IllinoisHB5449104th General Assembly (2025–2026)HouseWALLET

CONDO CI ASSN-DISCLSOURE INFO

Sponsored By: Sponsor information unavailable

Became Law

Summary

Amends the Common Interest Community Association Act and the Condominium Property Act. Requires the board of directors to provide a website that unit owners can access on the Internet that includes information about board and association meetings, agendas, and minutes of the last meeting. Requires that the board must transmit quarterly to the members electronically via email a statement of the association's financial data, to include, but not be limited to, receipts, expenses, invoices, contracts, and obligations. Requires any fee increase of any kind that is more than 10% must be approved by 75% of the unit owners notwithstanding any other provision in this Act or in the association's instruments.

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Bill Overview

Analyzed Economic Effects

8 provisions identified: 3 benefits, 0 costs, 5 mixed.

HOA can use master utility meters

The board can set up master meters for utilities and bill residents under that system. Billing follows the Tenant Utility Payment Disclosure Act. You may receive utility bills from the association instead of the utility company.

Owners can challenge big assessment hikes

Owners can force a vote when total assessments exceed 115% of last year. Members with 20% of votes must petition within 14 days for communities and 21 days for condos; the board must hold a meeting within 30 days. Unbudgeted additions need owner approval: a simple majority for communities and two‑thirds of all votes for condos. If an improvement costs over 5% of the annual budget, 20% can petition within 21 days to force a meeting where a majority can reject it. Boards may levy separate assessments without an owner vote for emergencies or when required by law. Boards may spread assessments over several years, but the full amount is treated as approved in the first year.

Limits on board self‑dealing contracts

Boards cannot sign contracts with a current board member or an entity where that member or close family owns 25% or more without prompt notice to owners. For communities, the board must give notice within 20 days; 20% of members can petition within 20 days to force an election, which must be held within 30 days after the petition is filed. For condos, notice is due within 20 days; 20% of owners can petition within 30 days, and the election must be held within 30 days after filing.

Open meetings, notices, and records

Board meetings are open to owners. Closed sessions are limited to listed topics, and votes must happen in open session. Board members and owners who agreed to electronic delivery get at least 48 hours’ meeting notice. The board must keep key records, including minutes for 7 years and ballots/proxies for 1 year; some records need a written proper‑purpose request. If you request records in writing, the board must respond within 30 days or it counts as a denial. The board may charge reasonable copying fees. If you win in court and the board was at fault, you can recover attorney’s fees.

Stronger voting and board election rules

All board members are elected at large, and terms are staggered so at least one‑third end each year. No elected term can be longer than two years, and only one co‑owner per unit may serve at a time. A declaration can require a majority of board members to be owner‑occupants, but not more than a majority. Proxies expire after 11 months unless your documents say otherwise. If proxies are banned for board elections, the rule must be adopted 120 days before; ballots go out 10–30 days before; owners get at least 21 days’ notice of candidate deadlines; late ballots are not counted; in‑person voting voids a prior mailed or electronic ballot. The board may use secret ballots if it adopts voter‑verification rules. Installment‑contract buyers who live in the unit count for quorum, can vote, and can serve unless the seller kept those rights in writing; only one may vote or count.

Clearer budgets and annual money reports

You get the proposed budget before it is adopted: 30–60 days ahead for communities or at least 25 days for condos. The budget must show amounts for reserves, capital repairs, and real estate taxes. Each year, the board must give a clear summary of receipts, expenses, and reserves or provide a consolidated independent audit; email is allowed only if you opted in. If spending goes over the approved budget, the association must tell members the shortfall and the future assessments to cover it. Associations with 100+ units must use GAAP, which can raise admin costs. By January 1, 2028, the board must provide a website with meeting info and approved minutes.

Core HOA governance and powers

Boards must meet at least four times each year. Bylaws must state who maintains, repairs, and replaces common areas and how payments are approved. Associations may hire a manager or management company. By default, there is one class of membership unless your documents say otherwise. The board can act for owners on common‑area or multi‑unit issues. If your association makes up 50% or more of a township or road district, the board may buy road materials through the highway commissioner and must report these purchases in finance reports.

Fines allowed; limits on collection fees

The board can fine owners for rule violations, but only after notice and a chance to be heard. Managers’ collection fees can be added to an owner’s charges only if they are for collection work, listed in the manager’s contract, and specifically authorized in the declaration or bylaws. Attorney’s fees and court or arbitration costs may still be added.

