The disclosure materials the seller is required by law to provide to each prospective condominium purchaser contains the following documents and exhibits:
1c. `Executive summary.'
The executive summary highlights for a buyer of a condominium unit essential information regarding the condominium. The executive summary begins on page ......
The declaration establishes and describes the condominium, the units and the common areas. The declaration begins on page ......
The bylaws contain rules which govern the condominium and effect the rights and responsibilities of unit owners. The bylaws begin on page ......
3. `Articles of incorporation.'
The operation of a condominium is governed by the association, of which each unit owner is a member. Powers, duties, and operation of an association are specified in its articles of incorporation. The articles of incorporation begin on page ......
4. ` Management or employment contracts.'
Certain services are provided to the condominium through contracts with individuals or private firms. These contracts begin on page ......
5. `Annual operating budget.'
The association incurs expenses for the operation of the condominium which are assessed to the unit owners. The operating budget is an estimate of those charges which are in addition to mortgage and utility payments. The budget begins on page ......
Units in this condominium are sold subject to one or more leases of property or facilities which are not a part of the condominium. These leases begin on page ......
7. `Expansion plans.'
The declarant has reserved the right to expand the condominium in the future. A description of the plans for expansion and its effect on unit owners begins on page ......
8. `Floor plan and map.'
The seller has provided a floor plan of the unit being offered for sale and a map of the condominium which shows the location of the unit you are considering and all facilities and common areas which are part of the condominium. The floor plan and map begin on page ......
Tables of contents and page numbers.
In addition to an index required by par. (b)
, tables of contents for the declaration and bylaws shall be provided, identifying each section of these documents and providing a page number for each section. Each section of disclosure material required in sub. (1)
shall, on the first page of that material, identify contents of that section but, with the exception of the declaration and bylaws, is not required to have a table of contents. Each section of disclosure material shall be separately identified by a letter, tab, or number. Pages within each section shall be consecutively numbered with an indication of the section as part of the pagination.
Statements; building code violations.
Except with respect to a conversion condominium with 4 or fewer units, in addition to the other information required by this section, the declarant of a conversion condominium shall provide to each purchaser all of the following:
A statement by the declarant, based on a report prepared by an independent architect or engineer, describing the present condition of those structural components and mechanical and electrical installations that are material to the use and enjoyment of the building.
A statement by the declarant of the expected useful life of each item reported on in subd. 1.
or a statement that no representations are made in that regard.
A list of any outstanding notices of uncured violations of building code or other municipal regulations, together with the estimated cost of curing those violations.
Additions or exclusions.
All materials required by this section shall be delivered to a prospective purchaser with disclosure materials required under sub. (1)
except that articles of incorporation, leases and expansion plans of the index need not be included if they clearly do not apply.
Association's obligation to provide disclosure information.
Within 10 days after a written request by a seller other than the declarant, an association shall furnish the information necessary for the seller to comply with this section. The association may charge to the seller, and the seller shall pay to the association, all of the following amounts:
Except as provided in s. 703.205
, the actual costs of furnishing the information under subs. (1)
, and (2)
or $50, whichever is less.
The actual costs of furnishing the information under sub. (3m)
or $15, whichever is less.
Delivery of incomplete set of disclosure materials.
If the seller delivers disclosure materials that include the cover sheet and index required in sub. (2) (a)
, but that do not include all of the documents required under sub. (1)
, the purchaser shall have 5 business days from receipt of the disclosure materials to request in writing any documents that were required to be delivered under sub. (1)
, but that were not timely delivered. If no executive summary required under subs. (1) (h)
has been prepared, the seller may so inform the purchaser when the seller delivers the disclosure materials to the seller. The seller has 5 business days following receipt of the purchaser's request to deliver the requested documents to the purchaser.
Change in material following delivery to purchaser.
Any material furnished under sub. (1)
may not be changed or amended following delivery to a purchaser, if the change or amendment would affect materially the rights of the purchaser, without first obtaining approval of the purchaser. A copy of amendments shall be delivered promptly to the purchaser.
Purchaser's right to rescind contract of sale. 703.33(4)(a)
Any purchaser may at any time within 5 business days following receipt of all of the documents required under sub. (1)
and within 5 business days following receipt of any amendment required under sub. (3m)
, rescind in writing a contract of sale without stating any reason and without any liability on his or her part.
If the disclosure materials delivered by the seller do not include all the documents required under sub. (1)
, the purchaser may rescind in writing a contract of sale without stating any reason and without any liability on his or her part as follows:
If the purchaser does not request in writing missing documents as provided under sub. (3c)
, or may not request missing documents because the seller did not provide both a cover sheet and index, the purchaser may rescind within 5 business days following receipt of the incomplete disclosure materials.
