Assessment & Dues: Chicago vs Orland Park
How do assessment & dues rules compare between Chicago, IL and Orland Park, IL?
Chicago has fewer restrictions than Orland Park.
Chicago, IL
Cook County
Condo and HOA assessment rules in Chicago are governed by the Illinois Condominium Property Act (765 ILCS 605) and the Common Interest Community Association Act (765 ILCS 160). The board may levy regular assessments based on percentage of ownership interest. Special assessments may require a vote of unit owners as specified in the declaration. Assessment liens are a first priority lien on the unit (after real estate taxes) and can lead to foreclosure. The Act requires associations to maintain adequate reserve funds.
View full Chicago rules →Orland Park, IL
Cook County
Orland Park HOAs may levy regular and special assessments under their declarations and Illinois statute. Unpaid assessments may be liened against the unit and pursued through Cook County's forcible entry and detainer process under 735 ILCS 5/9.
View full Orland Park rules →Key Facts Comparison
| Fact | Chicago | Orland Park |
|---|---|---|
| Assessment Basis | Percentage of ownership interest | - |
| Lien Priority | First lien after real estate taxes | Strong under IL law |
| Foreclosure | Allowed for unpaid assessments | - |
| Reserves | Required for repair and replacement | - |
| Governing Law | 765 ILCS 605/9 (condos), 765 ILCS 160 (HOAs) | - |
| Statutory Authority | - | 765 ILCS 605 / 160 |
| Assessment Types | - | Regular and special |
| Collection | - | 735 ILCS 5/9 possession action |
| Notice | - | Advance budget approval |
Highlighted rows indicate differences between cities.
Chicago FAQ
Can my Chicago condo association foreclose for unpaid assessments?
Yes. Under 765 ILCS 605/9(g), unpaid assessments create a lien on your unit that the association can foreclose upon. Assessment liens have priority over most other liens except real estate taxes and prior recorded first mortgages.
How are assessment amounts determined in a Chicago condo?
Assessments are based on your percentage of ownership in the common elements as stated in your declaration. The board adopts an annual budget and divides costs according to each unit's ownership percentage.
Orland Park FAQ
Can my HOA raise my assessments without owner vote?
Modest increases are typically permitted by board action. Large increases or special assessments above statutory thresholds may require owner approval depending on declaration and statute.
What happens if I don't pay assessments?
Late fees accrue, the HOA records a lien, may sue for possession under 735 ILCS 5/9, and recovers attorney's fees. Liens have strong priority under Illinois law.
Can I dispute an assessment?
Yes. Request itemization, review under the declaration, and consider attorney consultation. Statutory procedures exist for challenging improperly adopted assessments.
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