Source: http://codes.ohio.gov/orc/5311
Timestamp: 2017-09-21 17:36:38
Document Index: 103265463

Matched Legal Cases: ['§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311', '§ 5311']

Chapter 5311: CONDOMINIUM PROPERTY
5311.01 Condominium property definitions..
As used in this chapter, except as otherwise provided:
(EE) "Watercraft" has the same meaning as in section 1546.01 of the Revised Code.
Cite as R.C. § 5311.01
Effective Date: 07-20-2004 .
5311.02 Chapter applicable to condominium property..
Chapter 5311: of the Revised Code applies only to property that is specifically submitted to its provisions by the execution and filing for record of a declaration by the owner, as provided in this chapter. In every instance, any property so submitted shall be either a fee simple estate or a ninety-nine year leasehold, renewable forever. Neither the submission of property to the provisions of this chapter, nor the conveyance or transfer of a condominium ownership interest constitutes a subdivision within the meaning of, or is subject to, Chapter 711. of the Revised Code.
Cite as R.C. § 5311.02
Effective Date: 10-01-1978 .
5311.03 Condominium units deemed real property..
(1) Each residential and commercial unit shall have a direct exit to a public street or highway, to a common element leading to a public street or highway, or to a permanent easement leading to a public street or highway.
(1) Ownership of a residential unit includes the right to exclusive possession, use, and enjoyment of the interior surfaces of the perimeter walls, floors, and ceilings and of the supporting walls, fixtures, and other parts of the building within its boundaries, including the right to paint, tile, wax, paper, or otherwise finish, refinish, or decorate the unit.
Cite as R.C. § 5311.03
5311.031 Relocation and reallocation of boundaries..
(a) The owners of the adjoining units shall submit to the board of directors of the unit owners association a written application for the relocation and reallocation. The application shall be accompanied by the written consents of the holders of all liens on those units, except liens for real estate taxes and assessments not due and payable.
Cite as R.C. § 5311.031
5311.032 Reallocation of rights to use of limited common elements..
(1) If the declaration reserves any common element as an exclusive use area, the board of directors may delegate that common element to the use of a certain unit or units, to the exclusion of other units. The delegation of a common element may be subject to criteria that the unit owners association establishes, including the payment of an additional fee that is part of each benefited unit's common expenses and that is only to be used for the delegated common element.
Cite as R.C. § 5311.032
5311.033 Conversion of convertible units..
(1) Except as otherwise provided in the declaration, all or any portion of a convertible unit may be converted into one or more units or common elements, including limited common elements.
(a) To cause the conversion, the owner shall prepare and execute an amendment to the declaration that describes the conversion and record the amendment together with the drawings described in division (E) of section 5311.07 of the Revised Code.
Cite as R.C. § 5311.033
5311.04 Common areas and facilities..
(1) Subject to the bylaws and the declaration, the unit owners association may purchase, hold title to, and sell real property that is not declared to be part of the condominium property.
Cite as R.C. § 5311.04
5311.041 Common expenses..
(1) The declaration, either as filed and recorded by the declarant pursuant to section 5311.06 of the Revised Code or as amended by a vote of the unit owners exercising not less than ninety per cent of the voting power of the unit owners association, may provide that, regardless of undivided interests, the following common expenses shall be computed on an equal per unit basis:
Cite as R.C. § 5311.041
5311.05 Condominium declaration..
(a) The time at which the option to expand the condominium development expires, which shall not exceed seven years from the date the declaration is filed for record;
(a) A statement of whether the unit owners own any land or improvements of the condominium property in fee simple, and if so, a description of the improvements and a legal description of the land ;
(1) Without a vote of the unit owners, the board of directors may amend the declaration in any manner necessary for any of the following purposes:
Cite as R.C. § 5311.05
5311.051 Expandable condominium property..
Cite as R.C. § 5311.051
5311.052 Action to contest change in percentage interests in common areas and facilities of unit owners..
Cite as R.C. § 5311.052
5311.06 Declaration of condominium property filed and recorded..
(1) A declaration of condominium property shall be filed and recorded in the office of the recorder of the county or counties in which the land or water slips described in the declaration are situated. All original declarations when filed shall be accompanied by a set of drawings of the condominium property as required by section 5311.07 of the Revised Code and a true copy of the bylaws of the unit owners association as required by section 5311.08 of the Revised Code.
Cite as R.C. § 5311.06
5311.07 Condominium drawings..
(1) A set of drawings shall be prepared for every condominium property that graphically shows the boundaries, location, designation, length, width, and height of each unit ; the boundaries, location, designation, and dimensions of the common elements and the limited common elements and exclusive use areas; and the location and dimensions of all appurtenant easements or encroachments .
(1) If any owner of a convertible unit converts all or any portion of a convertible unit into one or more units and common elements, including limited common elements, the owner shall prepare, file, and record drawings as described in divisions (E)(2) and (3) of this section that pertain to the portion of the building, improvement, or structure that constituted the former convertible unit.
