What do Illinois HOA laws say about records, meetings, fines and condominiums?

Illinois HOA laws sit in chapter 765 ILCS 160: the board shall maintain the association's listed records (765 ILCS 160/1-30(i)(1)) and, except to the extent otherwise provided by the Act, shall give the members notice of all board meetings at least 48 hours prior to the meeting (765 ILCS 160/1-40(b)(4), from which 765 ILCS 160/1-75(b) exempts some small associations).

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For property managers, landlords and HOA boards Sources read: 2026-10-30 Updated 2026-11-03

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Illinois chapter 765 ILCS 160 and 765 ILCS 605 day, hour, year and percent figures, with sources

Board meetings a year under chapter 765 ILCS 160 (1-30(a); 1-75(b) exempts some small associations): at least 4	4state (Illinois); statute text in force on the read day, 2026-10-30 (ilga.gov also prints later-effective versions of some sections; every quote here appears in the version in force); Illinois Compiled Statutes 765 ILCS 160/1-30 (Common Interest Community Association Act), read 2026-10-30
Days before a membership meeting that notice is given under chapter 765 ILCS 160 (1-40(a); 1-75(b) exempts some small associations): no less than 10 and no more than 30	10 to 30 daysstate (Illinois); statute text in force on the read day, 2026-10-30 (ilga.gov also prints later-effective versions of some sections; every quote here appears in the version in force); Illinois Compiled Statutes 765 ILCS 160/1-40 (Common Interest Community Association Act), read 2026-10-30
Hours before a board meeting that the board gives members notice under chapter 765 ILCS 160, except to the extent otherwise provided by the Act (1-40(b)(4); 1-75(b) exempts some small associations): at least 48	48 hoursstate (Illinois); statute text in force on the read day, 2026-10-30 (ilga.gov also prints later-effective versions of some sections; every quote here appears in the version in force); Illinois Compiled Statutes 765 ILCS 160/1-40 (Common Interest Community Association Act), read 2026-10-30
Days before the board adopts the annual budget that each member receives the proposed budget, chapter 765 ILCS 160 (1-45(a)): at least 30, not more than 60	30 to 60 daysstate (Illinois); statute text in force on the read day, 2026-10-30 (ilga.gov also prints later-effective versions of some sections; every quote here appears in the version in force); Illinois Compiled Statutes 765 ILCS 160/1-45 (Common Interest Community Association Act), read 2026-10-30
Share of the preceding fiscal year's regular and separate assessments above which, on members' written petition, the association calls a meeting, chapter 765 ILCS 160 (1-45(c))	115%state (Illinois); statute text in force on the read day, 2026-10-30 (ilga.gov also prints later-effective versions of some sections; every quote here appears in the version in force); Illinois Compiled Statutes 765 ILCS 160/1-45 (Common Interest Community Association Act), read 2026-10-30
Unit count at or under which an association organized under the General Not for Profit Corporation Act of 1986 is exempt from chapter 765 ILCS 160 unless it elects to be covered (1-75(a); a budget limit is the other test)	10 unitsstate (Illinois); statute text in force on the read day, 2026-10-30 (ilga.gov also prints later-effective versions of some sections; every quote here appears in the version in force); Illinois Compiled Statutes 765 ILCS 160/1-75 (Common Interest Community Association Act), read 2026-10-30
Business days for a condominium board of managers to make requested records available after a member's written request, chapter 765 ILCS 605 (19(b))	10 business daysstate (Illinois); statute text in force on the read day, 2026-10-30 (ilga.gov also prints later-effective versions of some sections; every quote here appears in the version in force); Illinois Compiled Statutes 765 ILCS 605/19 (Condominium Property Act), read 2026-10-30

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Who is responsible for repairs in a Illinois HOA?

Chapter 765 ILCS 160 puts it in the association's documents, in 765 ILCS 160/1-30(c), read 2026-10-30 on ilga.gov: “The bylaws or operating agreement shall provide for the maintenance, repair, and replacement of the common areas and payments therefor, including the method of approving payment vouchers.” (Illinois Compiled Statutes 765 ILCS 160/1-30 (Common Interest Community Association Act)).