If the purchaser requests in writing missing documents as provided under sub. (3c)
, the purchaser may rescind within 5 business days following the earlier of receipt of the requested documents or the deadline, under sub. (3c)
, for the seller's delivery of the requested missing documents.
A purchaser who timely rescinds under par. (a)
is entitled to the return of any deposits made under the contract.
If a purchaser does not timely rescind under par. (a)
, his or her right to rescind under this section is terminated.
Untrue statement or omission of material fact.
Any seller who in disclosing information required under subs. (1)
makes any untrue statement of material fact or omits to state a material fact necessary in order to make statements made not misleading shall be liable to any person purchasing a unit from him or her. However, no action may be maintained to enforce any liability created under this section unless brought within one year after facts constituting a cause of action are or should have been discovered.
Waiver of purchaser's right.
Rights of purchasers under this section may not be waived in the contract of sale and any attempt to waive those rights is void. However, notwithstanding sub. (4) (d)
, if the purchaser proceeds to closing, the purchaser's right under this section to rescind is terminated.
Sale of unit for nonresidential purposes.
Requirements of this section do not apply to a sale of any unit which is primarily intended to be occupied and used for nonresidential purposes.
Location of condominium immaterial.
Requirements of this section shall apply to a sale of any unit offered for sale in this state without regard to the location of a condominium.
The information required under subs. (1)
may be delivered electronically in accordance with 15 USC 7001
(c), ch. 137
, and any other requirements that are prescribed by law.
NOTE: 2003 Wis. Act 283
, which affected this section, contains extensive explanatory notes.
Tips for Representing Condominium Sellers. Hagopian. Wis. Law. May 1993.
Payoff statement for unpaid assessments and other obligations. 703.335(1)(1)
In this section, “payoff amount" means the total amount necessary to satisfy all monetary obligations, including unpaid assessments, owed by a unit owner to the association in connection with a particular unit, as set forth in a payoff statement provided by the association.
Request for payoff statement.
A unit owner, or a person on behalf of a unit owner, may submit to the association a written request for a payoff statement for a specified date not more than 30 days after the request is submitted. A grantee that requests a payoff statement under s. 703.165 (4)
is considered a person making a request on behalf of a unit owner for purposes of this subsection.
Deadline to provide payoff statement.
Within 10 business days after a request under sub. (2)
is submitted, the association shall provide a written payoff statement to the unit owner or person that submitted the request.
Except as provided under par. (b)
, an association shall provide one payoff statement requested under sub. (2)
with respect to a unit without charge during any 2-month period. The association may charge a fee not to exceed $25 for each additional payoff statement requested for the unit during that 2-month period.
An association may charge a fee for providing the first payoff statement within a 2-month period described under par. (a)
if the association establishes the fee as provided under s. 703.205
. If the association establishes a fee under this paragraph, the association may increase the amount of the fee only as provided under s. 703.205
If an association to which a request is submitted under sub. (2)
does not provide a payoff statement within the deadline described under sub. (3)
, the association is liable to the unit owner for any actual damages caused by the association's failure or $350, whichever is less.
History: 2017 a. 303
Blanket mortgages and other blanket liens affecting a unit at time of first conveyance.
As a condition to the first transfer of title to each unit:
Every mortgage and other lien affecting such unit, including the undivided interest in the common areas and facilities appurtenant to such unit, shall be paid and satisfied of record;
A unit being transferred and an undivided interest in the common areas and facilities appurtenant thereto shall be released by partial release duly recorded; or
A mortgage or other lien shall provide for or be amended to provide for a release of the unit and the undivided interest in the common areas and facilities appurtenant thereto from the lien of a mortgage or other lien upon the payment of a sum certain.
History: 1977 c. 407
Termination of contracts and leases.
If entered into before the officers elected by the unit owners under s. 703.10
take office, any management contract, employment contract, lease of recreational or parking areas or facilities, any contract or lease to which a declarant or any person affiliated with the declarant is a party and any contract or lease which is not bona fide or which was not commercially reasonable to unit owners when entered into under the circumstances then prevailing, may be terminated by the association or its executive board at any time without penalty upon not less than 90 days' notice to the other party thereto. This section does not apply to any lease the termination of which would terminate the condominium.
History: 1977 c. 407
To be terminable under this section as a “contract or lease to which a declarant or any person affiliated with the declarant is a party," the contract must presently bind the condominium association contractually to the person or entity that declared the condominium or to some person or entity affiliated with the declarant. Hunt Club Condominiums, Inc. v. Mac-Gray Services, Inc., 2006 WI App 167
, 295 Wis. 2d 780
, 721 N.W.2d 117
Provisions requiring employment of declarant or vendor to effect sale.
Any provision of a declaration or other instrument made pursuant to this chapter which requires the owner of a unit to engage or employ the declarant or any subsidiary or affiliate of the declarant for the purpose of effecting a sale or lease of any unit is void. Any provision of any contract for a sale of any unit which requires a purchaser to engage or employ the vendor or any subsidiary or affiliate of the vendor for the purpose of effecting a sale or lease of any unit is void. This section applies to declarations, instruments and contracts made prior to and after August 1, 1978.
