Illinois Condo & HOA News

Back to homepage

Most board decisions should come at meetings

Q. I am a board member for a condominium association. Our property manager repeatedly emails board members for requests to vote on proposals received in between open meetings. These proposals are not for emergency situations. I have expressed my concern

Read More

Prospect Heights homeowners sue to block condo deconversion (IL)

Condominium owners in Prospect Heights are suing to block their homes from being converted into apartments.  Board members of the River Trails Condominium Association want sell the 16-building, 360-unit complex to developers interested in deconverting the condos located south of

Read More

Only an owner can serve on a condominium board

Q. The board of our condominium association was under the mistaken belief that one of the candidates for election to the board was an owner. That person was elected to the board. It now turns out that the spouse of

Read More

Special assessment resolutions must be drafted properly

Q. Our condominium association levied a large special assessment a couple of years ago, payable over multiple years. A purchaser of a recently foreclosed unit is alleging that the outstanding special assessment balance has been extinguished because the original date

Read More

Elgin condo board sues developer, claiming shoddy work, hidden defects (IL)

The association of a prominent redevelopment project in downtown Elgin has sued the original developer, construction firm and bank, arguing that they purposefully hid defects in construction work until the Fountain Square Condominium Association took possession of the property.  The

Read More

Smoke Alarms Not Working In Fatal Condo Fire (IL)

Bloomington-Normal residents were reminded Monday to check their smoke detectors after authorities released the cause of a fatal condo fire in Normal.  Diana McLaren-Osburne, 68, was killed in the fire Aug. 6 at her condo at 1538 Hunt Drive in

Read More

When do budgeted increases require owner vote

Q. I have a question about Section 1-45(c) of the Common Interest Community Association Act. It states: “If an adopted budget or any separate assessment adopted by the board would result in the sum of all regular and separate assessments

Read More

Rock Island condo owners plan to speak up about ongoing sewage backup issues (IL)

About a dozen homeowners from Hodge Park and Park Ridge condominiums plan to attend Monday’s city council meeting, August 14, to talk about ongoing sewage buildup problems.  For some this has been an issue for about 10 years.  Homeowner Katrina

Read More

If contractor isn’t up to snuff, can association break contract without penalty?

Q: I am on the board of a condominium association that has a significant dispute with a contractor who is performing ongoing work on the common elements. The workmanship is poor and, arguably, not in full compliance with the terms

Read More

Airbnb rentals flourish in South Loop, despite city ordinance (IL)

Despite Chicago’s ordinance limiting the use of Airbnb, some South Loop condo owners said their building has been inundated with people using the popular site, particularly over the busy Lollapalooza weekend.  People came from all over the world to Chicago

Read More

Watch programs popular in some neighborhoods (IL)

In the last year, some Springfield residents have turned to restarting Neighborhood Watch programs to improve safety and a sense of community where they live.  The Trevi Gardens Homeowners Association appointed a watch program coordinator early this year, while Iles

Read More

Board can’t overrule condo declaration (IL)

Q. The declaration of condominium for our association prohibits animals except “dogs, cats or other usual household pets (which) may be kept in units, subject to rules and regulations adopted by the board.” Many years ago, the board of our

Read More

In Gold Coast condo war, judge orders resident who sued board to pay $100,000 (IL)

A retired public relations executive who sued his Gold Coast condominium board over a $1,000 fine for alleged obnoxious behavior has been hit with an even stiffer penalty — nearly $100,000 — by the judge handling the case.   In

Read More

Remedy may exist for subdivision residents’ lake troubles (IL)

Residents of a northwest Champaign subdivision who learned too late their two lakes had been sold in a county auction learned Thursday night that there may be a way to get them back.  And not at the six-figure price tag

Read More

Attempt to remove Prospect Heights condo board unsuccessful (IL)

An attempt by condo owners in the Prospect Heights River Trails Condominium Assocation to remove their board of directors failed.  About 150 residents attended a special meeting Wednesday — with most voting in favor of ousting the five-member board over

Read More

Police To Help Patrol MP Condo Complex (IL)

Village trustees recently adopted a 20-year agreement between the village and Colony Country Community Association, located on the north side of town, to authorize the Mount Prospect Police Dept. to conduct traffic enforcement activity on private roads owned and controlled