For a condominium, chapter 765 ILCS 605, the Condominium Property Act, lists among the powers and duties of the board of managers to provide for the operation, care, upkeep, maintenance, replacement and improvement of the common elements (765 ILCS 605/18.4(a)).

When a repair cannot wait, chapter 765 ILCS 160 says separate assessments for expenditures relating to emergencies or mandated by law may be adopted by the board without being subject to member approval (765 ILCS 160/1-45(e)).

When a common-area repair falls to the association, the board can post the job on InstaBids and compare written bids from contractors on the same scope.

How can an owner see HOA records in Illinois?

Chapter 765 ILCS 160 sets the access rule in 765 ILCS 160/1-30(i)(1), read 2026-10-30 on ilga.gov: “The board shall maintain the following records of the association and make them available for examination and copying at convenient hours of weekdays by any member or unit owner in a common interest community subject to the authority of the board, their mortgagees, and their duly authorized agents or attorneys:” (Illinois Compiled Statutes 765 ILCS 160/1-30 (Common Interest Community Association Act)) The listed records follow that sentence in the Act.

For a condominium under chapter 765 ILCS 605, the Condominium Property Act, failure of an association's board of managers to make available all records so requested within 10 business days of receipt of the member's written request shall be deemed a denial (765 ILCS 605/19(b)).

Bids are records owners ask about; a board can post a repair job on InstaBids and get each bid in writing, ready to file with the association's records.

What records does a Illinois HOA have to keep?

Chapter 765 ILCS 160 sets the list in one place: the board shall maintain the following records of the association, the items set out under 765 ILCS 160/1-30(i)(1) (read 2026-10-30 on ilga.gov).

For a condominium, chapter 765 ILCS 605, the Condominium Property Act, sets its own list in 765 ILCS 605/19(a), read 2026-10-30 on ilga.gov: “The board of managers of every association shall keep and maintain the following records, or true and complete copies of these records, at the association's principal office:” (Illinois Compiled Statutes 765 ILCS 605/19 (Condominium Property Act)) The listed records follow that sentence in the Act.

For a contract the board will keep with its records, post the job on InstaBids first and line up the written bids before the board picks one.

How much notice does a Illinois HOA board give before a meeting?

Chapter 765 ILCS 160 sets board meeting notice in 765 ILCS 160/1-40(b)(4), read 2026-10-30 on ilga.gov: “Except to the extent otherwise provided by this Act, the board shall give the members notice of all board meetings at least 48 hours prior to the meeting” (Illinois Compiled Statutes 765 ILCS 160/1-40 (Common Interest Community Association Act)). 765 ILCS 160/1-75(b) exempts some small associations from this subsection.

For a membership meeting, chapter 765 ILCS 160 says notice shall be given detailing the time, place, and purpose no less than 10 and no more than 30 days prior to the meeting (765 ILCS 160/1-40(a)); 765 ILCS 160/1-75(b) exempts some small associations from this subsection.

Chapter 765 ILCS 160 also says the board shall meet at least 4 times annually (765 ILCS 160/1-30(a)); 765 ILCS 160/1-75(b) exempts some small associations from that subsection too.

Before a budget vote, each member shall receive a copy of the proposed annual budget at least 30 days but not more than 60 days prior to its adoption by the board under chapter 765 ILCS 160 (765 ILCS 160/1-45(a)).

If an adopted budget or any separate assessment would result in the sum of all regular and separate assessments payable in the current fiscal year exceeding 115% of the sum payable during the preceding fiscal year, chapter 765 ILCS 160 has the association, upon written petition by members with 20% of the votes delivered to the board within 14 days of the board action, call a meeting of the members within 30 days to consider it (765 ILCS 160/1-45(c)).

Before the board meeting where a repair goes to a vote, a manager can post the job on InstaBids and bring the written bids to the table.

Can a Illinois HOA fine an owner without a hearing?

