703.02 Definitions. In this chapter, unless the context requires otherwise:
(1b) “Addendum” means an instrument that modifies a recorded condominium plat.
(1h) “Amendment” means an instrument that modifies a recorded condominium declaration. “Amendment” includes a modification to a declaration to relocate unit boundaries under s. 703.13 (6), to separate or merge units under s. 703.13 (7) or (8), and to merge or consolidate a condominium under s. 703.275.
(1m) “Association” means all of a condominium’s unit owners acting as a group, through an entity that is organized as provided under s. 703.15 (2) (a), in accordance with the condominium’s bylaws and declaration.
(2) “Common elements” mean all of a condominium except its units.
(3) “Common expenses” mean the expenses of an association.
(3m) “Common surpluses” mean the surpluses of an association.
(4) “Condominium” means property subject to a condominium declaration established under this chapter.
(5) “Condominium instruments” mean the declaration, plats and plans of a condominium together with any attached exhibits or schedules.
(6) “Conversion condominium” means a structure which, before the recording of a condominium declaration, was wholly or partially occupied by persons other than those who have contracted for the purchase of condominium units and those who occupy with the consent of the purchasers.
(6m) “Correction instrument” means an instrument drafted by a professional land surveyor that, upon recording, corrects an error in a condominium plat. “Correction instrument” does not include an instrument of conveyance.
(7) “Declarant” means any owner who subjects his or her property to a condominium declaration established under this chapter. The term includes an assignee of the declarant under s. 703.09 (4).
(8) “Declaration” means the instrument by which a property becomes subject to this chapter, and that declaration as amended from time to time.
(8m) “Deliver” includes to deliver by hand, U.S. mail, commercial delivery, facsimile transmission, or electronic means.
(9) “Expandable condominium” means a condominium to which additional property or units or both may be added in accordance with the provisions of a declaration and this chapter.
(10) “Limited common element” means a common element identified in a declaration or on a condominium plat as reserved for the exclusive use of one or more but less than all of the unit owners.
(11) “Majority” or “majority of unit owners” mean the condominium unit owners with more than 50 percent of the votes assigned to the units in the condominium declaration.
(12) “Mortgagee” means the holder of any recorded mortgage encumbering one or more units or a land contract vendor.
(13) “Person” means an individual, corporation, partnership, association, trustee or other legal entity.
(13r) “Professional land surveyor” means a professional land surveyor licensed under ch. 443.
(14) “Property” means unimproved land, land together with improvements on it or improvements without the underlying land. Property may consist of noncontiguous parcels or improvements.
(14g) “Removal instrument” means an instrument that removes property from the provisions of this chapter upon recording. “Removal instrument” does not include an instrument of conveyance.
(14m) “Small condominium” means a condominium with no more than 12 units.
(15) “Unit” means a part of a condominium intended for any type of independent use, including one or more cubicles of air at one or more levels of space or one or more rooms or enclosed spaces located on one or more floors, or parts thereof, in a building. A unit may include 2 or more noncontiguous areas.
(16) “Unit number” means the number identifying a unit in a declaration.
(17) “Unit owner” means a person, combination of persons, partnership or corporation who holds legal title to a condominium unit or has equitable ownership as a land contract vendee.
History: 1977 c. 407; 1985 a. 188; 1997 a. 333; 1999 a. 85; 2003 a. 283; 2007 a. 20; 2013 a. 358; 2021 a. 166, 168.
NOTE: 2003 Wis. Act 283, which affected this section, contains extensive explanatory notes.
The definition of “unit” under sub. (15) encompasses a property on which there is no constructed unit. Aluminium Industries v. Camelot Trails, 194 Wis. 2d 575, 535 N.W.2d 74 (Ct. App. 1995).
Small lock boxes were not “intended for any type of independent use” within the meaning of “unit” under sub. (15). Because there are no valid units, there could be no valid condominium units, and the conveyance of riparian rights to docks attempted to be transferred as common elements were not valid. ABKA Limited Partnership v. DNR, 2002 WI 106, 255 Wis. 2d 486, 648 N.W.2d 854, 99-2306.
Each unit identified in the condominium declaration is a unit for purposes of separate taxation under s. 703.21, regardless of whether the unit has been constructed. For purposes of identifying the “unit,” as defined in sub. (15), a unit may exist without a building. Saddle Ridge Corp. v. Board of Review, 2010 WI 47, 325 Wis. 2d 29, 784 N.W.2d 527, 07-2886.
Although the statutory definition of a “unit” under sub. (15) controls, it may be altered by other statutory provisions that look specifically to the declaration to define the substantive rights and obligations of unit owners. Section 703.15 (4) (d) 1. explicitly allows the declaration to determine the number of votes appurtenant to each platted unit. Northernaire Resort & Spa, LLC v. Northernaire Condominium Ass’n, 2013 WI App 116, 351 Wis. 2d 156, 839 N.W.2d 116, 12-1707.