Condo Owners Speak Up

Condominium owners are calling for more scrutiny - and control - when it comes to supervising their property.

In early January, the Connecticut Condo Owners Coalition conducted an online survey of hundreds of Connecticut condo owners to obtain their views on the state of condo governance in their community associations and the effectiveness of existing condo laws.

There were multiple choice questions as well as places for respondents to further explain their views.

More than 300 condo owners statewide, both CCOC members and non-members, responded to the survey.

The CCOC members who responded reside in 170 homeowner associations in 78 towns and cities across the state. Several Vernon unit owners took part in the survey.

Here is a sampling of what unit owners said:

• 97 percent of the owners responded that they would like to see the Department of Consumer Protection publish a Rights and Responsibilities pamphlet with regard to condo living and have it published on the DCP Web site. www.ct.gov/DCP/

• 94 percent of respondents would like governing documents, including the association’s declaration, bylaws, rules, third-party contracts and most recent annual report filed with the secretary of the state.

• 94 percent of the owners responded that associations do no presently distribute lists of service requests made by owners to owners at meetings, by mail, or online.

• 93 percent of the owners would like records of the minutes and votes at all board, committee, and owner meetings, decisions on unit owners architectural and design applications, and all ballots and proxies going back one year to unit owners made available to them online.

• 9 percent of associations do not have an internal audit committee.

• 92 percent of unit owners feel the Department of Consumer Protection should be given some jurisdiction to address condo owner issues, besides property manager issues.

• 92 percent of the respondents believe property managers should be state licensed with ongoing continuing education, and fines and penalties be levied on those found guilty of misconduct.

• 91 percent of the respondents want condo owner complaints to state agencies be logged and published on their Web sites.

• 90 percent of the homeowners think a state agency should distribute a condo owner bill of rights to all associations, which shall then present it to their unit owners.

• 90 percent of the respondents favor the establishment of an Office of Condominium Ombudsman.

• 89 percent of the homeowners who responded think associations should segregate funds to show funds available for special projects.

• That goes along with 88 percent of the respondents wanting to see the operating fund, reserve fund, and any special projects reported separately monthly.

• 88 percent feel the State of Connecticut should be required to enforce existing condo laws.

• 88 percent think more detailed financial records should be available upon request of unit owners.

• 86 percent of the respondents reported that their associations do not annually provide unit owners with a copy of the association's master insurance policy and a statement of homeowner liability.

• 86 percent of the owners indicated board does not solicit feedback from owners on matters affecting them.

• 85 percent would like contact information such as the names and addresses of all  unit owners, board members, and property managers, as well as ownership interest be provided to owners annually, semi-annually or as needed due to turnover.

• The survey indicated that 85 percent of the associations conduct board meetings without using Robert’s Rules of Order.

• 85 percent of the homeowners think that when a vote is to be called, associations should be mandated to mail absentee ballots, along with meeting notices, to all unit owners.

• 84 percent of the respondents would like to see good communications within their associations.

• 84 percent of the owners reported that their associations do not give unit owners the opportunity to meet with the master policy insurance agent at least once per year.

• 84 percent of the owners think their boards of directors treat owners unfairly and unequally.

• The survey indicated that 84 percent of associations have not shared with members a list of member rights and responsibilities.

• 84 percent of the respondents think there should be state condo law establishing mandatory competitive bidding procedures, requiring a minimum of three qualified bids, as well as owner approval, for all projects valued at $5,000 or higher.

• 84 percent think the Attorney General’s Office should investigate allegations of illegal association activity, authorizing the Secretary of The State to withhold association incorporation until the investigation is complete.

• 84 percent think owners should be given some copies of documents and some inspection time free of charge.

• The survey indicated that 84 percent of associations do not notify unit owners that by state law it may conduct meetings by teleconferencing or video conferencing.

• 83 percent of the homeowners think the legislature should mandate that all home owner associations hold at least one condo law education session per year, which shall be open to all unit owners.

• 81 percent of the respondents think property managers treat owners unfairly and unequally.

• 80 percent of the homeowners report that the process how to make an insurance claim against the association is not communicated to owners.

• The survey indicated that 80 percent of homeowner associations hold annual elections.

• 80 percent of unit owners think their association leadership does not promptly reply to owner inquiries.

• 80 percent of the respondents are either very dissatisfied or somewhat dissatisfied with the performance of their boards of directors, while 17 percent are very satisfied or somewhat satisfied with the performance of their boards of directors.

• 79 percent of the respondents report that all unit owners do not have the right to attend and speak freely at all association meetings.

• 79 percent of the respondents said they presently do not see their current financial statements each month.

• 79 percent of the unit owners feel there should be a state mandated election procedure for all condo associations to follow.

• 79 percent of the respondents think the Connecticut Commission on Human Rights and Opportunities should be given jurisdiction over matters involving elderly and disabled citizens who report matters involving condo or property manager misconduct.

• 79 percent of the respondents think owners should be permitted by state law to speak at the beginning of board meetings for up 10 minutes each.

• 78 percent of the owners would like to see the board encourage owner participation on committees.

• 78 percent of the owners support mandatory Alternative Dispute Resolution and a standard set of rules established by the legislature.

• The survey says 78 percent of associations do not use an independent auditor once per year.

• The survey indicates that 77 percent of those who filed complaints with state agencies or legislators were not happy with the outcome and 66 percent were not resolved.

• 75 percent of those with a property manager said their associations do not share with members a list of property manager responsibilities and want a copy of the property manager's contract made available.

• 75 percent of the of respondents think their property managers do not promptly reply to owner inquiries.

• 75 percent of the respondents think all meeting minutes should be given to owners in a timely manner, but said the owners are not receiving them.

• 73 percent of the homeowners think the legislature should grant municipal housing authorities, local health inspectors and local building departments jurisdiction to rule on unresolved condo matters without owners having to go to court.

• 70 percent of the owners think the elections process is not handled fairly.

• 68 percent of the owners said they are not given adequate time to speak uninterrupted at meetings.

• Respondents said that 67 percent of the time, association ballots and/or proxies are counted by non-neutral parties, such as board members and/or property managers not independent/neutral parties.

• 64 percent of the respondents indicated they would like to see a state mandated six-year term limit for all association board members.

• The survey indicated that 64 percent of associations are managed by a property manager and 25% are self-managed.

• 64 percent of the unit owners believe that financial reports received from their associations are not easy to understand.

• The survey said that 63 percent of associations do not send owners notices and keep files in an electronic format for easy owner access.

• 63 percent of the unit owners think there should be a mandated municipal condo trash rebate given to associations who are not eligible to receive municipal refuse collection services.

• 63 percent of the owners indicated they are either very dissatisfied or somewhat dissatisfied with the performance of their outside management company, while 16 percent are very satisfied or somewhat satisfied with the performance of their outside management company.

• 61 percent of the respondents said they would like owners to be provided with financial statements at board and annual meetings.

• 61 percent of the respondents think that all homeowners associations should operate under the same state laws, eliminating the need for bylaws.

• 57 percent of the unit owners think there is unclear language in the law that results in costly lawsuits for unit owners that should be changed.

• 56 percent of the respondents indicated that their boards do not give unit owners meeting notices and agendas at least 10 days in advance, and make extra copies of all materials to be considered by the board available to owners at meetings.

• The survey said that 53% of associations hold regular open board meetings.

• 42 percent of the associations hold regular open meetings to conduct routine business, according to the survey.

• 13 percent of the unit owners said they would like to see voting on issues by referendum – that is, without having to have a meeting.