Illinois Condominium Board & Owner Meeting Notice Calculator

How this calculator works

This is a meeting-notice validator for Illinois condominium boards and managers. Given the meeting type and the proposed interval between notice issue and meeting date, it returns:

1. The statutory minimum notice days for the meeting type.
2. The statutory maximum notice days (where applicable — owner meetings, budget meetings, and rules-adoption meetings have a 30-day maximum; routine board meetings do not).
3. The earliest and latest permissible meeting dates relative to the notice issue date.
4. A compliance status (compliant, too soon, too late, or minimum-only-applies).
5. The required notice method (mail to owners, posting in common elements, or both).
6. A verdict-text summary and a multi-line breakdown citing the relevant subsection.

Use the calculator when planning a meeting agenda to determine the most-restrictive notice rule that applies; use it to verify a noticed meeting will satisfy the statutory window; use it to evaluate after-the-fact whether a meeting was properly noticed.

The relevant Illinois Condominium Property Act statute

Illinois condominium meeting notice is governed by 765 ILCS 605/18(a)(9), which has four subsections corresponding to four meeting types:

765 ILCS 605/18(a)(9)(A) — Unit-owner meetings (annual or special) require notice not less than 10 nor more than 30 days before the meeting, by mail (or other delivery authorized by the bylaws) to each unit owner at the address of record. Notice must include the agenda items to be acted upon.

765 ILCS 605/18(a)(9)(B) — Routine board meetings (open to unit owners) require 48 HOURS of notice, posted in the common elements or otherwise made available to unit owners. Board meetings are open to unit owners; the notice exists to ensure accessibility.

765 ILCS 605/18(a)(9)(C) — Board meetings adopting the proposed annual budget or any special assessment require 10-30 day mailed notice (the LONGER owner-meeting-style window applies because budgets and special assessments affect every owner).

765 ILCS 605/18(a)(9)(D) — Board meetings adopting or amending rules and regulations governing the use of common elements require 10-30 day mailed notice.

765 ILCS 605/18(b)(13) — Special board meetings may be called on shorter notice as specified in the bylaws, subject to the 48-hour minimum for any board meeting open to unit owners.

765 ILCS 605/19 — Books and records; meeting minutes must be maintained and made available to unit owners on request, providing accountability for the noticed meeting content.

765 ILCS 605/18.2 — Developer-period transition meeting notice rules (separate regime; this calculator addresses the post-developer-control standard rules).

Key thresholds and gotchas

The MOST-RESTRICTIVE notice rule controls a mixed agenda. A board meeting with routine items PLUS a special-assessment item triggers the 10-30 day notice requirement for the whole meeting. The board cannot bifurcate the meeting and use 48-hour notice for routine items.

Owner-meeting notice has a MAXIMUM of 30 days. Notice given more than 30 days in advance is stale and must be reissued closer to the meeting. The maximum is meant to ensure owners receive a timely notice they will remember and act upon.

Routine board meetings have NO statutory maximum. Boards may post notice further in advance if convenient; the 48-hour floor is the only statutory limit.

Budget and special-assessment items always trigger the longer 10-30 day window. Even if the board imposes the special assessment under a delegated declaration provision, the notice requirement under § 18(a)(9)(C) applies. Boards that try to adopt special assessments on 48-hour notice are subject to challenge.

Rules-adoption items also trigger the 10-30 day window. Boards that change rules (parking, pet, leasing, common-element use) on routine 48-hour notice are exposed to challenges that the rule change is voidable for failure to give the statutory longer notice.

The declaration cannot SHORTEN the statutory minimums. A declaration purporting to allow 5-day owner-meeting notice is unenforceable. The declaration may impose LONGER notice requirements (15-day owner notice; 7-day routine board notice) but cannot shorten.

Notice must reach each owner at the ADDRESS OF RECORD. Owners are responsible for keeping the address current. A notice mailed to the unit address (where the owner has moved out and rents the unit) may not satisfy the requirement if the owner has provided a different address of record.

Worked example: properly noticed annual meeting

Owner meeting. Notice issued 15 days before the meeting.

• Meeting type: owner meeting. Window: 10-30 days.
• Days from notice: 15. COMPLIANT.
• Notice method: mailed to each unit owner at the address of record; agenda items included.

The 15-day notice is comfortably within the 10-30 day window. The board secretary's file should retain proof of mailing (postage records, certified mail return cards, or affidavit of mailing).

Worked example: too-soon owner meeting

Owner meeting. Notice issued 7 days before the meeting.

• Window: 10-30 days. Days from notice: 7. TOO SOON.
• The meeting cannot validly proceed; the board must reissue notice and reschedule.

This is a common error when special meetings are called on short notice. Even if the issue is urgent, the 10-day minimum is non-negotiable for owner meetings. The board should consider whether the issue can be addressed at the next regular meeting or whether a board-only action under § 18(a)(9)(B) (48 hours) is appropriate.

