Illinois §22.1 · the complete guide · updated August 2026

Illinois Section 22.1 condo disclosures, explained

When an Illinois condo unit sells, the seller must obtain a package of nine disclosures from the association and make it available to the buyer — required by Section 22.1 of the Illinois Condominium Property Act (765 ILCS 605/22.1). The association has 10 business days from a written request to furnish it, and may charge the seller a fee capped around $375. This guide covers the whole process, with specifics for self-managed Chicago buildings.

When Section 22.1 applies

Every resale — any sale by a unit owner other than the original developer. The statute says the disclosures must be made available "upon demand" from a prospective purchaser, but in practice the demand always comes: the standard Chicago-area condominium purchase contract requires the information in paragraph 11, lenders and title companies expect it, and the Chicago Association of REALTORS Rider 15 tracks the statutory list and can let the buyer terminate if the disclosures aren't produced or reveal problems.

The clock: 10 business days

Under 765 ILCS 605/22.1(b), the association's principal officer — or another officer specifically designated to receive notices — must furnish the information within 10 business days of the written request. That deadline was shortened from 30 days effective January 1, 2023. Purchase contracts and attorney-review schedules often press for even faster turnaround.

The nine required items

Section 22.1(a) lists exactly what the association must provide:

1. Governing documents — a copy of the Declaration, bylaws, other condominium instruments, and any rules and regulations. (a)(1)
2. Liens and the unit's account — a statement of any liens and the unit's account: unpaid assessments and other charges due and owing. (a)(2)
3. Anticipated capital expenditures — projects the association anticipates in the current or next two fiscal years (roof, tuckpointing, boiler — not routine maintenance). (a)(3)
4. Reserves — the status and amount of any reserve for replacement fund, including amounts earmarked for specified projects. (a)(4)
5. Financial statement — the association's statement of financial condition for the last fiscal year for which one is available. (a)(5)
6. Litigation — the status of any pending suits or judgments in which the association is a party. (a)(6)
7. Insurance — what coverage the association provides for unit owners. (a)(7)
8. Unit improvements — a statement that improvements or alterations by the prior owner are in good faith believed to comply with the condominium instruments. (a)(8)
9. Notice contact — the identity and mailing address of the principal officer or the officer/agent designated to receive notices. (a)(9)

Items 1 and 5 are documents you attach; the rest are statements the association writes for the specific transaction, dated and signed by the responding officer. Most packets also include a paid assessment letter for the title company.

The fee: capped at $375

The association may charge the selling owner a reasonable fee covering the direct out-of-pocket cost of providing the information — capped at $375, indexed to CPI annually since 2023, plus an optional $100 for rush service completed within 72 hours (765 ILCS 605/22.1(c)). More detail: the fee rules.

Self-managed buildings: where this gets hard

Most of Chicago's small condo buildings — 2-flats through 12-unit walk-ups — have no property manager. The statutory duty lands on a volunteer board officer, usually the president or treasurer, who may never have produced a packet before. Chicago agents report that the majority of 22.1 delays come from exactly these buildings. There's no small-building exemption: the requirements apply at every size.

If you're the officer holding the request right now, we've written a step-by-step walkthrough of preparing the packet.

The practical answer is process, not panic: gather the governing documents and last financial statement, pull the unit's ledger, and write the seven statements. Or let a guided tool do the structuring for you.

Common questions

• What is a Section 22.1 disclosure in Illinois?
• How long does a condo association have to provide a 22.1 disclosure?
• How much can an association charge for a 22.1 disclosure?
• Who prepares the 22.1 disclosure in a self-managed condo building?
• What documents and statements are in a 22.1 disclosure?
• What is a paid assessment letter for an Illinois condo sale?
• What happens if the association misses the 22.1 disclosure deadline?
• Does a small 2–6 unit self-managed condo building have to comply with Section 22.1?