Step-by-step · Illinois

How to prepare a Section 22.1 disclosure, step by step

When a condo unit sells in Illinois, the association must provide the buyer-facing disclosure package required by Section 22.1 of the Condominium Property Act (765 ILCS 605/22.1) — nine written statements plus supporting documents — generally within 10 business days of the seller's written request. Here is the full procedure for a self-managed building, in order.

Step 1 — Confirm the written request and start the clock

The duty is triggered by a written request from the unit seller (or their attorney or agent). Note the date you received it: the 10-business-day response window runs from that day. If the request arrived informally — a text or a hallway conversation — ask for it in writing so the timeline and the scope are on record.

Step 2 — Decide who responds and set the fee

In a self-managed building this lands on a board officer: president, treasurer, or secretary. Whoever prepares it will sign and date the statements in their official capacity. The association may charge the selling owner a reasonable fee for the work — capped by statute at roughly $375 (the cap is CPI-indexed), with an optional rush fee. Many boards charge the cap; decide before you start so it can be invoiced with the packet.

Step 3 — Gather the association's documents

You need two piles. Governing documents: the declaration, bylaws, and any rules and regulations, all as currently amended. Financials: the most recent year-end financial statement or treasurer's report. If your building keeps these in a drawer rather than a portal, this step is usually the slowest — start it first.

Step 4 — Answer the nine statutory items

Section 22.1(a) lists nine things the association must disclose:

(1) Governing documents — copies of the declaration, bylaws, and rules.
(2) The unit's account — any unpaid assessments or other charges due from the selling owner.
(3) Anticipated capital expenditures — projects planned for the current and next two fiscal years.
(4) Reserves — the balance, and any portion earmarked for specific projects.
(5) Financial statement — the most recent regularly prepared statement of income and expenses.
(6) Litigation — pending suits or judgments in which the association is a party.
(7) Insurance — the association's coverage.
(8) Unit improvements — whether known alterations to the unit comply with the governing documents, to the board's knowledge.
(9) Notice contact — the name, address, and phone of a person who can receive official notices for the association.

Answer each honestly from the association's records. "None" is a valid answer where it's true (no litigation, no planned projects) — what matters is that every item is addressed in writing.

Step 5 — Write dated, officer-attributed statements

Each answer becomes a short written statement: dated, signed by the responding officer with their title, and citing the subsection it addresses. Buyers' attorneys look for the citation and the attribution — a bare list of facts with no date or signer is the most common reason packets come back for rework.

Step 6 — Attach exhibits and assemble the packet

Attach the governing documents and the financial statement as labeled exhibits behind the statements. Combine everything — statements, exhibits, and (commonly) a paid-assessment letter for item 2 — into one package the seller's attorney can forward whole.

Step 7 — Deliver on time and keep a copy

Get the packet to the seller or their attorney inside the 10-business-day window, and keep a complete copy with the delivery date in the association's records. If a dispute ever arises about what was disclosed, that copy is the association's answer.

Prefer not to draft it yourself? 22.done walks you through these exact steps as plain-English questions and produces the complete, formatted packet — statements, exhibits, and paid-assessment letter — the same day. Start a disclosure or read the complete guide to Section 22.1 and common questions first.

Updated August 2026. This page explains a statutory process in plain English; it is not legal advice, and your association remains responsible for the accuracy of its disclosures.