Deck repairs

We are a 56 unit self managed Condomium in Wisconsin. We would like to implement a rule regarding repairs. Owners are responsible for their decks and most owners are very good about staining and upkeep. Some have replaced with composite decks. We have a few owners who just ignore the notices we send to repair. Does anyone have any rules or regulations regarding owner responsibility repairs and how long we should give owners to complete. We typically ask them to advise us when the repairs will be made within 30 days of sending the notice. Then we typically give them up to 6 months to make the repairs. We have a couple of owners who just ignore the notices. No reponse and no work done in almost 2 years. Notices do state if work is not completed, Association will have work done and owner assessed for costs, but no one wants to take that step. Possibility of being accused of trespassing etc. If we have something in our rules and regulations owners may start paying attention.

Can you quote what your governing documents state about enforcing owner maintenance responsibilities? You may already have all the authority you need and not need to adopt an additional rule.

At this point, the owner has little incentive to arrange the work themselves because you've already indicated that the association will do it for them.

I would obtain estimates or identify contractors who are available, then send additional notices with a clear deadlines. It is reasonable to inform the owner that additional expenses may be assessed to them if they do not arrange the work, such as administrative and legal costs.

Once the owner has received ample notice and a reasonable opportunity to comply, the choice becomes theirs: complete the work themselves or risk having the association perform the work and assess all costs. In many cases, owners will act before it goes too far.

Declarations state" Units owner's Responsibilities. The owner of each unit shall (a) maintain in good condition and repair and replace all of the components or installations wihin or bused by Unit including but not limited to all utility line and installations, the heating and air conditioning systems, for the unit, fixtures, applicances water heater, equipment interior walls partitions flooring ceilings windows, window frames and doors including all glass and locks in windows and doors. (b) paint and decorate the interior of the perimeter salls and all walls and surface areas within the unit. Keep the patio, deck or Porch in good orderly condition (c) Keep and maintain in good and orderly condition it's limited common elements and (d) repair and replace any portion of the common elements damaged thought the fault or negligence of such owner or such owner's family, guests or invitees or any other occupants of the unit. Notwithstanding the above, repairs to common elecments call be effected by the association but paid for by the unit owner if within this section.

Bylaws state Every member must perform promptly all maintenance and repair work within his own Unit and with or on the limited common elements appurtenant to his unit and is expressly responsible for the damages and liabilities that his failure to do so may cause.
Bylaws also sate If any unit owner fails to cocmply with the act, this declaration or the by-laws, such unit owner chall be liable for damages caused by the failure or for injunctive relief, or both by the Association or by any other unit owner.

Nothing states a time frame for having work done. We would like to add to our rules and regulations a reasonable time frame for having work done and if not completed a statement that if work is not completed Association may hire contractor to have work completed and owner will be assessed costs.

If anyone has any examples of rules they may have regarding this please respond.

Thank you for taking the time to send these examples. I'm sure we can amend our fine schedule and rules to incorporate some of these ideas.
I know we don't want to have to hire anyone to work on someone else's property but we also have to make sure these decks are safe. We are in the process right now of replacing our roofs and the roofers have to put ladders on the decks to work. We had a roofer almost injured when their ladder went right through the deck board as it was rotted. I think just the threat of a fine will make owners get the work done. We have been in existance for 25 years and have never had to fine anyone yet.