Evanston, IL HOA Rules: Board Governance (2026)
Key Facts
- Governing section
- Evanston City Code § 5-4-5-1
- Control transfer deadline
- 30 days after 60% sold
- Board composition
- All members must be unit owners
- Residency rule
- Majority must live in building
- Adopted by
- Ord. No. 8-O-12 (2012)
Summary
Evanston's condominium ordinance forces the developer to hand control to an elected board of unit owners within 30 days after 60% of units sell, and requires a majority of that board to actually live in the building.
(A)Control of the condominium project shall be transferred from the declarant to the board of managers within thirty (30) days after sixty percent (60%) of the units have been conveyed.(B)No later than the termination of any period of declarant control, the unit owners shall elect a board of managers, all of whom must be unit owners. A majority of the board must also be residents in the condominium if in fact such a majority resides in the condominium and is willing to serve on the board.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 21).
Full Breakdown
Section 5-4-5-1 of Evanston's Residential Condominium Regulations sets the handoff from developer to residents: control of the condominium project must transfer from the declarant to an elected board of managers within 30 days after 60 percent of the units have been conveyed to buyers. Every board member must be a unit owner, and if enough owner-residents are willing to serve, a majority of the board must actually live in the building, not just own an investment unit there. This local rule, adopted under Ord. No. 8-O-12, applies on top of the Illinois Condominium Property Act and governs every condo association within Evanston city limits.
Violations & Fines
A declarant who withholds control past the 30-day deadline is subject to City Manager investigation, injunctive action by the Corporation Counsel, and civil suits for compensatory plus treble punitive damages under Chapter 5-4's enforcement provisions.
Frequently Asked Questions
When must an Evanston condo developer give up board control?
Can non-resident investors dominate an Evanston condo board?
Sources & Official References
Other rules in Evanston
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