A.G. from New Haven County, Connecticut writes:
Dear Mister Condo,
Do you need to provide your state with a current copy of your bylaws and how often if yes? How do we get a new property management company? With 32 units how many votes do we need? How do we find out if the management company has a license in CT that is not outdated?
Mister Condo replies:
A.G., lots of questions here so let’s get to it. The state isn’t too likely to be interested in your current by-laws other than they should be on file with the local municipal authority land records. This is because you have deed-restricted the use of municipal property. The articles of incorporation were filed with the state when the association was formed and you should keep the state records updated with regards to officers and people to contact for the association. The Board selects the Property Management company and enters into a contractual agreement with them. Unless the contract was violated by the Property Management company, it is highly unusual to change before the contract ends because the association would still be contractually obligated to pay the management fees until the termination of the contract. If terminating for cause, it would be best to get an attorney involved to make sure the association can back up the claim before entering into a new agreement with another property management firm. Trust me, the attorney’s fees are well spent versus having to pay two sets of management fees for doing it wrong. The unit owners do not vote on the management change; that is up to the Board. The State of Connecticut keeps an updated list of licenses that can be searched online. Point your browser to https://www.elicense.ct.gov/Lookup/LicenseLookup.aspx and select “COMMUNITY ASSOCIATION MANAGER” from the dropdown list. Add a few more details to limit your search and you should find what you are looking for. Good luck!