While eviction is usually associated with renters, condo associations in Illinois may also find themselves needing to remove one of their own owners in rare but serious circumstances. Whether due to chronic rule violations, disruptive behavior, or serious delinquency, evicting a fellow owner is a legal and financial challenge—and one that must be handled with care.

Yes, Condo Owners Can Be Evicted

In Illinois, condominium associations have the legal authority to evict an owner under certain conditions—most commonly for nonpayment of assessments. According to state law, if an owner fails to pay common expenses for more than 60 days, the board can initiate legal action that may ultimately result in eviction and leasing of the unit to recover unpaid fees.

Other situations, such as repeated rule violations or dangerous conduct, may also lead to an eviction attempt, though these cases are more complex and often face higher legal hurdles. Boards must demonstrate that an owner’s behavior violates the governing documents and materially affects other residents’ right to peaceful enjoyment of their homes.

Steps to Take—Before It Gets to Court

Eviction should always be a last resort. Most situations can be resolved through communication, documentation, and clear enforcement of rules. Here’s what your association should do first:

• Document everything: From missed payments to written warnings about behavior, documentation is key. 
• Follow your governing documents: Ensure all notices, warnings, and fines are issued in accordance with your declaration and bylaws.
• Consult your legal team: Before moving forward with legal action, get professional advice to make sure your association is protected.
• Talk to your financial experts: If the issue is related to nonpayment, Haus Financial Services can help boards assess the situation, determine recovery options, and navigate financial planning during delinquency.

What Happens After Eviction?

If an eviction is granted by the court, the board may lease the unit to recover the debt owed—but ownership of the unit remains with the delinquent owner until foreclosure or sale. This creates ongoing management challenges that require professional oversight. That’s why it’s essential to have the right systems and support in place. Haus Financial Services can help your board stay on top of budgets, delinquency trends, and reserve planning—so you’re not caught off guard when issues arise. And with Condoly.io, you can find, hire, and manage a team of professionals for all of your HOA needs. 

Eviction Is a Last Resort—But It’s Sometimes Necessary

No board wants to pursue eviction. But when an owner’s actions threaten the well-being of the community—whether financially or through repeated violations—boards have a responsibility to act.

By staying informed, seeking professional guidance, and leveraging digital tools that keep your operations organized and transparent, you can navigate these difficult situations with greater clarity and less risk.

For more information, check out the article from CooperatorNews Chicago: Evicting an Owner or Shareholder

It's officially summer in Chicago - and we have the temps to prove it! The 4th of July is just around the corner, and the opportunity to see (and hear) fireworks will be everywhere. It's important for condominium and homeowner association (HOA) boards in Chicago to proactively manage fireworks usage within their communities if they anticipate activity close to home.

Fireworks are regulated at multiple levels of government. The Bureau of Alcohol, Tobacco, Firearms and Explosives (ATF) classifies fireworks into two categories: display fireworks, which are used in large public displays and require professional handling, and consumer fireworks, which are available to the general public. Federal law prohibits certain types of fireworks, such as M-80s and cherry bombs, due to their high explosive content. In Illinois, the Pyrotechnic Use Act further restricts the use of specific fireworks, including sparklers and smoke devices, with violations potentially resulting in fines up to $2,500 and imprisonment for up to one year.

Steps your association should follow to keep residents safe

1. Establish clear communication around firework usage: To ensure safety and legal compliance, associations should develop and clearly outline policies regarding fireworks usage in their governing documents. Once established, communicate these policies effectively to residents through newsletters, emails, and community bulletin boards, especially ahead of major holidays.
2. Promote safety and responsibility: If fireworks are permitted within the community, promoting safe practices is crucial.
3. Review your insurance and liability coverage: Fireworks-related incidents can lead to property damage or personal injury, potentially resulting in liability for the association. Board members should review the association's insurance policies to ensure adequate coverage for such events.

