reglab/housing_qa huggingface dataset:
33 ME Rev Stat § 1602-121 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 2: CREATION, ALTERATION AND TERMINATION OF CONDOMINIUMS|33 §1602-121. Merger or consolidation of condominiums

 §1602-121. Merger or consolidation of condominiums (a) Any 2 or more condominiums may, by agreement of the unit owners as provided in subsection (b), be merged or consolidated into a single condominium. In the event of a merger or consolidation, unless the agreement otherwise provides, the resultant condominium shall be, for all purposes, the legal successor of all of the preexisting condominiums and the operations and activities of all associations of the preexisting condominiums shall be merged or consolidated into a single association which shall hold all powers, rights, obligations, assets and liabilities of all preexisting associations.   [PL 1981, c. 699 (NEW).](b) An agreement of 2 or more condominiums to merge or consolidate pursuant to subsection (a) must be evidenced by an agreement prepared, executed, recorded and certified by the president of the association of each of the preexisting condominiums following approval by owners of units to which are allocated the percentage of votes in each condominium required to terminate that condominium. Any such agreement must be recorded in every county in which a portion of the condominium is located and is not effective until recorded.   [PL 1981, c. 699 (NEW).](c) Every merger or consolidation agreement must provide for the reallocation of the allocated interests in the new association among the units of the resultant condominium either:   (1) By stating such reallocations or the formulas upon which they are based; or   [PL 1981, c. 699 (NEW).](2) By stating the percentage of overall allocated interests of the new condominium which are allocated to all of the units comprising each of the preexisting condominiums, and providing that the portion of such percentages allocated to each unit formerly comprising a part of such preexisting condominium shall be equal to the percentages of allocated interests allocated to such unit by the declaration of the preexisting condominiums.   [PL 1981, c. 699 (NEW).](d) Every merger or consolidation of 2 or more condominium associations shall comply with the requirements of Title 13-B, the Maine Nonprofit Corporation Act, except to the extent inconsistent with this Act.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-101 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-101. Organization of unit owners' association

 §1603-101. Organization of unit owners' association A unit owners' association shall be organized prior to any conveyance, except a conveyance as security for an obligation, of a unit by the declarant. The membership of the association at all times shall consist exclusively of all the unit owners, or, following termination of the condominium, of all former unit owners entitled to distributions of proceeds under section 1602-118, or their heirs, successors or assigns. The association shall be organized as a nonprofit corporation under Title 13-B, as it or its equivalent may be amended from time to time.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-105 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-105. Termination of contracts and leases of declarant

 §1603-105. Termination of contracts and leases of declarant If entered into before the executive board elected by the unit owners pursuant to section 1603-103, subsection (e), takes office: (1) Any management contract, employment contract or lease of recreational or parking areas or facilities; (2) any other contract or lease between the association and a declarant or an affiliate of a declarant; or (3) any contract or lease that is not bona fide or was unconscionable to the unit owners at the time entered into under the circumstances then prevailing, may be terminated without penalty by the association at any time after the executive board elected by the unit owners pursuant to section 1603-103, subsection (e), takes office upon not less than 90 days' notice to the other party. This section does not apply to any lease, the termination of which would terminate the condominium or reduce its size, unless the real estate subject to that lease was included in the condominium for the purpose of avoiding the right of the association to terminate a lease under this section.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-106 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-106. Bylaws

 §1603-106. Bylaws (a) The bylaws of the association must provide for:   (1) The number of members of the executive board and the titles of the officers of the association;   [PL 1981, c. 699 (NEW).](2) Election by the executive board of a president, treasurer, secretary and any other officers of the association the bylaws specify;   [PL 1981, c. 699 (NEW).](3) The qualifications, powers and duties, terms of office and manner of electing and removing executive board members and officers and filling vacancies;   [PL 1981, c. 699 (NEW).](4) Which, if any, of its powers the executive board or officers may delegate to other persons or to a managing agent;   [PL 1981, c. 699 (NEW).](5) Which of its officers may prepare, execute, certify and record amendments to the declaration on behalf of the association; and   [PL 1981, c. 699 (NEW).](6) The method of amending the bylaws.   [PL 1981, c. 699 (NEW).](b) Subject to the provisions of the declaration, the bylaws may provide for any other matters the association deems necessary and appropriate.   [PL 1981, c. 699 (NEW).](c) An association may not include in its bylaws or declaration, or any rule adopted pursuant to the bylaws or declaration, or any deed a restriction that prohibits a unit owner from displaying on that unit owner's unit a sign that supports or opposes a candidate for public office or a referendum question during the period from 6 weeks prior to the date that a primary or general election or special election is held regarding that candidate or referendum question to one week after the election for that political candidate or vote for that referendum question is held.   [PL 2015, c. 271, §2 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW). PL 2015, c. 271, §2 (AMD).
33 ME Rev Stat § 1603-107 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-107. Upkeep of the condominium