Worked example: too-late notice

Owner meeting. Notice issued 45 days before the meeting.

• Window: 10-30 days. Days from notice: 45. TOO LATE.
• The notice is stale and must be reissued closer to the meeting.

Boards sometimes give very long notice "to be safe," but the 30-day maximum is also a statutory requirement. The notice must be reissued within the 30-day window. Practical approach: issue notice 20-25 days before the meeting to leave a buffer for delivery delays without exceeding the maximum.

Worked example: routine board meeting on 48-hour notice

Routine board meeting. Notice posted 2 days (48 hours) before the meeting.

• Window: 48 hours minimum, no statutory maximum.
• Days from notice: 2. COMPLIANT (MIN-ONLY).
• Notice method: posted in common elements (lobby, mailroom, elevator notice board).

The 48-hour minimum is met. There is no maximum for routine board meetings, so notice posted further in advance is also fine. The board secretary should photograph the posted notice and retain in the meeting file.

Worked example: board meeting with special-assessment item

Board meeting agenda includes a $50,000 special assessment for emergency roof repair. Notice issued 5 days before the meeting (the board was treating it as a 48-hour board meeting).

• Meeting type: board-budget (special assessment triggers the longer window).
• Window: 10-30 days. Days from notice: 5. TOO SOON.

The 5-day notice is below the 10-day minimum for board meetings adopting special assessments. The board must either (a) defer the special-assessment vote to a properly noticed meeting (10-30 days mailed notice) or (b) act on the routine items at the 5-day-noticed meeting and notice a separate board meeting for the special assessment. If urgency requires immediate action (life-safety threat), consult counsel about whether an emergency-action provision in the declaration permits action on shorter notice.

Worked example: board rules-adoption meeting

Board meeting to adopt amended pet-policy rules. Notice issued 12 days before the meeting.

• Meeting type: board-rules. Window: 10-30 days.
• Days from notice: 12. COMPLIANT.

The 12-day notice is within the 10-30 day window. The notice must identify the proposed rules adoption (not just "board meeting"). Owners receive the notice and may attend to provide input. The minutes should reflect any owner comments and the board's adoption of the rules.

What this calculator does NOT model

The calculator implements the § 18(a)(9) notice-timing math. It does NOT:

• Validate the CONTENT of the notice (agenda specificity, statement of items to be acted upon). The statute requires notice to include the agenda items; the calculator does not parse agenda completeness.
• Validate the DELIVERY method (whether the bylaws authorize email, whether the address of record is current). The calculator surfaces the required method but does not validate compliance.
• Model the §§ 18(b)(13) special-board-meeting shorter-notice procedures where the bylaws permit emergency-action notice.
• Address the § 18.2 developer-period transition meeting notice rules.
• Compute the QUORUM requirements for the meeting — that is the work of the companion quorum-and-supermajority calculator.
• Validate the BUDGET-ADOPTION procedural compliance under § 18.4 (proposed-budget delivery, member-review window, board-adoption mechanics).
• Provide legal advice on whether a particular agenda item triggers the longer 10-30 day window.

For any consequential meeting (declaration amendment, large special assessment, contested election, board removal), retain Illinois counsel with condominium-governance experience to oversee notice and procedural compliance.

Counting conventions

The calculator uses whole calendar days. Day 0 is the notice issue date; day 10 is the earliest permissible meeting date for owner meetings (and the longer-window board meetings). For routine board meetings, the 48-hour minimum is modeled as 2 days — practical equivalent in whole-day terms.

The calculator does not account for weekends or holidays. Illinois courts generally treat notice deadlines as inclusive of weekends and holidays; if the deadline falls on a weekend or holiday, action is typically due the next business day, but the statutory minimum is calendar days. Consult counsel for edge cases.

The MIN-ONLY-APPLIES status indicates a meeting type with no statutory maximum (routine board meetings under § 18(a)(9)(B)). The "compliance window" for these meetings is open-ended above the 48-hour floor; the calculator reports this as a distinct status to make clear that exceeding the typical practice (e.g., 30 days advance notice for a routine board meeting) is permissible.

Sources

Last reviewed: 2026-05-16 against:

• 765 ILCS 605/18 (bylaws contents, voting procedure, meeting notice).
• 765 ILCS 605/18(a)(9)(A) (owner-meeting notice 10-30 days, mailed).
• 765 ILCS 605/18(a)(9)(B) (routine board-meeting notice 48 hours, posted; open to unit owners).
• 765 ILCS 605/18(a)(9)(C) (board budget / special-assessment notice 10-30 days, mailed).
• 765 ILCS 605/18(a)(9)(D) (board rules-adoption notice 10-30 days, mailed).
• 765 ILCS 605/18(b)(13) (special board-meeting shorter-notice procedures).
• 765 ILCS 605/19 (books and records, meeting minutes).
• 765 ILCS 605/18.2 (developer-period transition notice rules).
• CAI Illinois Chapter governance reference materials.