What is the Common Interest Community Association Act?

The Illinois Common Interest Community Association Act (CICAA) is the law in Illinois that governs non-condominium homeowners associations and similar communities. It lays out how these associations must be organized, how boards are elected, what records must be kept, how finances and assessments work, and what rights unit owners have. In short, the Act provides a legal framework so associations have clear authority and owners have predictable expectations.

This article is not intended to and does not constitute legal advice or create an attorney-client relationship. Board members should consult their association’s attorney to discuss the legal implications of their decisions or actions prior to proceeding.
 

Who does it apply to?

The Act defines a “common interest community” as real estate (other than a condominium or cooperative) in which an owner is obligated to pay for maintenance, improvement, insurance or taxes on common areas via an association. It generally applies to associations with 11 or more units or annual budgeted assessments over $100,000.

In practice, this means many homeowners associations fall under the Act. Associations with 10 units or fewer or annual budgeted assessments of $100,000 or less may be exempt from the Act unless they opt in.
 

Key provisions

The Common Interest Community Association Act includes several important sections that associations and boards should keep in mind:

• Governing documents and amendments: The Act sets formal procedures for amending a community’s declaration, bylaws, or operating agreement. Amendments typically require owner approval by a defined percentage (often two-thirds or three-quarters) and must be recorded with the county. It also outlines limits on retroactive rule changes, especially those restricting leasing or altering owners’ property rights.
   
• Board composition, elections, and duties: CICAA requires the association to be governed by an elected board of directors or managers. The law spells out how directors are nominated and elected, mandates open elections at annual meetings, and outlines fiduciary duties of care, loyalty, and good faith. Board members must act in the best interests of the association and comply with conflicts-of-interest disclosure rules.
   
• Board meeting requirements: The Act mandates open board meetings (except for limited executive sessions) and advance written notice to all members, typically at least 48 hours for board meetings and 10–30 days for membership meetings. Plus, meeting notices generally must be posted in common areas or sent by electronic means. It also governs quorum rules and voting procedures. Effective communication and clear notice protocols not only satisfy legal requirements but also encourage greater homeowner participation in community governance.
   
• Recordkeeping and member inspection rights: Associations must maintain detailed records, including keeping board meeting minutes for at least seven years and ballots/proxies for at least one year. Members have a statutory right to inspect and copy certain records, subject to reasonable restrictions on privacy and cost recovery.
   
• Financial management and assessments: CICAA requires associations to provide the proposed annual budget 30–60 days before adoption and to disclose budget/assessment details. It regulates how assessments and special assessments are approved and collected, including notice and an opportunity to be heard before fines. Boards that communicate budget decisions transparently tend to experience higher homeowner satisfaction and lower delinquency rates.
   
• Developer turnover requirements: When a new community is established, the Act requires that the owner-elected board be in place no later than 60 days after the developer conveys 75% of the units, or three years after recording the declaration, whichever comes first.
   
• Use of technology and electronic communications: The Act authorizes associations to use “acceptable technological means” for notices, voting, and record distribution such as email or online portals. However, owners who do not authorize electronic methods must be accommodated at the association’s expense. This flexibility allows communities to operate efficiently while maintaining inclusivity for residents who prefer traditional communication methods.
   
• Compliance and oversight mechanisms: Associations are subject to oversight through the Illinois Department of Financial and Professional Regulation’s Condominium and Common Interest Community Ombudsperson program, which handles complaints, educates homeowners and boards, and promotes compliance with CICAA and related statutes. Staying informed through these resources helps boards act proactively rather than reactively when new regulations take effect.

Recent updates

In recent years, the Common Interest Community Association Act has been the subject of several new amendments that homeowners associations should track closely. One significant change under Public Act 103‑0486 (effective January 1, 2024) allows boards to contract directly with the Highway Commissioner for road maintenance or repair, provided the association comprises at least 50% of the district’s population.

Recently, Public Act 104‑0377 (effective August 15, 2025) extended the sunset of the Condominium and Common Interest Community Ombudsperson Act to January 1, 2029. Taken together, these updates reflect a trend toward increased transparency, infrastructure responsibility, and regulatory minimums for associations in Illinois.

Associations should regularly review their procedures to support continued compliance as Illinois HOA laws evolve. Partnering with experienced community association management companies can make adapting to legislative updates far less stressful.
 

Why compliance matters

Following the Common Interest Community Association Act helps protect both the association and its members. It offers a legal framework that defines rights and responsibilities so boards know what they can do and owners know what to expect.

When an association overlooks a requirement of the Common Interest Community Association Act, such as meetings, records, or amendments, it may face owner dissatisfaction or financial risk. Boards benefit from viewing the Act as a blueprint rather than a checklist, helping create new association policies that align with statute and practice.
 

How FirstService Residential can help

At FirstService Residential, we help Illinois associations stay compliant with the Common Interest Community Association Act by focusing on the daily operations that keep communities running smoothly. Our teams manage meetings, budgets, and records with consistency and care, helping boards follow timelines and maintain clear documentation.

With decades of local experience and the backing of North America’s leading community association management company, we help Illinois communities stay organized, protected, and prepared. Contact FirstService Residential today to learn more about how we can simplify compliance in your community.