Cicero, IL HOA Rules: Board Procedures (2026)

Section 22-511 governs how a Cicero condominium moves from declarant control to owner control. Under subsection (a), control of the project must transfer from the declarant to the board of managers within 30 days after 60 percent of the units have been conveyed to purchasers. Subsection (b) then requires the unit owners to elect that board no later than when declarant control ends, and it sets a hard eligibility rule: every board member must be a unit owner. The section goes further on composition, requiring a majority of the board to also live in the condominium, but only 'if in fact such a majority resides in the condominium and is willing to serve on the board,' meaning the residency majority isn't absolute where not enough resident owners step up.

The transfer isn't just symbolic. Section 22-513 requires every contract the declarant signed before the elected board took office, covering management, employment, recreation or parking leases, or any deal involving the declarant or an affiliate, to include a clause letting the new association terminate that contract without penalty once the elected board takes office, on at least 90 days' notice to the other party. That gives the incoming board a concrete tool to unwind declarant-era vendor and lease arrangements it didn't negotiate. Section 22-514 then puts the newly elected board on the hook to establish a reserve fund for repair and replacement of common elements going forward.