Illinois has separate statutes for condos and non-condo communities, and Chicago-area boards often apply the wrong one. If you self-manage an association in Illinois, start by identifying which act governs you.
This guide explains the Common Interest Community Association Act (CICAA, 765 ILCS 160), the Condominium Property Act (765 ILCS 605), and links to city compliance guides on KindHOA.
Which Illinois statute applies
- CICAA (765 ILCS 160) governs most non-condominium common interest communities (townhome and single-family HOAs) above a small-association threshold. It covers meetings, records, board duties, reserves, and rule adoption.
- Condominium Property Act (765 ILCS 605) governs condominiums, with its own detailed meeting, record, and assessment rules.
- Very small associations may be partly exempt from CICAA's procedural requirements.
Start at the Illinois compliance hub for a checklist and city directory.
What Illinois boards must get right
- Open meetings and notice: board meetings generally require notice to owners, and certain actions must occur at open meetings.
- Records access: owners have statutory rights to inspect association records on proper request.
- Rule adoption: new rules typically require advance notice and an owner meeting before they take effect.
- Reserves and budgets: boards must adopt budgets and address reserve funding.
Confirm lien and collection steps with Illinois counsel.
The three layers Illinois owners confuse
- State law — CICAA or the Condominium Property Act.
- City and county code — Chicago and suburbs like Naperville and Aurora handle zoning, short-term-rental rules, noise, and permits.
- HOA covenants — your board enforces recorded restrictions on owners.
For collections basics, read How HOA Late Fees Work.
Illinois city guides on KindHOA
| City | Guide |
|---|---|
| Chicago | Chicago HOA regulations |
| Naperville | Naperville HOA rules |
| Bolingbrook | Bolingbrook HOA guide |
| Full directory | Illinois compliance hub |
For organizing CC&Rs, see the HOA rules directory guide.
FAQ
What law governs Illinois HOAs?
Non-condo communities generally follow the Common Interest Community Association Act (765 ILCS 160); condominiums follow the Condominium Property Act (765 ILCS 605).
Do Illinois HOAs have to give notice before adopting rules?
Generally yes. CICAA and the Condominium Property Act require advance notice and an owner meeting before many rule changes take effect.
Are small Illinois associations exempt?
Some small associations are partly exempt from CICAA's procedural requirements. Confirm your status with counsel.
How do Illinois HOAs collect dues online?
Boards can invoice digitally and automate reminders — see How to Automate HOA Dues Collection Online.
Start your Illinois HOA workspace free — dues, documents, and compliance in one place.
Educational only, not legal advice. Confirm which statute applies and all lien steps with Illinois counsel.