342 lines
18 KiB
JSON
342 lines
18 KiB
JSON
{
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"_meta": {
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"code": "VS-03",
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"title": "Manager Certification",
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"version": "1.0",
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"statute_primary": "765 ILCS 160/1-1",
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"statute_secondary": "225 ILCS 427",
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"diagnostic_question": "Is the manager subject to any external accountability standard — IDFPR or CAI — and does the same entity control both operations and finances?",
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"dsc_activations": ["DSC-01", "DSC-03", "DSC-06", "DSC-08"],
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"verification_sources": [
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{
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"label": "IDFPR License Lookup",
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"url": "https://online-dfpr.micropact.com/lookup/licenselookup.aspx",
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"instruction": "Search by name or license number under license type 'Community Association Manager.' License status, expiration date, and any disciplinary history are public record."
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},
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{
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"label": "CAI Credential Verification",
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"url": "https://www.caionline.org/credentialverification",
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"instruction": "CAI credentials — CMCA, AMS, PCAM — are verifiable by name. CAI certification is not a legal requirement in Illinois but is recognized by courts as evidence of professional competence."
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},
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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 management contract, if recorded, establishes the scope of the manager's authority and the term of the engagement."
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}
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],
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"renderer_notes": "VS-03 surfaces four diagnostic conditions: (1) absence of IDFPR certification, (2) the manager serving as both operational and financial manager, (3) the manager acting outside their contract scope, (4) the self-dealing loop — affiliation between the management company and the association's law firm or board members. The self-dealing loop flag is the most significant — render it with the highest visual prominence 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 or have been told about your property manager's qualifications and scope of authority. You are not expected to have verified this independently. Record what you have observed, what you have been told, and any instances where the manager appeared to act outside their role.",
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"fields": [
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{
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"id": "ho_manager_name",
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"label": "Name of the property manager or management company",
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"type": "text",
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"required": false,
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"placeholder": "Individual name, company name, or both if known"
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},
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{
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"id": "ho_manager_type",
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"label": "Is your association managed by an individual manager or a management company?",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "individual", "label": "Individual property manager" },
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{ "value": "company", "label": "Management company" },
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{ "value": "self_managed", "label": "Self-managed by the Board" },
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{ "value": "unknown", "label": "I do not know" }
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]
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},
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{
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"id": "ho_certification_claimed",
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"label": "Has the manager or management company ever claimed to be licensed or certified?",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "yes_idfpr", "label": "Yes — claimed IDFPR license" },
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{ "value": "yes_cai", "label": "Yes — claimed CAI certification" },
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{ "value": "yes_both", "label": "Yes — claimed both IDFPR and CAI" },
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{ "value": "yes_unspecified", "label": "Yes — claimed certification but did not specify type" },
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{ "value": "no", "label": "No claim of certification has been made" },
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{ "value": "never_asked", "label": "The subject has never come up" }
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]
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},
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{
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"id": "ho_manager_controls_finances",
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"label": "Does the same person or entity that manages day-to-day operations also control the association's finances — collecting assessments, paying invoices, maintaining the ledger?",
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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": "Single entity controls both operations and finances — structural conflict",
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"flag_note": "When the same entity manages operations and controls financial records, there is no internal check on financial accuracy. Assessment irregularities, unauthorized charges, and ledger manipulation are structurally undetectable without independent audit."
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},
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{
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"id": "ho_manager_controls_payments",
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"label": "Does the manager control the payment mechanism — ACH withdrawals, online portal, or direct billing — through which you pay your assessments?",
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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": "Manager controls homeowner payment mechanism",
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"flag_note": "A manager who controls the payment mechanism and also maintains the ledger has the ability to create and record payment failures without homeowner action. This is the structural precondition for ACH obstruction disputes."
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},
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{
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"id": "ho_ach_stopped",
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"label": "Has the manager ever stopped or suspended your ACH or automatic payment without prior written notice to you?",
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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": "ACH or automatic payment stopped without notice — documented obstruction pattern",
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"flag_note": "Stopping an automatic payment without notice, then initiating or participating in a delinquency claim based on the resulting non-payment, is a documented pattern. Record the date, the payment method, and whether the manager then participated in any collection or legal action."
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},
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{
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"id": "ho_ach_detail",
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"label": "Describe what happened — when the payment stopped, how you found out, and what followed.",
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"type": "textarea",
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"required": false,
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"depends_on": { "field": "ho_ach_stopped", "value": true },
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"placeholder": "Example: My ACH was stopped in [month/year] without notice. I was not informed until I received a delinquency notice from the association's attorney [weeks/months] later. The delinquency included attorney fees for the period I believed I was current."
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},
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{
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"id": "ho_manager_initiated_legal",
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"label": "Has the manager initiated, directed, or participated in legal action against you without documented Board authorization?",
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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": "Manager initiated or participated in legal action — authorization question",
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"flag_note": "Legal action against a homeowner must be authorized by the Board. A manager who initiates, directs, or coordinates legal action without documented Board authorization is acting outside their contract scope."
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},
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{
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"id": "ho_selfdealing_suspected",
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"label": "Do you have reason to believe the management company is affiliated with the association's law firm, or that board members have a financial relationship with the management company?",
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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": "Self-dealing loop suspected — management company and legal counsel affiliation",
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"flag_note": "An affiliation between the management company and the association's law firm creates a conflict of interest that affects every financial and legal decision the association makes. This is the most structurally significant condition in VS-03."
