(a) Except as otherwise provided in subsection (b) of this section and other provisions of this chapter, the association:
(1) Must adopt and may amend recorded bylaws consistent with § 81-306 of this title and may adopt rules consistent with § 81-320 of this title;
(2) Must adopt and may amend budgets pursuant to § 81-324 of this title and collect assessments for common expenses, including funds for the repair and replacement reserve, from unit owners and may invest any funds of the association;
(3) May hire and discharge managing agents and other employees, agents, and independent contractors;
(4) May institute, defend, or intervene in litigation, arbitration, mediation or administrative proceedings in its own name on behalf of itself or 2 or more unit owners on matters affecting the common interest community subject to, in the case of litigation involving the declarant, the provisions of § 81-321 of this title;
(5) May make contracts and incur liabilities;
(6) May regulate the use, maintenance, repair, replacement, and modification of common elements;
(7) May cause additional improvements to be made as a part of the common elements;
(8) May acquire, hold, encumber, and convey in its own name any right, title, or interest to real estate or personal property, but:
(i) Common elements in a condominium or planned community may be conveyed or subjected to a security interest only pursuant to § 81-312 of this title and
(ii) Part of a cooperative may be conveyed, or all or part of a cooperative may be subjected to a security interest, only pursuant to § 81-312 of this title;
(9) May grant easements, leases, licenses, and concessions through or over the common elements;
(10) May impose and receive any payments, fees, or charges for the use, rental, or operation of the common elements, other than limited common elements described in § 81-202(b) and (d) of this title, and for services provided to unit owners;
(11) May suspend any privileges of unit owners, other than the right of a unit owner to vote on any matter submitted to a vote of unit owners, or services provided to unit owners by the association (other than those necessary for the habitability of the owner’s unit) for non-payment of assessments; may impose charges for late payment of assessments; and, after notice and an opportunity to be heard, may levy reasonable fines for violations of the declaration, bylaws and rules of the association;
(12) May impose reasonable charges for the preparation and recordation of amendments to the declaration, resale certificates required by § 81-409 of this title, or statements of unpaid assessments;
(13) May provide for the indemnification of its officers and executive board and maintain directors’ and officers’ liability insurance;
(14) May assign its right to future income, including the right to receive common expense assessments, except to the extent limited by the declaration;
(15) May exercise any other powers conferred by the declaration or bylaws;
(16) May exercise all other powers that may be exercised in this State by legal entities of the same type as the association;
(17) May exercise any other powers necessary and proper for the governance and operation of the association; and
(18) By rule, may require that disputes between the executive board and unit owners or between 2 or more unit owners regarding the common interest community be submitted to nonbinding alternative dispute resolution in the manner described in the rule as a prerequisite to commencement of a judicial proceeding.
(b) The declaration may not impose limitations on the power of the association to:
(1) Deal with the declarant which are more restrictive than the limitations imposed on the power of the association to deal with other persons; or
(2) Commence litigation, arbitration, mediation or administrative proceedings against any person, but:
(A) The association must comply with § 81-321 of this title, if applicable, before commencing any proceeding against any person in connection with construction defects; and
(B) The executive board shall promptly provide notice to the unit owners of any litigation filed by or against the association other than a proceeding involving enforcement of rules and claims for assessments.
(c) If a tenant of a unit owner violates the declaration, bylaws or rules of the association, in addition to exercising any of its powers against the unit owner, the association may:
(1) Exercise directly against the tenant the powers described in paragraph (a)(11) of this section;
(2) After giving notice to the tenant and the unit owner and an opportunity to be heard, levy reasonable fines against the tenant for the violation; and
(3) Require, as a means of collecting a fine or past due association fee due from the tenant (and not the unit owner), that the tenant make payments directly to the association in the amount of the rent up to the limit of the amount owed the association.
(4) Enforce any other rights against the tenant for the violation which the unit owner as landlord could lawfully have exercised under the lease or which the association could lawfully have exercised directly against the unit owner, or both.
(d) The rights referred to in paragraph (c)(3) of this section may only be exercised if the tenant or unit owner fails to cure the violation within 10 days after the association notifies the tenant and unit owner of that violation.
(e) Unless a lease otherwise provides, this section does not:
(1) Affect rights that the unit owner has to enforce the lease or that the association has under other law; or
(2) Permit the association to enforce a lease to which it is not a party in the absence of a violation of the declaration, bylaws or rules.
(f) The executive board shall use its reasonable judgment to determine whether to exercise the association’s powers to impose sanctions and pursue legal action for violations of the declaration, bylaws and rules including, without limitation, whether to compromise any claim made by or against it, including claims for unpaid assessments. The association shall have no duty to take enforcement action if the executive board, acting in good faith and without a conflict of interest, determines that, under the facts and circumstances presented:
(i) The association’s legal position does not justify taking any or further enforcement action;
(ii) The covenant, restriction, or rule being enforced is, or is likely to be construed as, inconsistent with current law;
(iii) Although a technical violation may exist or may have occurred, it is not of such a material nature as to be objectionable to a reasonable person or to justify expending the association’s resources; or
(iv) It is not in the association’s best interests, based upon hardship, expense, or other reasonable criteria, to pursue an enforcement action.
The executive board’s decision not to pursue enforcement under one set of circumstances does not prevent the association from later taking enforcement action under another set of circumstances, except the executive board may not be arbitrary or capricious in taking enforcement action. Whether the association’s course of performance with respect to enforcement of any provision of the declaration, bylaws and rules constitutes a waiver or modification of that provision is not affected by this chapter.
(g) The association may compromise any claim made by or against it, including claims for unpaid assessments.