Illinois HOA Board Meetings, Elections & Records (765 ILCS 160)

Section 1-40 requires that 'Meetings of the board shall be open to any unit owner' except for limited closed-session topics (litigation, contracts, employment, rule violations, unpaid assessments, or legal advice), and the board must give members notice of board meetings at least 48 hours in advance; membership meetings need 10 to 30 days' notice and a 20% quorum. Elections are governed by 765 ILCS 160/1-25. For records, 765 ILCS 160/1-30(i) requires the board to maintain association records (declaration, financial records, board-meeting minutes kept at least 7 years, election materials, reserve studies) and make them available for examination and copying; 'failure to provide the requested record or to respond within 30 days shall be deemed a denial by the board.'

No criminal penalty. A board that meets without the required 48-hour notice, closes a meeting on improper topics, or denies a proper written records request (or fails to respond within 30 days) violates 765 ILCS 160/1-40 and 1-30(i); an owner may enforce these rights in court, typically recovering access and costs.