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},
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{
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"id": "ho_selfdealing_detail",
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"label": "Describe the basis for your suspicion.",
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"type": "textarea",
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"required": false,
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"depends_on": { "field": "ho_selfdealing_suspected", "value": true },
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"placeholder": "Example: The management company and the association's law firm share an address. The law firm was retained without a board vote. The same attorney has represented multiple associations managed by the same company."
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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": "Verify IDFPR license status, CAI certification, contract scope, and any affiliation between the management company and the association's legal counsel. Record the verified finding for each condition. Upgrade or downgrade the homeowner record as warranted.",
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"fields": [
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{
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"id": "pro_idfpr_verified",
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"label": "IDFPR license status — verified from public lookup",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "active", "label": "Active and current" },
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{ "value": "expired", "label": "Expired" },
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{ "value": "suspended", "label": "Suspended" },
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{ "value": "revoked", "label": "Revoked" },
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{ "value": "not_found", "label": "No license found under this name" },
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{ "value": "self_managed", "label": "Self-managed — no manager to verify" },
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{ "value": "not_verified", "label": "Not yet verified" }
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],
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"diagnostic_flag": true,
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"flag_condition": ["expired", "suspended", "revoked", "not_found"],
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"flag_label": "IDFPR license not active — manager operates without required licensure"
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},
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{
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"id": "pro_idfpr_license_number",
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"label": "IDFPR license number",
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"type": "text",
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"required": false,
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"depends_on": { "field": "pro_idfpr_verified", "value": "active" },
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"placeholder": "e.g. 041.000001"
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},
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{
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"id": "pro_idfpr_expiration",
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"label": "IDFPR license expiration date",
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"type": "date",
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"required": false,
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"depends_on": { "field": "pro_idfpr_verified", "value": "active" }
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},
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{
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"id": "pro_cai_certified",
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"label": "CAI certification status — verified from CAI credential lookup",
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"type": "select",
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"required": true,
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"options": [
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{ "value": "pcam", "label": "PCAM — Professional Community Association Manager" },
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{ "value": "ams", "label": "AMS — Association Management Specialist" },
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{ "value": "cmca", "label": "CMCA — Certified Manager of Community Associations" },
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{ "value": "none_verified", "label": "No CAI certification found" },
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{ "value": "not_verified", "label": "Not yet verified" }
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]
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},
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{
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"id": "pro_bylaw_requires_certification",
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"label": "Do the Bylaws require the manager or management company to hold any certification or license?",
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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": "Bylaws do not require manager certification — uncertified management enabled indefinitely",
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"flag_note": "See VS-06 for the full Bylaw certification requirements analysis."
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},
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{
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"id": "pro_single_entity_confirmed",
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"label": "Verified: does the same entity control both operations and financial management?",
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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": "Single entity controls operations and finances — confirmed"
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},
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{
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"id": "pro_contract_scope_reviewed",
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"label": "Has the management contract been reviewed?",
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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": "pro_contract_scope_exceeded",
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"label": "Does the evidence indicate the manager has acted outside the scope of the management contract?",
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"type": "boolean",
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"required": false,
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"depends_on": { "field": "pro_contract_scope_reviewed", "value": true },
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"diagnostic_flag": true,
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"flag_condition": true,
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"flag_label": "Manager acting outside contract scope — confirmed"
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},
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{
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"id": "pro_selfdealing_verified",
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"label": "Is there a verifiable affiliation between the management company and the association's law firm?",
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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 — shared ownership, personnel, or address" },
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{ "value": "probable", "label": "Probable — referral pattern or consistent co-appearance across associations" },
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{ "value": "not_found", "label": "No affiliation found" },
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{ "value": "not_verified", "label": "Not yet verified" }
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],
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"diagnostic_flag": true,
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"flag_condition": ["confirmed", "probable"],
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"flag_label": "Management company and legal counsel affiliation — self-dealing loop present or probable"
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},
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{
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"id": "pro_selfdealing_detail",
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"label": "Describe the basis for the affiliation finding.",
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"type": "textarea",
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"required": false,
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"depends_on": { "field": "pro_selfdealing_verified", "value": ["confirmed", "probable"] },
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"placeholder": "Cite the specific evidence — shared address, common ownership, concurrent representation across multiple associations, or other verifiable indicators."
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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, disciplinary history, or contextual observations relevant to manager certification and scope 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 manager certification, scope of authority, or self-dealing 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": "certification_required", "label": "Manager certification requirement" },
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{ "value": "scope_exceeded", "label": "Manager acting outside contract scope" },
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{ "value": "ach_obstruction", "label": "ACH or payment obstruction" },
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{ "value": "selfdealing", "label": "Self-dealing — management and legal counsel affiliation" },
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{ "value": "unauthorized_legal", "label": "Unauthorized legal action by manager" },
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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-03",
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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": "The self-dealing loop flag — pro_selfdealing_verified with value confirmed or probable — should be surfaced prominently in the operator's TMP review interface. It is the highest-significance finding in this VS and affects the diagnostic weight of DSC-01, DSC-06, and DSC-08 simultaneously."
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}
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}
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