New Jersey § 46:8b-12

§ 46:8b-12.

a. When unit owners other than the developer own 25% or more of the units in a condominium

that will be operated ultimately by an association, the unit owners other than the

developer shall be entitled to elect not less than 25% of the members of the governing

board or other form of administration of the association. Unit owners other than the developer shall be entitled to elect not less than 40%

of the members of the governing board or other form of administration upon the conveyance

of 50% of the units in a condominium. Unit owners other than the developer shall be entitled to elect all of the members

of the governing board or other form of administration upon the conveyance of 75%

of the units in a condominium. However, when some of the units of a condominium have been conveyed to purchasers

and none of the others are being constructed or offered for sale by the developer

in the ordinary course of business, the unit owners other than the developer shall

be entitled to elect all of the members of the governing board or other form of administration. Notwithstanding any of the provisions of subsection a of this section, the developer

shall be entitled to elect at least one member of the governing board or other form

of administration of an association as long as the developer holds for sale in the

ordinary course of business one or more units in a condominium operated by the association. b. Within 30 days after the unit owners other than the developer are entitled to elect

a member or members of the governing board or other form of administration of an association,

the association shall call, and give not less than 20 days' nor more than 30 days'

notice of, a meeting of the unit owners to elect the members of the governing board

or other form of administration. The meeting may be called and the notice given by any unit owner if the association

fails to do so. c. If a developer holds one or more units for sale in the ordinary course of business,

none of the following actions may be taken without approval in writing by the developer: (1) Assessment of the developer as a unit owner for capital improvements. (2) Any action by the association that would be detrimental to the sales of units

by the developer. However, an increase in assessments for common expenses without discrimination against

the developer shall not be deemed to be detrimental to the sales of units. d. Prior to, or not more than 60 days after, the time that unit owners other than

the developer elect a majority of the members of the governing board or other form

of administration of an association, the developer shall relinquish control of the

association, and the unit owners shall accept control. Simultaneously, the developer shall deliver to the association all property of the

unit owners and of the association held or controlled by the developer, including,

but not limited to, the following items, if applicable, as to each condominium operated

by the association: (1) A photocopy of the master deed and all amendments thereto, certified by affidavit

of the developer, or an officer or agent of the developer, as being a complete copy

of the actual master deed. (2) A certified copy of the association's articles of incorporation, or if not incorporated,

then copies of the documents creating the association. (3) A copy of the bylaws. (4) The minute books, including all minutes, and other books and records of the association,

if any. (5) Any house rules and regulations which have been promulgated. (6) Resignations of officers and members of the governing board or other form of administration

who are required to resign because the developer is required to relinquish control

of the association. (7) An accounting for all association funds, including capital accounts and contributions. (8) Association funds or control thereof. (9) All tangible personal property that is property of the association, represented

by the developer to be part of the common elements or ostensibly part of the common

elements, and an inventory of that property. (10) A copy of the plans and specifications utilized in the construction or remodeling

of improvements and the supplying of equipment to the condominium and in the construction

and installation of all mechanical components serving the improvements and the site,

with a certificate in affidavit form of the developer, his agent, or an architect

or engineer authorized to practice in this State that such plans and specifications

represent, to the best of their knowledge and belief, the actual plans and specifications

utilized in the construction and improvement of the condominium property and for the

construction and installation of the mechanical components serving the improvements. If the condominium property has been declared a condominium more than 3 years after

the completion of construction or remodeling of the improvements, the requirements

of this paragraph shall not apply. (11) Insurance policies. (12) Copies of any certificates of occupancy which may have been issued for the condominium

property. (13) Any other permits issued by governmental bodies applicable to the condominium

property in force or issued within 1 year prior to the date the unit owners other

than the developer take control of the association. (14) All written warranties of the contractor, subcontractors, suppliers, and manufacturers,

if any, that are still effective. (15) A roster of unit owners and their addresses and telephone numbers, if known,

as shown on the developer's records. (16) Leases of the common elements and other leases to which the association is a

party. (17) Employment contracts, management contracts, maintenance contracts, contracts

for the supply of equipment or materials, and service contracts in which the association

is one of the contracting parties and maintenance contracts and service contracts

in which the association or the unit owners have an obligation or responsibility,

directly or indirectly to pay some or all of the fee or charge of the person or persons

performing the service. (18) All other contracts to which the association is a party.