Read More

Gold Coast condo board approves $500,000 assessment for legal expenses

Half a million dollars for legal expenses will be paid by unit owners at a Gold Coast condominium over the next two years.  State Parkway Condominium Association approved the special assessment on Monday. The amount each owner pays will depend

Read More

Assessment for sidewalk work required owner vote

Q. Our condominium property does not include many sidewalks. The board would like to install additional sidewalks this year; however, this is not a budgeted expenditure. The board levied a special assessment to pay for the additional sidewalks. Was unit

Read More

Assessment for sidewalk work required owner vote

Q. Our condominium property does not include many sidewalks. The board would like to install additional sidewalks this year; however, this is not a budgeted expenditure. The board levied a special assessment to pay for the additional sidewalks. Was unit

Read More

Indian Cooking Reportedly Cause of Indian American Couple Being Denied Condo Rental

An Indian American couple in Illinois was recently denied the opportunity to sign a lease for a condo because the owner allegedly voiced a displeasure at the smell of Indian cooking.  The child of the couple posted July 19 on

Read More

Condo living on the Gold Coast: Lawsuits, fines, insults (IL)

Inside an austere Gold Coast tower overlooking North Michigan Avenue, the condo board president allegedly charged at a gadfly board member during a meeting and drew his fist back in rage.  No punch was ever thrown in that 10th-story conference

Read More

Subdivision residents wish they’d been warned better before lakes’ sale (IL)

Sure, Holly Jones said, Champaign County did everything required by law to notify her and Timberline Valley South residents before auctioning off two of the neighborhood’s lakes.  That doesn’t keep her from thinking that the county should have done more.

Read More

Litigious Geracis lose another court battle over dog-walker attack (IL)

It’s been nearly four years since multimillionaire-bankruptcy attorney Peter Francis Geraci allegedly threatened to “ruin” a dog-walker his wife had attacked in an elevator at their River North condo building.     Read the article…………..

Read More

Chicago condo deconversions trending, signals multifamily hotter than ever (IL)

Overall, there’s been a steady increase in renter households the past several years and multifamily construction has reached the highest levels since the 80s, according to a report from FreddieMac. In Chicago, vacancy rates are expected to remain tight this

Read More

2 Investigators: Inspectors Missed Major Condo Defects, Suit Says (IL)

A couple buying their first new home together relied on a private home inspector, city building inspectors and a warranty that came with their new $600,000 condo.  But as CBS 2 Investigator Pam Zekman found, none of that protected them

Read More

Pools, grills, pets: Summertime considerations for community associations

Community associations are hives of activity during the summer months. Residents, their guests and sometimes animal companions are out and about, enjoying the warm sunshine and recreational amenities.  It’s also a busy season for boards and managers who strive to

Read More

Another big condo building goes rental (IL)

A 101-unit condominium building on the North Side has joined the deconversion trend sweeping through the city, selling out to a developer for $16.2 million.  A venture led by investors Wayne “Skip” Gilmartin and his son Michael acquired the 13-story

Read More

How can condo owners force sale of crumbling building?

Q: I am a unit owner in a condominium association and the common elements of my association are in dire need of significant repairs and replacements — to the tune of millions of dollars. If the condominium board adopts a

Read More

Unit owners deck project requires vote

Q. A unit owner in our condominium association has requested permission from the board to expand the size of the deck serving his unit. This deck, along with the decks serving other units, was built by the developer. It is

Read More

Two dogs dead in Buffalo Grove condo fire; residents unharmed (IL)

Two dogs died in a blaze Tuesday night at a Buffalo Grove condominium building before firefighters were able to extinguish the fire, authorities said.  The fire, which started about 5:30 p.m. in the 600 block of Le Parc Circle, was

Read More

Condo ‘Deconversions’ Soar in Chicago (IL)

A growing number of Chicago condominium associations are looking to sell their buildings to developers for “deconversion” into rental apartments, according to GlobeSt.com, and current economic conditions have made residential developers willing to buy.    Read the article………….

Read More

Burr Ridge homeowner groups resist new consolidated garbage pickup agreement

Seven homeowner associations, six of which already have their own contracts with Groot Industries – the village’s chosen waste hauler – have said they do not want to be part of a village-wide deal to consolidate garbage service providers. The

Read More

City holds meeting on situation with ponds

Dozens of homeowners came to this meeting with questions about their subdivision’s ponds, but many of them left with even more.  City staff members told a Champaign neighborhood they need to organize and hire a lawyer. After someone stopped paying

Read More

Five months later and warrantied builder issues still not resolved (IL)

Many regular Help Squad readers are likely familiar by now with the saga of a group of Naperville Carillon Club active senior living community homeowners whose issues I’ve been documenting since early March. In my last column on this topic,

Read More

Water leaking into your condo unit?

