40 year old complex with maybe a couple of original owners on Board. A couple of owners who paid for their own deck maintenance. Does everyone pay their dues?

I say you are revving up to be shunned by your neighbors. Management co’s are no magic pill. Same with updating CCR’s for such a small association.

Those who have already paid for their own units repair will resist paying a special assessment to fix everyone’s else deck. Yes,they are legally bound, but unless you find an atty to work pro bono, the association does not have any $ to enforce. And the newer owners who paid will be pissed if there is not enough collected to fix their unit- and you will become the villin!

Keep in mind, having a reserve account funded to 60-70% or greater will really be helpful if you someday want to sell. So many condos are underwater with people not paying dues that reserves are seriously underfunded and makes it hard to sell if major repairs are being deferred.

Rather than make them spend a bunch of the reserves, look at this as where you can do your own thing (unfeddored). ie. fix your own deck and when you sell, the reserve account looks good, there are not legal actions pending, and your monthly assessments are low.

Recent appreciation is paper profits and what you are proposing affects cash flow of each owner today.

However, if you work with your other owners, you might get them to increase the dues and put together your own plan of increased maintenance.