By understanding the legal landscape, establishing clear policies, promoting safety, and ensuring proper insurance coverage, Chicago condominium and HOA boards can effectively manage fireworks usage within their communities. These proactive steps not only help prevent accidents and legal issues but also contribute to a safe and enjoyable environment for all residents during festive occasions. For more detailed guidance on managing fireworks in community associations, refer to the full article by Kovitz Shifrin Nesbit. 

For board members and owners of condominium associations, maintaining harmony and order in a shared-living environment is a balancing act. One of the tools associations use to enforce community rules is the imposition of fines. While no one enjoys levying or receiving fines, they serve an important purpose in protecting property values and quality of life for all residents.

A recent article from Kovitz Shifrin Nesbit (KSN) Law outlines the types of fines associations commonly use—and how to apply them effectively and legally. Below, we summarize key takeaways for board members and owners looking to improve compliance while fostering a cooperative community atmosphere.

1. Late Payment Fines: Encouraging Timely Dues: Late assessment payments can strain an association’s budget and delay vital services. Most governing documents allow for late fees to be assessed after a grace period. As a board, ensure that the late fee policy is clearly defined in your declaration or bylaws and consistently applied.

2. Architectural or Landscaping Violations: Preserving Curb Appeal: Homeowners who make unapproved modifications or neglect landscaping may be subject to fines. This includes issues like: Unpermitted exterior changes Overgrown or non-compliant plantings Clutter in common or limited common areas Be mindful of local ordinances—especially those that support eco-friendly landscaping—and consult legal counsel when crafting or enforcing aesthetic rules

3. Noise Violations: Protecting Peace and Quiet: Noise complaints can be a frequent source of tension, particularly in attached living environments. Fines can be issued for activities like loud music, parties, or disruptive pets.

4. Parking Violations: Managing Shared Spaces: Parking disputes can escalate quickly. Associations often fine owners for: Parking in fire lanes or reserved spots Using guest spaces for resident vehicles Parking oversized or commercial vehicles on premises

5. Pet Policy Violations: Balancing Pet Ownership with Community Needs: Fines may be issued for pet-related issues such as: Not cleaning up waste Off-leash pets in common areas Violations of breed, size, or quantity restrictions

6. Short-Term Rental Violations: Maintaining Community Standards: If your governing documents prohibit or limit short-term rentals (e.g., Airbnb, VRBO), fines are an effective deterrent.

7. Other Rule Violations: Holding Everyone Accountable: Fines may also apply to general violations like improper trash disposal, misuse of amenities, or failure to follow move-in/move-out procedures.

Best Practices for Implementing Fines

• Due Process: Always provide written notice of the violation and a chance to be heard (in a closed session) before issuing a fine. Fines must be voted on in an open board meeting.
• Documentation: Maintain records of violations, notices, and board decisions to ensure transparency and consistency.
• Legal Review: When in doubt, seek advice from your association’s attorney to ensure your rules and enforcement procedures are legally sound.

Fines aren’t meant to be punitive—they’re meant to promote fairness and responsibility. For condo boards, applying fines consistently and with clear communication can reinforce community values while reducing conflict. 

Need Help Managing Your Condo Association’s Finances or Violation Enforcement?

Haus Financial Services specializes in helping self-managed, small condo associations stay organized, compliant, and financially sound. From violation tracking to assessment billing and collections, our team is here to support your board with reliable back-office solutions. Contact Haus Financial Services today to learn how we can help your association operate more efficiently and effectively.

As a condo board member or unit owner, you may wonder:

• Can the association really enter my unit?
• What if an owner refuses access?
• What are our legal limits and responsibilities?

Illinois law gives condo associations the right to access individual units—but only under specific circumstances. Let’s break down what you need to know to stay compliant, protect the property, and maintain good community relationships.

What are reasons an association needs access to a unit?