Q: I own a unit on the first floor of a small condominium building. At my expense, I replaced my kitchen window; however, when it rains, I still see water dripping into the window frame. The window installation company inspected

Read More

Establishing a special assessment

Q. The board of our condominium association recently approved both a large expenditure and a loan with a bank to pay for it. The repayment period of the loan is five years. Does the board’s approval of the loan automatically

Read More

Owners’ approval not needed on certain expenditures

Q. Our declaration states that the board can approve certain expenditures without owner approval. Our five-person board approved a large expense that did not require owner approval. Upon further thinking, four of the board members want to negate that board

Read More

Kass: Decoding condo documents: Know the difference between declaration, bylaws

Q:  Please explain the difference between a condominium declaration and the bylaws. I am a new member of our board of directors, and no one seems to understand what these documents really are.   Read the Q&A…………..

Read More

Troubled waters in northwest Champaign (IL)

Since they bought their home in northwest Champaign’s Timberline Valley South, Oscar Gamble and his family have enjoyed lakefront living, with access to fishing and kayaking on one of the subdivision’s two lakes from their own backyard.  Those days may

Read More

Owner can be charged for lost key

Q. I lost the key to the common element cluster mailbox in my condominium association. I was advised that I must replace the mailbox lock. Is the association or owner responsible for this? Shouldn’t I just have to pay for

Read More

Sugar Grove subdivision building on lawsuit success (IL)

Signs of new life are everywhere this spring in our Fox Valley neighborhoods … and I’m not talking about freshly hatched chicks or multi-hued tulips.  Big machinery is rolling. Earth is moving. Building signs are sprouting up. And residents who

Read More

Costly condo disclosure papers can hit buyers where it hurts

A condominium sale easily generates hundreds of pages of association documents, and each one costs money. Who pays varies, but buyers frequently get stuck with the bill.  “I’ve seen document fees run into four figures,” says Sara Benson, principal managing

Read More

Video shows man punching female security guard at River North condo building (IL)

Police are searching for a man caught on security video punching a female security guard outside a condo building in River North over the weekend.  The video, obtained by WGN-TV, shows the guard walking up to the man after he

Read More

3 ways condo boards can ban Airbnb rentals (IL)

Q:  I am a unit owner in a high-rise condominium off Michigan Avenue. Our condominium declaration does not contain any minimum lease term provisions, but like most condominium declarations, prohibits business uses in units.     Read the Q&A……………

Read More

How to cancel a board meeting

Q. Can you please inform me of the notification requirement for canceling a regularly scheduled condominium board meeting? Do we have to send out a mailing notice?    Read the Q&A…………..

Read More

Condo owners above MCA say its roof is no work of art (IL)

Neighbors of Chicago’s Museum of Contemporary Art have no complaints about the exhibitions. It’s the roof of the museum they say has become an eyesore.  “An evolutionary creep of mechanical equipment has been plopped on the roof,” says Barbara Champion,

Read More

Kass: What can a condo board do if a unit owner is a hoarder?

Q: I am the president of our midsize condominium. One of our owners is a hoarder. She won’t let us in to inspect her unit, but we have reason to believe it is cluttered with what she probably calls “collectibles”;

Read More

Law firm allegedly sends ‘anonymous’ email to condo owner …apparently forgets IP address was recorded

A unit owner who is accusing his Gold Coast condominium association of “massive fraud” says an “anonymous” email he received, urging him to back off – and threatening him with a lawsuit if he does not – came from a

Read More

Condominium property act revamp could give owners needed support (IL)

Condominium owners and families residing in homeowner associations who are battling disputes and struggling for financial clarity received a major shot of support from the Illinois Legislature with the recent passage of two important bills.   Read the article…………..

Read More

Don’t open ballot box before board meeting

Q. Our association utilizes mail-in ballots for elections to the board. The association’s accounting firm (which also tallies our election results) opened the ballot box before last year’s election with only their personnel present in order to ensure a quorum

Read More