Illinois condominium associations follow the Condominium Property Act (765 ILCS 605). Section 18 sets the notice for owners’ meetings, board meetings and the budget. Non-condo HOAs follow a different law, covered at the end.
Unit owners’ meetings
- Annual meeting: “the members shall hold an annual meeting” (605/18(b)(3)).
- Special meetings: called by the president, the board of managers, or 20% of unit owners (605/18(b)(5)).
- Notice window: “no less than 10 and no more than 30 days notice,” mailed or delivered (605/18(b)(6)).
- Electronic notice: allowed where the condominium instruments or rules provide for it, by electronic transmission the unit owner consented to.
- Quorum: 20% of unit owners by default, unless the instruments set a higher percentage (605/18(b)(1)).
Board meetings
- Frequency: at least 4 times a year (605/18(a)(10)).
- Open meetings: “every meeting of the board of managers shall be open to any unit owner” (605/18(a)(9)(A)). Closed sessions are limited to topics such as litigation, staff and contractors, rule violations, an owner’s unpaid assessments and legal advice, and any vote happens in open session.
- Notice to owners: posted in conspicuous places in the condominium at least 48 hours before the meeting, or sent by acceptable technological means to owners who authorized it in writing (605/18(a)(9)(E)).
The annual budget
- Each owner gets a copy of the proposed annual budget at least 25 days before the board adopts it, showing the parts for reserves, capital expenditures and repairs, and real estate taxes (605/18(a)(6)).
- The budget must provide “reasonable reserves” for capital expenditures and deferred maintenance (605/9(c)(2)). See HOA reserve fund.
- The 115% rule: if total assessments would exceed 115% of the previous year’s, owners holding 20% of the votes can petition within 21 days; the board must then call a meeting within 30 days, and the budget stands unless a majority of the total votes reject it (605/18(a)(8)).
- Owners also receive an itemized accounting of the previous year’s expenses (605/18(a)(7)).
Summary
| Meeting | Notice | Section |
|---|---|---|
| Owners’ annual or special meeting | 10 to 30 days | 605/18(b)(6) |
| Board meeting | 48 hours, posted or electronic | 605/18(a)(9) |
| Proposed budget | At least 25 days before adoption | 605/18(a)(6) |
HOAs that aren’t condominiums
Non-condo HOAs follow the Common Interest Community Association Act (765 ILCS 160). Associations with 10 units or fewer, or annual budgeted assessments of $100,000 or less, are exempt unless they choose to be covered (160/1-75). Check that act and your documents for meeting notice.
How BAB helps
BAB’s formal-ballot profiles today cover Washington and Egypt; there is no Illinois profile yet. Illinois associations use BAB polls with the quorum set to their instruments, announcements by push notification, and the calendar with .ics export. Send the statutory notice the way your instruments require. See communication tools.
FAQ
How much notice for an Illinois condo owners’ meeting?
No less than 10 and no more than 30 days (765 ILCS 605/18(b)(6)).
How much notice for an Illinois condo board meeting?
At least 48 hours, posted in conspicuous places or sent electronically to owners who authorized it.
When must owners get the proposed budget?
At least 25 days before the board adopts it (605/18(a)(6)).
What is the default quorum?
20% of unit owners, unless the instruments set a higher percentage (605/18(b)(1)).
Does the Condominium Property Act apply to HOAs?
No. Non-condo HOAs follow the Common Interest Community Association Act (765 ILCS 160).
Sources
- 765 ILCS 605/18: meetings, board, budget
- 765 ILCS 605/9: budget and reserves
- 765 ILCS 160/1-75: CICAA exemptions
Disclaimer: This guide is general information, not legal advice. Statutes change and your governing documents may add stricter rules, so check with your association’s attorney before a binding meeting or vote. Last updated: October 2026.