 §1603-107. Upkeep of the condominium (a) Except to the extent provided by the declaration, subsection (b), or section 1603-113, subsection (h), the association is responsible for maintenance, repair and replacement of the common elements, and each unit owner is responsible for maintenance, repair and replacement of his unit. Each unit owner shall afford to the association and the other unit owners, and to their agents or employees, access through his unit reasonably necessary for those purposes. If damage is inflicted on the common elements or any unit through which access is taken, the unit owner responsible for the damage, or the association if it is responsible, is liable for the prompt repair thereof.   [PL 1981, c. 699 (NEW).](b) In addition to the liability which a declarant has under this Act as a unit owner, the declarant alone is liable for all expenses in connection with real estate subject to development rights. No other unit owner and no other portion of the condominium is subject to a claim for payment of those expenses. Unless the declaration provides otherwise, any income or proceeds from real estate subject to development rights inures to the declarant.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-108 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-108. Meetings

 §1603-108. Meetings A meeting of the association must be held at least once each year. Special meetings of the association may be called as provided in the Maine Nonprofit Corporation Act. The bylaws must specify which of the association's officers, not less than 10 nor more than 60 days in advance of any meeting, shall cause notice to be hand delivered or sent prepaid by United States' mail to the mailing address of each unit or to any other mailing address designated in writing by the unit owner or sent by electronic means to any other address, including an e-mail address, specifically designated by the unit owner. The notice of any meeting must state the time and place of the meeting and the items on the agenda, including the general nature of any proposed amendment to the declaration or bylaws, any budget changes and any proposal to remove a director or officer.   [PL 2015, c. 122, §3 (AMD).]The executive board shall give timely notice reasonably calculated to inform unit owners of the date, time and place of and topics proposed to be discussed at meetings of the executive board. The notice may be given by a posting in a prominent place in the common elements or elsewhere, by e-mail or by other means, but actual notice need not be delivered to each unit owner. Failure of a unit owner to receive notice does not invalidate any action taken by the executive board at the meeting. Unit owners have the right to attend meetings of the executive board, subject to reasonable rules established by the executive board.   [PL 2011, c. 368, §5 (NEW).]The executive board may restrict or prohibit attendance by unit owners and others during executive sessions. An executive session may be held only to:   [PL 2011, c. 368, §5 (NEW).](a) Consult with the association's attorney concerning legal matters;   [PL 2011, c. 368, §5 (NEW).](b) Discuss existing or potential litigation or mediation, arbitration or administrative proceedings;   [PL 2011, c. 368, §5 (NEW).](c) Discuss labor or personnel matters;   [PL 2011, c. 368, §5 (NEW).](d) Discuss contracts, leases and other commercial transactions to purchase or provide goods or services currently being negotiated, including the review of bids or proposals, if premature general knowledge of those matters would place the association at a disadvantage; or   [PL 2011, c. 368, §5 (NEW).](e) Prevent public knowledge of the matter to be discussed if the executive board determines that public knowledge would violate the privacy of any person.   [PL 2011, c. 368, §5 (NEW).]A final vote or action may not be taken during an executive session.   [PL 2011, c. 368, §5 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW). PL 2011, c. 368, §5 (AMD). PL 2015, c. 122, §3 (AMD).
33 ME Rev Stat § 1603-109 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-109. Quorums

 §1603-109. Quorums (a) Unless the bylaws provide otherwise, a quorum is deemed present throughout any meeting of the association if persons entitled to cast 20% of the votes which may be cast for election of the executive board are present in person or by proxy at the beginning of the meeting. The bylaws may require a larger percentage or a smaller percentage not less than 10%.   [PL 1981, c. 699 (NEW).](b) Unless the bylaws specify a larger percentage, a quorum is deemed present throughout any meeting of the executive board if persons entitled to cast 50% of the votes on that board are present at the beginning of the meeting.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-110 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-110. Voting; proxies

