Assessment & Dues: Des Plaines vs Orland Park
How do assessment & dues rules compare between Des Plaines, IL and Orland Park, IL?
Des Plaines has fewer restrictions than Orland Park.
Des Plaines, IL
Cook County
HOA and condo assessments in Des Plaines are governed by Illinois state law, which authorizes regular and special assessments, requires reserve funding, and grants associations strong collection tools including liens and forced sale.
View full Des Plaines 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 | Des Plaines | Orland Park |
|---|---|---|
| Budget Notice | 25 days typical (condos) | - |
| Special Assessment | Owner-approval threshold applies | - |
| Lien Priority | Strong - automatic | Strong under IL law |
| Eviction Available | 735 ILCS 5/9-111 | - |
| Super-Priority | 9 months pre-foreclosure | - |
| 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.
Des Plaines FAQ
Can my Des Plaines condo really evict me for unpaid dues?
Yes. Illinois condo law (735 ILCS 5/9-111) allows associations to pursue forcible-entry actions to take possession and rent the unit until assessments and fees are paid.
Can owners reject a special assessment?
Under condo law, special assessments above approximately 15% of operating budget may be rejected by petition of 20% of unit owners forcing a vote. Check your declaration.
What if I disagree with an assessment?
Pay under protest while challenging - failure to pay risks lien and eviction. Disputes can proceed through mediation or Cook County Circuit Court.
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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