Sometimes, fixing a problem with the building means getting inside someone’s private space. Common reasons include:

• A leaking pipe behind a unit’s wall that affects other units
• HVAC or plumbing lines that run through a unit
• Emergencies like a gas leak or flood
• Routine maintenance or inspection of limited common elements (like balconies or ductwork)

Under Illinois’s Condominium Property Act (765 ILCS 605/18(j)), associations are allowed access to units when it’s necessary to maintain, repair, or replace common elements—or to handle an emergency.

What is a common element vs a limited common element? 

• Common Elements: These are parts of the building shared by all—like the roof, foundation, hallways, or plumbing lines.
• Limited Common Elements: These are technically common elements, but they serve one or a few units—like a balcony, window, or HVAC duct exclusive to a single unit.

Even though limited common elements are “assigned” to a specific unit, the association is usually still responsible for their maintenance—and therefore may need to access the unit to fix them.

What Does the Law Require?

For Associations:

1. 1. Reasonable notice should be given before entering a unit, unless there’s an emergency.

   2. Access must be necessary—it must be for a legitimate repair, maintenance, or emergency related to common elements.

   3. Respect privacy and property—entry should be minimally invasive and professionally handled.

For Owners:

1. 1. Cooperation is expected—refusing access for legitimate reasons can lead to fines or legal action.

   2. Emergencies change the rules—in urgent cases, associations can enter without notice.

What Happens If an Owner Says “No”?

If an owner refuses entry:

• The board can pursue legal remedies, including a court order to gain access.
• Refusal might be considered a violation of the governing documents and subject to fines.
• In an emergency, the association can and should enter immediately to prevent damage.

What are best practices for boards

To stay out of trouble and on good terms with your community:

1. Spell it out in your documents: Make sure your bylaws or rules clearly reflect your right to access units.
2. Give written notice: When possible, provide at least 24-48 hours' written notice with a clear reason, timeframe, and who will be entering.
3. Document everything: Keep a record of notices, entry dates, work performed, and any communications with owners.
4. Train vendors and staff: Ensure they treat each unit respectfully—use protective gear, avoid damage, and clean up.
5. Handle emergencies with care: Even in urgent situations, try to notify the owner as soon as possible before or after the fact.

Key Takeaways: 

• Yes, associations can enter a unit—but only for legitimate reasons tied to common elements or emergencies.
• Owners must allow access, and boards must give notice and act reasonably.
• Good communication and clear policies help avoid legal battles and community tension.

Need help handling unit access issues or updating your governing documents?
Haus Financial Services offers expert guidance for Chicago-area condo associations. We help boards stay compliant and keep operations running smoothly.

When a resident or guest is injured on community property, the ripple effects can be significant—not just for the person injured, but for the entire association. Slip and fall claims are among the most common (and costly) liability issues facing condo and homeowners associations. Whether the incident happens on an icy walkway, an uneven stairwell, or a dimly lit hallway, the financial and legal consequences can be serious if your board isn’t prepared.

In Illinois, associations are generally responsible for maintaining common areas in a reasonably safe condition. These spaces—such as sidewalks, parking lots, lobbies, and pool decks—must be inspected and maintained regularly. But the law also draws a distinction between “common areas” and “limited common areas,” which might include things like balconies or assigned parking spots. Maintenance obligations and liability coverage can vary significantly depending on how your governing documents define these areas. You can read more about your community associations liability and claims around slips and falls in this recent article by KSN Law.  

It’s not just about maintenance; it’s about readiness. Even a single slip and fall claim can cost your community thousands in legal fees and insurance deductibles. That’s why financial preparedness is essential. Partnering with experts like Haus Financial Services can help ensure your association has the reserves and planning in place to weather unexpected costs. Our team focuses on your financial well-being, combined with our extensive legal and management expertise, to protect the value of your investment.

Your best defense against slip and fall liability? A proactive board, an informed community—and a solid financial strategy. If you’re unsure where to start, reach out to our team at Haus Financial Services to take the next step toward protecting your association’s future.