History: 1977 c. 407
Small condominiums. 703.365(1)(a)(a)
The declaration for a small condominium may provide that any or all of subs. (2)
or any parts of those subsections apply to the small condominium.
If a declaration under par. (a)
provides that any or all of subs. (2)
or any parts of those subsections apply, then, except as provided in those subsections or parts of those subsections, this chapter applies to the small condominium in the same manner and to the same extent as to other condominiums.
The undivided percentage interest in a small condominium is allocated equally among the units.
Each unit in a small condominium has one vote at meetings of the association.
Commercial activity is permitted in a small condominium that consists solely of units restricted to residential uses only to the extent that commercial activity is permitted in residences in a zoning ordinance adopted under s. 59.69
, or 62.23
All actions taken under this chapter that require a vote of units or unit owners must be approved by an affirmative vote or written consent of at least 75 percent of the unit votes of a small condominium, or a greater percentage if required by the declaration or this chapter.
Notwithstanding s. 703.10 (2) (a)
, all aspects of the management, operation, and duties of the association of a small condominium shall be delegated to the board of directors, which may retain a manager, including a master association under s. 703.155
, for the small condominium, and the bylaws shall so specify.
Under s. 703.10 (2) (c)
, notice of meetings shall be given in a manner best calculated to assure that actual notice is received by the owners of all units of a small condominium, and the bylaws shall so specify.
Section 703.10 (2) (d)
does not apply to a small condominium. The board of directors shall be composed of one representative from each unit, chosen by and from among the unit owners of that unit.
All actions taken by the board of directors of a small condominium under this chapter must be approved by an affirmative vote or written consent of at least 75 percent of the board.
Agreement in lieu of bylaws.
If approved by written consent of all of the unit votes of a small condominium, an agreement may be substituted for the bylaws under sub. (3)
. The terms of the agreement shall include the requirements of sub. (3) (a)
and shall be consistent with this section. An amendment to an agreement may be made with the affirmative vote or written consent of 75 percent of the unit votes of the small condominium.
The survey under s. 703.11 (2) (b)
shall be an as-built survey of the property described in the declaration, building, and other improvements on the land that are part of the small condominium.
The floor plans under s. 703.11 (2) (c)
need only show the location and designation of each unit in the building and the limited common elements appurtenant to each unit of a small condominium. These plans may be supplemented by an agreement among all unit owners and mortgagees regarding the allocation of use and enjoyment of common elements, which agreement, in both its original and any amended form, shall be recorded.
Under s. 703.15 (2)
, an association shall exist immediately upon establishment of a small condominium and the declarant shall have rights in the association only as an owner of a unit or units.
Directors of a small condominium shall be chosen in accordance with sub. (3) (c)
. The board of directors shall meet at least quarterly.
apply to a small condominium if any of the following criteria is met:
A proposed expenditure or action for the repair, maintenance or upkeep of the property, or for the operation of the property, is not approved by the board of directors and any unit owner believes the expenditure or action is necessary for the safety and proper use of the property or of the owner's unit.
An expenditure or action is approved by the board of directors and any unit owner believes the expenditure or action is contrary to the safety and proper use of the property or the owner's unit.
The unit owner or owners challenging a decision of the board of directors described under par. (a) 1.
shall give written notice of the objection to all unit owners and mortgagees within 45 days after the decision but before any action is taken or expenditure is made. Upon receipt of this notice, the board of directors shall reconsider its decision and either affirm, reverse or modify the decision.
The unit owner or owners may challenge the decision after reconsideration by the board of directors under par. (b)
only in an arbitration proceeding under ch. 788
. Acceptance of a conveyance of a small condominium that is subject to pars. (b)
is deemed to constitute an agreement by the unit owner to submit challenges to decisions of the board of directors to arbitration.
The board of directors, upon submission of the matter to arbitration as provided in par. (c)
, shall name a proposed arbitrator. The unit owner or owners may accept the proposed arbitrator or propose a different arbitrator. If there is no agreement on a single arbitrator, the 2 arbitrators shall select a 3rd person and the 3 shall serve as an arbitration panel chaired by the 3rd person. The expense of the arbitration shall be shared equally by the association and the unit owner or owners challenging the decision of the board of directors.
The arbitration award by the arbitration panel under par. (d)
shall permit or prohibit the decision and the decision shall not be implemented, if it is an affirmative action, until the award is final unless there is a bona fide emergency requiring it.
does not apply to a small condominium.
The disclosure required for a small condominium under s. 703.33
is limited to the disclosure required under s. 703.33 (1) (a)
, if applicable, and a copy of the condominium plat.