When a condo owner goes into foreclosure, it is imperative that board review the owner's account for delinquencies and take the proper action to preserve any unpaid balances owed to the association.

If an owner has not been paying assessments throughout the foreclosure and the association does not take any legal action during that time, the lien against the unit for unpaid amounts will be extinguished by the foreclosure action and the association will not have any recourse to collect against the owner. 

Thanks to Section 9(g)(4) of the Illinois Condominium Property Act, however, an association has the right to collect 6 months of assessments unpaid by the owner if they have taken legal collection action. In June 2018, in Sylvia, LLC v. Baldwin Court Condominium Association, the Court clarified that filing a lien against the unit is sufficient to satisfy the legal action required by Section 9(g)(4) and preserve the right of the association to collect 6 months of unpaid assessments.

The unpaid assessments are paid either by a third party who purchases the unit at the judicial sale or by the purchaser who purchases the unit from the bank following the foreclosure.

There are other collection options that allow the association to collect all of the amounts due from the delinquent owner even if the unit is foreclosed. The route your association should take depends on a number of factors. If you need help with collection issues, contact Haus Financial Services for more information.

Joe Moore has teamed up with Cook County Commissioner Larry Suffredin to offer a convenient opportunity to learn how to appeal your property tax assessment and possibly lower your tax bill.

Commissioner Suffredin and Joe Moore will be hosting a Property Tax Appeal Workshop, this Wednesday, March 6th, 6:30 p.m. at the Willye White Park Fieldhouse, 1610 W. Howard (at Ashland).

If you are thinking about appealing your assessment, this would be a very helpful event to attend.

The assessed value of your property is one of the factors that determine the amount of property taxes you pay.  This assessed value is determined by the Cook County Assessor.

The Assessor’s office last month mailed notices of the assessments to every property owner in Rogers Park. If you believe your property assessment is improper, you have a right to appeal that assessment.

If you own property in Rogers Park Township (Devon to the Evanston border, Kedzie to the Lake), you have until Monday, March 18th, to submit an appeal to the Cook County Assessor.

At the workshop on Wednesday, you will learn how the assessment process works, how to file an appeal with the County Assessor's office and how an appeal is granted. Staff will be available to answer your questions and help complete your appeal forms.

Please bring a copy of your property tax bill or have your property index number (PIN) available. This information will help you file an appeal more efficiently.

Make sure you file your appeal before the March 18th deadline.


Cook County Property Tax-Relief Program for Senior Citizens Seniors whose annual household income is $55,000 or less can apply to the Senior Citizen Real Estate Tax Deferral Program for loans to cover property tax payments. The State of Illinois issues the loans, which do not have to be repaid until the property is sold or the homeowner dies. An interest rate of 6 percent per year is charged by the state. The maximum loan is $5,000 per year. To qualify, homeowners must be at least 65 years old by June 1 of the year in which the application is made.

To apply:

  • Download the application from cookcountytreasurer.com
  • Submit the completed application and copies of the required documents to the Treasurer’s Office
  • The deadline is March 1, 2019. Applications after that date cannot be accepted
  • Homeowners must reapply every year

Post Sposored by Relias Law Group, Ltd.
150 S. Wacker Drive, Suite 1600
Chicago, IL 60606
(312) 428-3016 Office

With the Super Bowl behind us, many now are focusing on 2019 in earnest. So too with real estate tax assessments. February will usher in the beginning of a new assessment era as the old guard, Joseph Berrios, was ousted from the assessing office last year.

Fritz Kaegi, the newly elected assessor, will begin issuing 2019 assessments for Rogers Park (2/15/19), Riverside (2/5/19), River Forest (2/6/19) and Norwood Park (2/22/19) townships later this month. Filing deadlines are about 30 days from the date appeals open.

Generally, only townships that are being re-assessed as part of the Triennial Reassessment will receive increases and thus merit assessment review and possible appeal action. However, this year may be different. Assessors can reassess properties at any time. In fact, Mr. Kaegi has shown admiration for jurisdictions who assess on an annual basis like New York. Consequently, properties that historically would not be reassessed could be reassessed in 2019.

Furthermore, with the new assessor in office, a new approach to valuation may open the door for additional assessment relief. Given the strength of the current real estate market, new evidence may be available to support appeals that were not available in 2017 or 2018. In short, property owners and condo associations should consider assessment appeals in 2019 even if the property is not reassessed this year.

Please contact George Relias at (312) 428-3021 or This email address is being protected from spambots. You need JavaScript enabled to view it. to discuss your potential tax reduction.

Chicago’s recent record-breaking cold temperatures presented associations with unique challenges and questions. Specifically, are associations liable for slip-and-fall cases that arise from accumulation of snow and ice?

The Illinois legislature passed the Snow and Ice Removal Act in 1979 to incentivize homeowners to remove ice and snow by providing associations with immunity from liability resulting from their efforts to remove snow or ice. However, recent case law has limited the scope and extent of the immunity. Therefore, it is important that associations understand the situations where the act does not provide immunity. They include:

  1. Slip-and-fall cases that were caused by defective conditions of the property, such as building defects.
  2. Slip-and-fall cases that were caused by negligent maintenance of the premises. The act does not provide immunity from omissions in the care of the premises.
  3. Associations will not be protected from liability for shoveling areas that are not municipal sidewalks that borders their property. In these cases, associations may be exposed to claims that the association’s efforts in removing the snow or ice were negligently performed.

The best course of action that associations can take is to be proactive regarding the condition of the property, as well with the maintenance of the premises.

To learn more, click here.

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