291 lines
13 KiB
JSON
291 lines
13 KiB
JSON
{
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"_meta": {
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"code": "VS-02",
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"title": "Unit Size and Voting Structure",
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"version": "1.0",
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"statute_primary": "765 ILCS 605/18",
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"diagnostic_question": "Is the membership large enough to produce qualified governance from its own pool — and does the voting structure reflect the actual interests of affected residents?",
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"dsc_activations": ["DSC-01", "DSC-02", "DSC-04", "DSC-05"],
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"verification_sources": [
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{
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"label": "Kane County Recorder of Deeds",
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"url": "https://www.kanecountyrecorder.com",
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"instruction": "The recorded Declaration defines the total number of units and the voting rights attached to each. The recorded plat identifies occupiable units."
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},
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{
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"label": "Illinois Secretary of State — Business Entity Search",
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"url": "https://www.ilsos.gov/corporatellc",
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"instruction": "Annual reports filed with the Secretary of State may list current officers and directors, which can be compared against claimed board composition."
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}
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],
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"renderer_notes": "VS-02 surfaces four distinct diagnostic conditions: (1) the gap between nominal unit count and effective voting population, (2) board self-voting on board-initiated decisions, (3) non-resident owner influence on conditions they do not experience, (4) structural quorum failure from chronic disengagement. Each condition has its own diagnostic flag. Render all four flag states visibly when triggered."
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},
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"perspectives": {
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"homeowner": {
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"label": "Your Record",
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"access_state": "participant",
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"instruction": "Record what you know about your association's size and how votes are conducted. You do not need precise numbers — record what you have observed, been told, or been able to verify. Estimates are acceptable and should be noted as estimates.",
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"fields": [
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{
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"id": "ho_total_units",
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"label": "Total number of occupiable units in the association",
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"type": "number",
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"required": true,
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"placeholder": "Enter the number or your best estimate"
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},
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{
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"id": "ho_total_units_estimated",
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"label": "Is this an estimate?",
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"type": "boolean",
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"required": true
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},
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{
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"id": "ho_board_size",
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"label": "How many members are on the Board of Directors?",
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"type": "number",
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"required": true,
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"placeholder": "Enter the number or your best estimate"
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},
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{
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"id": "ho_board_votes_own_decisions",
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"label": "Does the Board vote to ratify its own decisions — for example, approving a Special Assessment that the Board itself proposed?",
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"type": "boolean",
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"required": true,
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"diagnostic_flag": true,
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"flag_condition": true,
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"flag_label": "Board self-voting on board-initiated decisions — structural conflict",
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"flag_note": "A Board that votes to ratify decisions it has already made controls both the proposal and the outcome. On matters requiring homeowner approval — Special Assessments, major contracts, rule changes — this is a structural conflict of interest regardless of whether it violates the Bylaws."
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},
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{
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"id": "ho_nonresident_owners_present",
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"label": "Are there unit owners who do not live in the association — owners who rent their units to others or leave them vacant?",
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"type": "boolean",
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"required": true,
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"diagnostic_flag": true,
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"flag_condition": true,
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"flag_label": "Non-resident owner voting bloc present",
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"flag_note": "Non-resident owners have a financial interest in the association but do not experience its day-to-day conditions. Their votes on assessments, maintenance, security, and operations carry the same weight as resident owners but reflect a different calculus."
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},
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{
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"id": "ho_nonresident_count",
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"label": "Approximate number of non-resident owner units",
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"type": "number",
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"required": false,
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"depends_on": { "field": "ho_nonresident_owners_present", "value": true },
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"placeholder": "Enter the number or your best estimate"
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},
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{
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"id": "ho_typical_meeting_attendance",
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"label": "Approximately how many unit owners typically attend or participate in annual or special meetings?",
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"type": "number",
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"required": false,
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"placeholder": "Enter the number or your best estimate"
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},
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{
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"id": "ho_quorum_achieved",
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"label": "Has the association ever failed to achieve quorum at a required meeting?",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "yes_documented", "label": "Yes — and it is documented in the minutes" },
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{ "value": "yes_undocumented", "label": "Yes — but it was not documented or was ignored" },
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{ "value": "no", "label": "No — quorum has always been achieved" },
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{ "value": "unknown", "label": "I do not know" }
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],
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"diagnostic_flag": true,
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"flag_condition": "yes_undocumented",
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"flag_label": "Quorum failure not documented — governance record gap"
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},
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{
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"id": "ho_quorum_manipulated",
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"label": "Have you observed the quorum threshold being applied inconsistently — for example, reached on some votes but waived or ignored on others?",
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"type": "boolean",
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"required": true,
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"diagnostic_flag": true,
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"flag_condition": true,
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"flag_label": "Inconsistent quorum application — documented governance pattern"
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},
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{
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"id": "ho_quorum_detail",
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"label": "Describe what you observed.",
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"type": "textarea",
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"required": false,
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"depends_on": { "field": "ho_quorum_manipulated", "value": true },
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"placeholder": "Example: Quorum was declared at the 2022 annual meeting with 8 of 35 owners present. The same board had previously canceled the 2021 meeting citing insufficient attendance."
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},
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{
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"id": "ho_effective_control",
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"label": "In your observation, how many owners effectively control governance decisions?",
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"type": "number",
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"required": false,
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"placeholder": "Your estimate — this is a diagnostic observation, not a legal finding"
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},
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{
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"id": "ho_account",
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"label": "Your account — describe what happened in your own words.",
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"type": "textarea",
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"required": false,
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"placeholder": "No required format. No legal terminology needed. You do not need to be neutral. You need to be accurate."
