Please click on the links below for information regarding Carolshire Commons Condominiums.
GENERAL INFORMATION – CAROLSHIRE COMMONS CONDOMINIUMS
- Carolshire Commons Condominiums, located on the north side of Elk Trail west of Gary Avenue, was originally constructed in 1977 as an apartment complex, and was later was converted to condominiums. The property is 10.45 acres in size, and includes 18 three-story buildings of 12 units each, for a total of 216 units. Although all of the units are privately owned, many units are rented out to non-owners.
- The Carolshire Commons Condominium Association (‘CCCA’) is responsible for ensuring that the common areas of the property and buildings are maintained in accordance with the Village of Carol Stream’s adopted building and property maintenance codes. Unit owners are responsible for maintaining individual units in accordance with the adopted codes.
- The Village of Carol Stream neither controls nor participates in the election or appointment of the Board members of the CCCA. Only unit owners are able to participate in the election of Board members. Similarly, the Village is not involved in the selection of the management company hired to maintain the common property and building areas.
2010 CANOPY COLLAPSE
- On August 31, 2010, the canopy over the building entry and balconies at 129 E. Elk Trail collapsed to the ground. Immediately thereafter, the Village retained a structural engineer to evaluate all canopy structures at Carolshire Commons Condominiums. The structural engineer found evidence that other canopy structures could be at risk of collapse, and so the Village condemned all remaining canopy structures, along with the access doorways and balconies beneath them. CCCA subsequently removed all canopy structures throughout the complex.
- While in the process of inspecting the canopy structures, the structural engineer also found evidence that structural support members on some exterior balconies were rotting, resulting in a potentially unsafe condition. As such, the Village condemned all balconies within the Carolshire Commons Condominiums complex. CCCA subsequently replaced the structural support members on all 144 balconies in the complex.
2012 COMMON AREA PROPERTY MAINTENANCE INSPECTION INITIATIVE
- Due to continued concerns about what appeared to be ongoing building and property maintenance code violations in the common areas of the Carolshire Commons Condominiums, in August 2012, a codes consultant retained by the Village conducted a comprehensive inspection of the interior and exterior common areas at Carolshire. The inspection report documented 665 code violations in the interior and exterior common areas of the Carolshire buildings. The report can be viewed by clicking here.
- On September 21, 2012, the Village issued a Notice of Violation, placing the CCCA on notice for a total of 665 code violations and directing the CCCA to submit a plan for abatement of the violations.
- The Village has been very successful in recent years resolving code violations under the Village’s ‘voluntary compliance’ philosophy. Over the past several years, the Village has worked on more than 2,000 building and property maintenance code cases, and less than one-quarter of one percent (0.25%) of these cases required an appearance in DuPage County Circuit Court.
In accordance with our voluntary compliance approach, during the period between September 2012 and September 2013, the Village sought to work with CCCA to obtain voluntary compliance on the
abatement of code violations.
- On September 26, 2013, having failed to obtain voluntary compliance on the remediation of all building and property maintenance code violations, the Village filed a lawsuit against CCCA.
- With the lawsuit ongoing, the Village conducted an inspection in July of 2014 which revealed that 392 out of the 665 violations were found to have been corrected.
In 2015, the Village began working with CCCA and its attorney on a settlement agreement. The benefits of a settlement agreement are that it would be a court-ordered and court-enforced agreement that would establish a schedule for the abatement of the remaining violations, as well as
penalties that the judge would enforce against CCCA in the event of a failure to comply with the terms of the settlement agreement.
- In June of 2015, the Village again had an inspection of the common areas performed. 152 out of the original 665 violations remained, and 36 new violations were identified.
- The lawsuit is still pending in DuPage County Circuit Court. At this time, the parties have agreed upon a consent decree that would establish the court-ordered terms with which CCCA would need to comply in the abatement of all remaining violations.
- Upon the approval of the consent decree in DuPage County Circuit Court, all Carolshire Commons Condominium unit owners are required to receive a copy of the consent decree from CCCA.
- CCCA will take the steps necessary to abate the remaining violations as provided in the abatement schedule approved as part of the consent decree.
- The Village will continue to inspect the common areas of Carolshire Commons Condominiums in accordance with the terms set forth in the consent decree.