Cite as R.C. § 5311.07
5311.08 Unit owners association..
(1) Every condominium property shall be administered by a unit owners association . All power and authority of the unit owners association shall be exercised by a board of directors, which the unit owners shall elect from among the unit owners or the spouses of unit owners. If a unit owner is not an individual, that unit owner may nominate for the board of directors any principal, member of a limited liability company, partner, director, officer, or employee of that unit owner.
(a) A meeting of the board of directors may be held by any method of communication, including electronic or telephonic communication provided that each member of the board can hear, participate, and respond to every other member of the board.
(a) The election of the board of directors of the unit owners association;
(1) The unit owners association shall be established not later than the date that the deed or other evidence of ownership is filed for record following the first sale of a condominium ownership interest in a condominium development. Membership in the unit owners association shall be limited to unit owners, and all unit owners shall be members. Until the unit owners association is established, the developer shall act in all instances in which action of the unit owners association or its officers is authorized or required by law or the declaration.
(a) Not later than sixty days after the developer has sold and conveyed condominium ownership interests appertaining to twenty-five per cent of the undivided interests in the common elements in a condominium development, the unit owners association shall meet, and the unit owners other than the developer shall elect not less than one-third of the members of the board of directors.
(1) Except as provided in division (C) of this section, the declaration or bylaws of a condominium development may authorize the developer or persons the developer designates to appoint and remove members of the board of directors of the unit owners association and to exercise the powers and responsibilities otherwise assigned by law, the declaration, or the bylaws to the unit owners association or to the board of directors. The authorization for developer control may extend from the date the unit owners association is established until sixty days after the sale and conveyance to purchasers in good faith for value of condominium ownership interests to which seventy-five per cent of the undivided interests in the common elements appertain, except that in no case may the authorization extend for more than five years after the unit owners association is established if the declaration includes expandable condominium property or more than three years after the unit owners association is established if the declaration does not include expandable condominium property.
Cite as R.C. § 5311.08
5311.081 Powers and duties of board of directors..
(1) Prior to imposing a charge for damages or an enforcement assessment pursuant to division (B)(12) of this section, the board of directors shall give the unit owner a written notice that includes all of the following:
(a) To request a hearing, the owner shall deliver a written notice to the board of directors not later than the tenth day after receiving the notice required by division (C)(1) of this section. If the owner fails to make a timely request for a hearing, the right to that hearing is waived, and the board may immediately impose a charge for damages or an enforcement assessment pursuant to division (C) of this section.
Cite as R.C. § 5311.081
5311.09 Unit owners association records..
(1) The unit owners association shall keep all of the following:
(1) When elected members of a board of directors of a unit owners association take control of the association, the declarant or developer shall deliver to the board correct and complete copies of all of the following:
Cite as R.C. § 5311.09
5311.091 Examination of books, records, minutes..
Cite as R.C. § 5311.091
5311.10 Description of units in deed, mortgage, lease, other instrument of conveyance or encumbrance and lien..
Cite as R.C. § 5311.10
5311.11 Each unit is separate parcel for taxation and assessment purposes..
Cite as R.C. § 5311.11
5311.12 Liens and encumbrances paid prior to conveyance..
Cite as R.C. § 5311.12
5311.13 Liens and encumbrances procedure..
Cite as R.C. § 5311.13
5311.14 Repair or restoration of damages - sale..
(1) Unless provided otherwise in the declaration, in the event of damage to or destruction of all or any part of the common elements of a condominium property, the unit owners, by the affirmative vote of those entitled to exercise not less than seventy-five per cent of the voting power or a greater per cent if provided in the declaration, may elect not to repair or restore the damaged or destroyed common elements.
Cite as R.C. § 5311.14
5311.15 [Repealed]..
Cite as R.C. § 5311.15
5311.16 Condominium insurance..
Cite as R.C. § 5311.16
5311.17 Removing condominium property from provisions of condominium law..
Cite as R.C. § 5311.17
5311.18 Lien for common expenses..
(1) Unless otherwise provided by the declaration or the bylaws, the unit owners association has a lien upon the estate or interest of the owner in any unit and the appurtenant undivided interest in the common elements for the payment of any of the following expenses that are chargeable against the unit and that remain unpaid for ten days after any portion has become due and payable :
(1) The lien described in division (A)(1) of this section is prior to any lien or encumbrance subsequently arising or created except liens for real estate taxes and assessments of political subdivisions and liens of first mortgages that have been filed for record and may be foreclosed in the same manner as a mortgage on real property in an action brought on behalf of the unit owners association by the president or other chief officer of the association pursuant to authority given to that individual by the board of directors.
Cite as R.C. § 5311.18
5311.19 Compliance with deed restrictions, declaration, bylaws and administrative rules and regulations..
(1) Except as otherwise provided in the declaration or the bylaws, a unit owners association may initiate eviction proceedings, pursuant to Chapters 5321. and 1923. of the Revised Code, to evict a tenant for a violation of division (A) of this section. The action shall be brought by the unit owners association, as the unit owner's agent, in the name of the unit owner.
