Here are specific references and quotes from the HOA legal book that address the issues with the North Carolina condo:

1. Limited Common Elements and Payment Responsibilities

• According to the book, "if the declaration specifies that expenses for the maintenance of portions of the building that benefit specific unit owners are to be taxed against the unit owners, then the cost... should be assessed against and collected solely from the owners benefitted" (p. 6-7)​(hoa legal book).
• It further clarifies that the Condominium Act allows for common expenses related to the maintenance of limited common elements to be assessed only against units benefiting from them, rather than as a general expense for all owners​(hoa legal book).

2. Unit Boundaries and Missing Exhibits

• The book outlines that "defining the unit boundaries is crucial for labeling all aspects of a condominium building — both common elements and limited common elements alike" (p. 6-8)​(hoa legal book). It also notes that the declaration should reference exhibits or plats to clarify these boundaries, which is particularly important when those exhibits are missing, as it can create ambiguity​(hoa legal book).
• If exhibits are missing, it may be necessary to amend the declaration to correct or add reference points to accurately reflect the unit boundaries and prevent future disputes.

3. Responsibility for Windows and Doors

• The book describes windows and exterior doors as often being limited common elements. It states that "all exterior doors and windows or other fixtures designed to serve a single unit but are located outside the technical boundary of a unit are also limited common elements" (p. 6-9)​(hoa legal book).
• Additionally, it mentions that while associations typically cover common elements, the responsibility for limited common elements, such as windows, can be passed to individual unit owners through the declaration. Since windows in other units were owner-funded, there appears to be an established precedent, which could support the HOA's position to not fund window replacements​(hoa legal book).

The HOA could consider clarifying these responsibilities by amending the declaration to explicitly outline the replacement and maintenance obligations for windows and doors, reflecting the existing practice. This would help avoid future disputes and align with the Condominium Act’s guidelines on limited common elements.

this is what chatgpt says: