, the association shall promptly deliver to each unit owner a copy of the approved amendment.

SB550,24 Section 24. 703.11 (2) (b) of the statutes is renumbered 703.11 (2) (b) (intro.) and amended to read:

SB550,10,4 703.11 (2) (b) (intro.) A survey of the property described in the declaration complying that satisfies all of the following criteria:

SB550,10,7 1. The survey complies with minimum standards for property surveys adopted by the examining board of architects, landscape architects, professional engineers, designers and professional land surveyors and showing .

SB550,10,9 2. The survey shows the location of any unit or building located or to be located on the property.

SB550,25 Section 25. 703.11 (2) (b) 3. of the statutes is created to read:

SB550,10,12 703.11 (2) (b) 3. The survey includes a clear and concise description of the surveyed property, as described in s. 236.34 (1m) (d) 2.

SB550,26 Section 26. 703.11 (2) (d) of the statutes is amended to read:

SB550,10,18 703.11 (2) (d) All survey maps and floor plans submitted for filing recording shall be legibly prepared with a binding margin of 1.5 inches on the left side and a one-inch margin on all other sides on durable white media that is 14 inches long by 22 inches wide with a permanent nonfading black image. The maps and plans shall be drawn to a convenient scale.

SB550,27 Section 27. 703.11 (5) of the statutes is amended to read:

SB550,10,25 703.11 (5) Amendment Addendum. Except as provided in s. ss. 703.095 and 703.265, amendment of a condominium plat may be modified only by an addendum that is not included as part of an amendment to the declaration shall be that is accomplished in the same manner as an amendment to the declaration under s. 703.09 (2). An addendum is effective when it is recorded in the manner described under s. 703.07 (2).

SB550,28 Section 28. 703.115 (1) (a) of the statutes is amended to read:

SB550,11,5 703.115 (1) (a) Requires the review to be completed within 10 15 working days after submission of the condominium instrument and provides that, if the review is not completed within this period, the condominium instrument is approved for recording.

SB550,29 Section 29. 703.115 (1) (b) of the statutes is amended to read:

SB550,11,11 703.115 (1) (b) Provides that a condominium instrument may be rejected only if it fails to comply with the applicable requirements of ss. 703.065, 703.095, 703.11 (2) (a), (am), (c) and (d) and (3), 703.275 (5) (1m) (b) and 703.28 (1m) or if the professional land surveyor's certificate under s. 703.11 (4) is not attached to or included in the condominium plat.

SB550,30 Section 30. 703.12 of the statutes is amended to read:

SB550,11,21 703.12 Description of units. A description in any deed or other instrument affecting title to any unit, 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, the name of the county where the condominium is located, the document numbers assigned to the declaration, and if volume and page numbers are assigned to the declaration, the volume and page where the declaration is recorded, shall be a good and sufficient description for all purposes.

SB550,31 Section 31. 703.13 (4) of the statutes is amended to read:

SB550,12,5 703.13 (4) Change in percentage interest. The percentage interests shall have a permanent character and, except as specifically provided by this chapter, may not be changed without the written consent of all of the unit owners and their mortgagees. Any change shall be evidenced by an amendment to the declaration and recorded among the appropriate land records. The percentage interests may not be separated from the unit to which they appertain. Any instrument, matter, circumstance, action, occurrence, or proceeding in any manner affecting a unit also shall affect, in like manner, the percentage interests appurtenant to the unit.

SB550,32 Section 32 . 703.13 (6) (c) of the statutes is renumbered 703.13 (6) (c) (intro.) and amended to read:

SB550,12,9 703.13 (6) (c) (intro.) An amendment to a declaration shall identify do all of the following:

SB550,12,12 1. Identify the units involved and shall state that the boundaries between those units are being relocated by agreement of the unit owners thereof. The amendment shall contain

SB550,12,15 2. Contain words of conveyance between those unit the owners, and when recorded shall also be indexed in the name of the grantor and grantee of the units identified in subd. 1.

SB550,12,19 3. If the adjoining unit owners have specified in their written application the reallocation between their units of the aggregate undivided interest in the common elements appertaining to those units, the amendment to the declaration shall reflect that reallocation.

SB550,12,23 (cm) An amendment to a declaration under this paragraph par. (c) shall be adopted, at the option of the adjoining unit owners, either under s. 703.09 (2) or by the written consent of the owners of the adjoining units involved and the mortgagees of the adjoining units.

SB550,33 Section 33. 703.13 (6) (d) of the statutes is amended to read:

SB550,13,7 703.13 (6) (d) If the adjoining unit owners have specified in their written application a reasonable reallocation, as determined by the board of directors, of the number of votes in the association or liabilities for future common expenses not specially assessed, appertaining to their units, an amendment modifications to the condominium instruments shall reflect those reallocations. An amendment to a declaration under this paragraph shall be adopted in the manner specified in par. (c) (cm).

SB550,34 Section 34. 703.13 (6) (e) of the statutes is amended to read:

SB550,13,12 703.13 (6) (e) Plats and plans An addendum showing the altered boundaries and the dimensions thereof between adjoining units, and their identifying numbers or letters, shall be prepared. The plats and plans addendum shall be certified as to their its accuracy in compliance with this subsection by a professional land surveyor.

SB550,35 Section 35. 703.13 (6) (f) of the statutes is amended to read:

SB550,13,20 703.13 (6) (f) After appropriate instruments have been prepared and executed, they shall be delivered promptly to the adjoining unit owners upon payment by them of all reasonable charges costs for the preparation thereof. Those instruments are effective when the adjoining unit owners have executed them and they are recorded in the name of the grantor and grantee. The recordation thereof is conclusive evidence that the relocation of boundaries did not violate any restriction or limitation in the condominium instruments.

SB550,36 Section 36. 703.13 (7) (a) of the statutes is renumbered 703.13 (7) (am).