Cite as R.C. § 5311.19
5311.191 Condominium declaration prohibiting placement of flag unenforceable..
(A) No declaration, bylaw, rule, regulation, or agreement of a condominium property or construction of any of these items by the board of managers of its unit owners association shall prohibit any of the following:
(1) The placement of a flagpole that is to be used for the purpose of displaying, or the display of the flag of the United States or the national league of families POW/MIA flag on or within the limited common areas and facilities of a unit owner or on the immediately adjacent exterior of the building in which the unit of a unit owner is located, if the flag is displayed in accordance with any of the following:
(a) The patriotic customs set forth in 4 U.S.C. 5-10, and 36 U.S.C. 902, governing the display and use of the flag ;
(b) The recommended flagpole standards set forth in "Our Flag," published pursuant to S.C.R. 61 of the 105th Congress, 1st Session (1998);
(c) Any federal law, proclamation of the president of the United States or the governor, section of the Revised Code, or local ordinance or resolution.
(2) The placement of a flagpole that is to be used for the purpose of displaying, or the display of the flag of the state as defined in section 5.01 of the Revised Code on or within the limited common areas and facilities of a unit owner or on the immediately adjacent exterior of the building in which the unit of a unit owner is located, if the flag is displayed in accordance with any state law, local ordinance or resolution, or proclamation by the governor of the state ;
(B) Any display of the flag of the United States or the national league of families POW/MIA flag , shall use a flag or flag pole of an appropriate size, consistent with the size and character of the condominium buildings and common areas.
(C) A declaration, bylaw, rule, regulation, or agreement or the construction of any of these items that violates division (A) of this section is against public policy and unenforceable in any court of this state to the extent it violates that division.
Cite as R.C. § 5311.191
Effective Date: 04-07-2003 .
5311.20 Unit owners association may sue or be sued..
Cite as R.C. § 5311.20
5311.21 Common profits and expenses distributed..
Cite as R.C. § 5311.21
5311.22 Voting..
Cite as R.C. § 5311.22
5311.23 Failure to comply with lawful provision of condominium instruments..
Cite as R.C. § 5311.23
5311.24 Exceptions to requirements for written instruments..
Cite as R.C. § 5311.24
5311.241 [Repealed]..
Cite as R.C. § 5311.241
5311.25 Required provisions for condominium instruments..
(1) Except as provided in division (A)(2) of this section, any deposit or down payment made in connection with the sale of a condominium ownership interest shall be held in trust or escrow until delivered at settlement, returned to or otherwise credited to the purchaser, or forfeited to the developer . If a deposit or down payment of more than two thousand dollars is held for more than ninety days and is not withdrawn pursuant to division (A)(2) of this section, interest at a rate equal to the prevailing rate payable by federally insured financial institutions in the county of the condominium property on daily interest accounts for any period exceeding ninety days shall be credited to the purchaser at settlement or upon return or other credit made to the purchaser or added to any forfeiture to the developer . Interest is payable only on the amount of the deposit or down payment that exceeds two thousand dollars.
(a) If a contract for the sale of a condominium ownership interest contains the legend described in division (A)(2)(b) of this section, a developer may, in accordance with the contractual provisions, withdraw a deposit or down payment from trust or escrow upon the commencement of construction of the structure of the condominium property in which the purchaser's unit will be located and use the moneys in the actual construction and development of the condominium property. The developer shall not use the moneys for advertising purposes or for the salaries, commissions, or expenses of agents.
(1) Except as provided in division (E)(4) of this section, the developer shall furnish both of the following:
(i) For an expandable condominium development, for property submitted by the original declaration, on the date the deed or other evidence of ownership is filed for record following the sale of the first condominium ownership interest in the property to a purchaser in good faith for value;
Cite as R.C. § 5311.25
5311.26 Written statement of material circumstances or features affecting condominium development..
Cite as R.C. § 5311.26
5311.27 Purchaser's remedies - attorney general actions..
(1) In addition to any other remedy available, a contract or agreement for the sale of a condominium ownership interest that is executed in violation of section 5311.25 or 5311.26 of the Revised Code shall be voidable by the purchaser until the later of fifteen days after the contract is entered into for sale of the condominium ownership interest or fifteen days after the purchaser executes a document evidencing receipt of the information required by section 5311.26 of the Revised Code, except that in no case is the contract or agreement voidable after the title to the condominium ownership interest is conveyed to the purchaser.
(1) Any developer or agent who sells a condominium ownership interest in violation of section 5311.25 or 5311.26 of the Revised Code shall be liable to the purchaser in an amount equal to the difference between the amount paid for the interest and the least of the following amounts:
(a) In no case shall the amount recoverable under this section be less than five hundred dollars for each violation against each purchaser bringing an action under this section, together with court costs and reasonable attorney's fees.
(1) If the attorney general has reason to believe that substantial numbers of persons are affected and substantial harm is occurring or is about to occur to those persons or that the case is otherwise of substantial public interest, the attorney general may do either of the following:
(a) On motion of the attorney general and without bond, in an attorney general's action under this section, the court may make appropriate orders, including, but not limited to, orders for appointment of a master or a receiver, for sequestration of assets, to reimburse persons found to have been damaged, or to grant other appropriate relief. The court may assess the expenses of a master or receiver against the developer.
Cite as R.C. § 5311.27