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}
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]
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},
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"professional": {
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"label": "Professional Record",
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"access_state": "professional",
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"instruction": "Record the verified unit count and voting structure from the Declaration and Bylaws. Assess the four structural conditions: board self-voting, non-resident influence, quorum integrity, and effective governance pool size. Upgrade or downgrade the homeowner record as warranted.",
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"fields": [
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{
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"id": "pro_verified_unit_count",
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"label": "Verified total unit count from the recorded Declaration",
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"type": "number",
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"required": true
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},
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{
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"id": "pro_voting_rights_per_unit",
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"label": "Voting rights structure per the Declaration",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "one_per_unit", "label": "One vote per unit" },
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{ "value": "weighted", "label": "Weighted by unit size or percentage interest" },
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{ "value": "one_per_owner", "label": "One vote per owner regardless of units owned" },
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{ "value": "other", "label": "Other — describe in notes" }
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]
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},
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{
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"id": "pro_board_authority_source",
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"label": "Does the Declaration or Bylaws require homeowner approval for Special Assessments above a defined threshold?",
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"type": "boolean",
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"required": true,
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"diagnostic_flag": true,
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"flag_condition": false,
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"flag_label": "No homeowner approval threshold for Special Assessments — board has unchecked assessment authority"
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},
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{
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"id": "pro_approval_threshold",
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"label": "Threshold amount requiring homeowner approval",
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"type": "text",
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"required": false,
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"depends_on": { "field": "pro_board_authority_source", "value": true },
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"placeholder": "e.g. Special Assessments exceeding $10,000 require 2/3 membership approval per Article VI Section 3"
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},
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{
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"id": "pro_quorum_threshold",
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"label": "Quorum threshold as defined in the Bylaws",
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"type": "text",
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"required": true,
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"placeholder": "e.g. 20% of unit owners in person or by proxy"
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},
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{
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"id": "pro_quorum_structurally_achievable",
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"label": "Given the observed participation rate, is the quorum threshold structurally achievable without board-controlled proxies?",
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"type": "boolean",
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"required": true,
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"diagnostic_flag": true,
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"flag_condition": false,
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"flag_label": "Quorum structurally unachievable — incumbent Board indefinitely extended by participation failure"
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},
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{
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"id": "pro_nonresident_percentage",
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"label": "Approximate percentage of non-resident owner units",
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"type": "text",
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"required": false,
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"placeholder": "e.g. approximately 40% non-resident based on county tax records"
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},
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{
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"id": "pro_governance_pool_assessment",
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"label": "Professional assessment of effective governance pool",
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"type": "textarea",
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"required": false,
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"placeholder": "Describe the practical governance capacity of this association given its size, participation rate, board composition, and voting structure."
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},
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{
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"id": "pro_assessment",
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"label": "Professional assessment — upgrade, downgrade, or confirm the homeowner record.",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "confirmed", "label": "Confirmed — homeowner record is accurate" },
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{ "value": "upgraded", "label": "Upgraded — condition is more significant than homeowner record indicates" },
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{ "value": "downgraded", "label": "Downgraded — condition is less significant than homeowner record indicates" },
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{ "value": "insufficient", "label": "Insufficient information — further verification required" }
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]
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},
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{
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"id": "pro_notes",
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"label": "Professional notes",
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"type": "textarea",
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"required": false,
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"placeholder": "Include statutory citations, case law, or contextual observations relevant to governance structure findings."
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}
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]
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},
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"public_record": {
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"label": "Public Record",
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"access_state": "operator",
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"instruction": "Enter the court or appellate ruling on any voting structure, quorum, or board authority question. Immutable after submission except for corrections to spelling or citation format.",
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"immutable_after_submit": true,
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"fields": [
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{
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"id": "pr_adjudicated_condition",
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"label": "Condition adjudicated",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "quorum_validity", "label": "Quorum validity" },
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{ "value": "board_authority", "label": "Board authority — Special Assessment or contract" },
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{ "value": "voting_rights", "label": "Voting rights structure" },
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{ "value": "election_validity", "label": "Election validity" },
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{ "value": "other", "label": "Other — describe in summary" }
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]
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},
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{
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"id": "pr_case_citation",
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"label": "Case citation",
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"type": "text",
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"required": true,
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"placeholder": "e.g. Smith v. Elm Court Condominium Assoc., 2023 IL App (2d) 220145"
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},
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{
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"id": "pr_court",
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"label": "Court",
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"type": "text",
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"required": true,
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"placeholder": "e.g. Illinois Appellate Court, Second District"
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},
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{
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"id": "pr_ruling_date",
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"label": "Ruling date",
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"type": "date",
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"required": true
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},
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{
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"id": "pr_ruling_summary",
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"label": "Ruling summary — the court's finding in plain language.",
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"type": "textarea",
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"required": true,
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"placeholder": "Describe what the court determined and on what basis."
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}
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]
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}
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},
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"spool": {
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"contract_version": "1.0",
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"addon": "vs01",
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"vs_code": "VS-02",
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"payload_fields": [
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"perspective",
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"association_address",
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"submitted_at",
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"standing",
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"fields"
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],
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"notes": "Field keys match the field id values defined in this schema. Numeric fields submitted as estimates should carry an accompanying boolean flag field where provided — e.g. ho_total_units_estimated."
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}
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}
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