 §1603-110. Voting; proxies (a) If only one of the multiple owners of a unit is present at a meeting of the association, he is entitled to cast all the votes allocated to that unit. If more than one of the multiple owners are present, the votes allocated to that unit may be cast only in accordance with the agreement of a majority in interest of the multiple owners unless the declaration expressly provides otherwise. There is majority agreement if any one of the multiple owners casts the votes allocated to that unit without protest being made promptly to the person presiding over the meeting by any of the other owners of the unit.   [PL 1981, c. 699 (NEW).](b) Votes allocated to a unit may be cast pursuant to a proxy duly executed by a unit owner. If a unit is owned by more than one person, each owner of the unit may vote or register protest to the casting of votes by the other owners of the unit through a duly executed proxy. A unit owner may not revoke a proxy given pursuant to this section except by actual notice of revocation to the person presiding over a meeting of the association. A proxy is void if it is not dated or purports to be revocable without notice. A proxy terminates 11 months after its date, unless it specifies a shorter term.   [PL 1981, c. 699 (NEW).](c) The declaration may provide for class voting on specified issues affecting the class if necessary to protect valid interests of the class. A declarant may not utilize class voting for the purpose of evading any limitation imposed on declarants by this Act.   [PL 1981, c. 699 (NEW).](d) If the declaration requires that votes on specified matters affecting the condominium be cast by lessees rather than unit owners of leased units: (i) The provisions of subsections (a) and (b) apply to lessees as if they were unit owners; (ii) unit owners who have leased their units to other persons may not cast votes on those specified matters; and (iii) lessees are entitled to notice of meetings, access to records, and other rights respecting those matters as if they were unit owners. Unit owners shall also be given notice of all meetings at which lessees may be entitled to vote.   [PL 1981, c. 699 (NEW).](e) No votes allocated to a unit owned by the association may be cast.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-111 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-111. Tort and contract liability

 §1603-111. Tort and contract liability Neither the association nor any unit owner except the declarant is liable for that declarant's torts in connection with any part of the condominium which that declarant has the responsibility to maintain. Otherwise, an action alleging a wrong done by the association shall be brought against the association and not against any unit owner.   [PL 1981, c. 699 (NEW).]If the wrong accrued during any period of declarant control, and if the association gives the declarant reasonable notice of and an opportunity to defend against the action, the declarant who then controlled the association is liable to the association or to any unit owner: (1) For all tort losses not covered by insurance suffered by the association or that unit owner; and (2) for all costs which the association would not have incurred but for the breach of contract or other wrongful act or omission. In any case where the declarant is liable to the association under this section, the declarant is also liable for all litigation expenses, including reasonable attorneys' fees, incurred by the association. During any period in which the control of the declarant is limited to the power to approve actions of the association or executive board, as provided in section 1603-103, subsection (d), the declarant shall be liable under this section only for losses caused by the exercise of declarant's right of disapproval. Any statute of limitation affecting the association's right of action under this section is tolled until the period of declarant control terminates. A unit owner is not precluded from bringing an action contemplated by this section because he is a unit owner or a member or officer of the association. Liens resulting from judgments against the association are governed by section 1603-117, other liens affecting the condominium.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-112 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-112. Alienation of common elements

 §1603-112. Alienation of common elements (a) Portions of the common elements may be conveyed or subjected to a security interest by the association if persons entitled to cast at least 80% of the votes in the association, including 80% of the votes allocated to units not owned by a declarant, or any larger percentage the declaration specifies, agree to that action; provided that all the owners of units to which any limited common element is allocated must agree in order to convey that limited common element or subject it to a security interest. The declaration may specify a smaller percentage only if all of the units in the condominium are restricted exclusively to nonresidential uses. Proceeds of the sale are an asset of the association.   [PL 1981, c. 699 (NEW).](b) An agreement to convey common elements or subject them to a security interest must be evidenced by the execution of an agreement, or ratifications thereof, in the same manner as a deed, by the requisite number of unit owners. The agreement must specify a date after which the agreement will be void unless recorded before that date. The agreement and all ratifications thereof must be recorded in every county in which a portion of the condominium is situated and is effective only upon recordation.   [PL 1981, c. 699 (NEW).](c) The association, on behalf of the unit owners, may contract to sell real estate in the condominium or subject real estate to a security interest, but the contract is not enforceable against the association until approved pursuant to subsections (a) and (b). Thereafter, the association has all powers necessary and appropriate to effect the conveyance or encumbrance, including the power to execute deeds or other instrument.   [PL 1981, c. 699 (NEW).](d) Any purported conveyance, encumbrance, judicial sale or other voluntary or involuntary transfer of common elements, unless made in accordance with this section or in accordance with section 1603-117, subsection (b), is void.   [PL 1981, c. 699 (NEW).](e) Any vote to sell, transfer or encumber common elements under this section may include a release of that real estate from any or all restrictions imposed on that real estate by the declaration or this Act, but may not deprive any unit of its rights of access and support.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-114 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-114. Surplus funds