Sponsors & Cosponsors

Sponsors

There is no primary sponsor on record.

Cosponsors

  • Adriane L. Johnson

    Affiliation unavailable

  • Joyce Mason

    Affiliation unavailable

  • Mary Edly-Allen

    Affiliation unavailable

  • Rita Mayfield

    Affiliation unavailable

  • Robert F. Martwick

    Affiliation unavailable

  • Sara Feigenholtz

    Affiliation unavailable

Roll Call Votes

All Roll Calls

Yes: 327 • No: 25

House vote 5/31/2026

Senate Floor Amendment No. 3 House Concurs

Yes: 117 • No: 0

House vote 5/29/2026

Senate Floor Amendment No. 3 Motion to Concur Recommends Be Adopted Judiciary - Civil Committee;

Yes: 19 • No: 0

Senate vote 5/28/2026

Third Reading - Passed;

Yes: 58 • No: 1

Senate vote 5/20/2026

Senate Floor Amendment No. 3 Recommend Do Adopt Judiciary;

Yes: 8 • No: 0

Senate vote 5/6/2026

Do Pass Judiciary;

Yes: 9 • No: 0

House vote 4/17/2026

Third Reading - Short Debate - Passed

Yes: 92 • No: 10

House vote 4/16/2026

House Floor Amendment No. 2 Recommends Be Adopted Judiciary - Civil Committee;

Yes: 11 • No: 7

House vote 3/26/2026

Do Pass / Short Debate Judiciary - Civil Committee;

Yes: 13 • No: 7

Actions Timeline

  1. Public Act . . . . . . . . . 104-0797

    8/7/2026House
  2. Effective Date January 1, 2027

    8/7/2026House
  3. Governor Approved

    8/7/2026House
  4. Sent to the Governor

    6/26/2026House
  5. Passed Both Houses

    5/31/2026House
  6. House Concurs

    5/31/2026House
  7. Senate Floor Amendment No. 3 House Concurs 117-000-000

    5/31/2026House
  8. Senate Floor Amendment No. 3 Motion to Concur Recommends Be Adopted Judiciary - Civil Committee; 019-000-000

    5/29/2026House
  9. Senate Floor Amendment No. 3 Motion to Concur Rules Referred to Judiciary - Civil Committee

    5/29/2026House
  10. Senate Floor Amendment No. 3 Motion to Concur Referred to Rules Committee

    5/28/2026House
  11. Senate Floor Amendment No. 3 Motion Filed Concur Rep. Rita Mayfield

    5/28/2026House
  12. Placed on Calendar Order of Concurrence Senate Amendment(s) 3

    5/28/2026House
  13. Arrived in House

    5/28/2026House
  14. Added as Alternate Co-Sponsor Sen. Mary Edly-Allen

    5/28/2026Senate
  15. Added as Alternate Co-Sponsor Sen. Adriane L. Johnson

    5/28/2026Senate
  16. Added as Alternate Chief Co-Sponsor Sen. Sara Feigenholtz

    5/28/2026Senate
  17. Senate Floor Amendment No. 2 Tabled Pursuant to Rule 5-4(a)

    5/28/2026Senate
  18. Senate Committee Amendment No. 1 Tabled Pursuant to Rule 5-4(a)

    5/28/2026Senate
  19. Third Reading - Passed; 058-001-000

    5/28/2026Senate
  20. Placed on Calendar Order of 3rd Reading

    5/28/2026Senate
  21. Senate Floor Amendment No. 3 Adopted; Martwick

    5/28/2026Senate
  22. Recalled to Second Reading

    5/28/2026Senate
  23. Rule 2-10 Third Reading Deadline Established As May 31, 2026

    5/22/2026Senate
  24. Senate Floor Amendment No. 3 Recommend Do Adopt Judiciary; 008-000-000

    5/20/2026Senate
  25. Senate Floor Amendment No. 3 Assignments Refers to Judiciary

    5/19/2026Senate

Bill Text

  • Engrossed

  • Enrolled

  • House Amendment 1

  • House Amendment 2

  • House Amendment 3

  • Introduced

  • Senate Amendment 1

  • Senate Amendment 2

  • Senate Amendment 3

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