Not under chapter 765 ILCS 160 without notice and an opportunity to be heard: 765 ILCS 160/1-30(g), read 2026-10-30 on ilga.gov, says “The board shall have the power, after notice and an opportunity to be heard, to levy and collect reasonable fines from members or unit owners for violations of the declaration, bylaws, operating agreement, and rules and regulations of the common interest community association.” (Illinois Compiled Statutes 765 ILCS 160/1-30 (Common Interest Community Association Act))

If a fines hearing is about a fence, siding or yard item, the owner can post that repair on InstaBids and get written bids on fixing it.

Does Illinois HOA law apply to condominiums?

Illinois condominiums are not under the Common Interest Community Association Act; they have their own act, chapter 765 ILCS 605, the Condominium Property Act, whose 765 ILCS 605/18.4(a), read 2026-10-30 on ilga.gov, reads: “The powers and duties of the board of managers shall include, but shall not be limited to, the following: (a) To provide for the operation, care, upkeep, maintenance, replacement and improvement of the common elements.” (Illinois Compiled Statutes 765 ILCS 605/18.4 (Condominium Property Act))

Chapter 765 ILCS 160 also leaves out some small associations: under 765 ILCS 160/1-75(a), a common interest community association organized under the General Not for Profit Corporation Act of 1986 with 10 units or less, or with annual budgeted assessments at or under the limit 1-75(a) sets, shall be exempt from the Act unless the association affirmatively elects to be covered.

For work on condominium common elements, such as a roof, hallway or parking area, a board of managers can post the job on InstaBids and compare written bids.

Illinois chapter 765 ILCS 160 rules an HOA board or manager works to

765 ILCS 160/1-30(i)(1), chapter 765 ILCS 160's records rule for the board:

The board shall maintain the following records of the association and make them available for examination and copying at convenient hours of weekdays by any member or unit owner in a common interest community subject to the authority of the board, their mortgagees, and their duly authorized agents or attorneys:

Source: Illinois Compiled Statutes 765 ILCS 160/1-30 (Common Interest Community Association Act), read 2026-10-30

What to put in a written scope for Illinois HOA work

The work in plain words for each common area, with photos, so bids line up line by line.
Whose upkeep it is: under chapter 765 ILCS 160 the bylaws or operating agreement shall provide for the maintenance, repair, and replacement of the common areas and payments therefor, including the method of approving payment vouchers (765 ILCS 160/1-30(c)).
Where the signed contract is kept: for a condominium under chapter 765 ILCS 605, the board of managers of every association keeps and maintains the listed records, or true and complete copies of these records, at the association's principal office (765 ILCS 605/19(a)).
The board meeting the work goes to: under chapter 765 ILCS 160, except to the extent otherwise provided by the Act, the board gives the members notice of all board meetings at least 48 hours prior to the meeting (765 ILCS 160/1-40(b)(4); 765 ILCS 160/1-75(b) exempts some small associations).
Budget timing: each member shall receive a copy of the proposed annual budget at least 30 days but not more than 60 days prior to its adoption by the board under chapter 765 ILCS 160 (765 ILCS 160/1-45(a)).
Emergency work: under chapter 765 ILCS 160, separate assessments for expenditures relating to emergencies or mandated by law may be adopted by the board without being subject to member approval (765 ILCS 160/1-45(e)).
For a condominium under chapter 765 ILCS 605, the powers and duties of the board of managers include to provide for the operation, care, upkeep, maintenance, replacement and improvement of the common elements (765 ILCS 605/18.4(a)).
Records requests: for a condominium under chapter 765 ILCS 605, failure of an association's board of managers to make available all records so requested within 10 business days of receipt of the member's written request shall be deemed a denial (765 ILCS 605/19(b)).

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Sources

Illinois Compiled Statutes 765 ILCS 160/1-40 (Common Interest Community Association Act), read 2026-10-30: www.ilga.gov
Illinois Compiled Statutes 765 ILCS 605/19 (Condominium Property Act), read 2026-10-30: www.ilga.gov