 §1603-114. Surplus funds Unless otherwise provided in the declaration, any surplus funds of the association remaining after payment of or provision for common expenses and any prepayment of reserves must be paid to the unit owners in proportion to their common expense liability or credited to them to reduce their future common expense assessments.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-115 (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-115. Assessments for common expenses

 §1603-115. Assessments for common expenses (a) Until the association makes a common expense assessment, the declarant shall pay all the common expenses. After any assessment has been made by the association, assessments thereafter must be made at least annually, based on a budget adopted at least annually by the association.   [PL 1981, c. 699 (NEW).](b) Except for assessments under subsections (c) and (d), common expenses shall be assessed against all the units in accordance with the allocations set forth in the declaration pursuant to section 1602-107. Any past due common expense assessment or installment thereof shall bear interest at the rate established by the association not exceeding 18% per year.   [PL 1981, c. 699 (NEW).](c) To the extent required by the declaration:   (1) Any common expense associated with the maintenance, repair or replacement of a limited common element shall be assessed against the units to which that limited common element is assigned equally, or in any other proportion that the declaration provides;   [PL 1981, c. 699 (NEW).](2) Any common expense benefiting fewer than all of the units shall be assessed exclusively against the units benefited; and   [PL 1981, c. 699 (NEW).](3) Any payments, fees or charges for the use, rental or operation of any common element shall be applied first to reduce the common expense relating to such common element. Any excess thereof shall be applied to common expenses generally.   [PL 1981, c. 699 (NEW).](d) Assessments to pay a judgment against the association, section 1603-117, subsection (a), shall be made only against the units in the condominium at the time the judgment was entered, in proportion to their common expense liability.   [PL 1981, c. 699 (NEW).](e) If any common expense is caused by the misconduct of any unit owner, the association may assess that expense exclusively against his unit.   [PL 1981, c. 699 (NEW).](f) If common expense liabilities are reallocated, common expense assessments and any installment thereof not yet due shall be recalculated in accordance with the reallocated common expense liabilities.   [PL 1981, c. 699 (NEW).]SECTION HISTORY PL 1981, c. 699 (NEW).
33 ME Rev Stat § 1603-115-A (2021)
2021 Maine Revised Statutes|TITLE 33: PROPERTY|Chapter 31: MAINE CONDOMINIUM ACT|Article 3: MANAGEMENT OF THE CONDOMINIUM|33 §1603-115-A. Optional escrow of assessments

 §1603-115-A. Optional escrow of assessments (a) The association may require that a person who purchases a unit after October 1, 2009 make payments into an escrow account established by the association until the balance in the escrow account for that unit is equal to 6 months of assessments as established under section 1603-115.   [PL 2009, c. 332, §1 (NEW).](b) All assessment payments made under this section and received after October 1, 2009 must be held in an account of a bank or other financial institution under terms that place these assessment payments beyond the claim of creditors of the association. Upon request by a unit owner, the association shall disclose the name of the institution and the account number where these assessment payments are being held. An association may use a single escrow account to hold assessment payments made under this section from all of the unit owners.   [PL 2009, c. 332, §1 (NEW).](c) The association shall pay interest on the assessment payments under this section in an amount equivalent to the rate required under Title 9-B, section 429.   [PL 2009, c. 332, §1 (NEW).](d) The association shall return the assessment payments made under this section, together with the interest earned under subsection (c), to the unit owner when the owner sells the unit and has fully paid all assessments under section 1603-115. The association may use the balance in the account to offset any assessments remaining unpaid.   [PL 2009, c. 332, §1 (NEW).](e) The assessment payments made under this section may be used by the association to cover up to 6 months of the costs attributable to a unit for which assessment payments have not been made.   [PL 2009, c. 332, §1 (NEW).]SECTION HISTORY PL 2009, c. 332, §1 (NEW).