Illinois Condominium and CICAA Fines Calculator

How this calculator works

This calculator implements the Illinois condominium and CICAA fine analysis under 765 ILCS 605/18.4(l) and 765 ILCS 160/1-45. Given the association type, days in violation, per-day fine rate, declaration fine schedule maximums, and the procedural checklist (notice and hearing), it returns:

1. Total fine charged (days × per-day rate × violation count) — the fine as computed.
2. Total fine lawful under the declaration schedule — the ceiling computed by applying the declared per-day and aggregate caps.
3. Fine overage — the amount charged above the declared schedule, which may be successfully challenged by the owner.
4. Procedural validity — whether the board has met the notice and hearing requirements under 765 ILCS 605/18.4(l).
5. Lien eligibility note — a flag to review the declaration before recording a lien that includes fines.
6. Verdict text summarizing whether the fine is valid, defective, or overlimit.

The Illinois fine framework

Illinois has NO statutory per-day fine cap. Unlike Florida (§ 718.303, Fla. Stat., $100/day and $1,000 aggregate), Illinois imposes no statutory dollar ceiling on condominium or CICAA fines. The declaration and board-adopted fine schedule control the maximum. The only constraint is that fines must be "reasonable" — a common-law standard.

765 ILCS 605/18.4(l) grants Illinois condominium boards authority to levy fines for violations of the declaration, bylaws, and rules. The board must:

1. Provide written notice of the alleged violation (citing the specific provision violated).
2. Offer an opportunity to be heard — at a board meeting or hearing committee meeting — before or shortly after levying the fine.

765 ILCS 160/1-45 grants parallel authority to CICAA associations (townhome HOAs, lot subdivision HOAs). The procedural requirements are substantially identical.

Failure to follow notice and hearing procedures invalidates the fine and creates exposure in any collection action. The board should document compliance with both requirements in the meeting minutes.

Key rules and gotchas

No statutory cap — but "reasonable" is still required. A $1,000/day fine for leaving a bicycle in the hallway would face a serious reasonableness challenge. Boards should adopt a written, graduated fine schedule: e.g., $50/day for a first offense (days 1–30), $100/day for continuation (days 31–60), $200/day for egregious or repeat violations. A schedule shows consistency and proportionality.

The declaration fine schedule caps the enforceable amount. If the declaration says the maximum per-day fine is $100 and the board charges $200/day, the excess is legally vulnerable. The calculator flags the overage so boards know the risk before levying.

Each violation needs its own notice. If the board is fining for three separate violations simultaneously, each violation requires its own notice letter citing the applicable provision and offering a hearing. A single notice covering multiple violations is adequate only if it clearly identifies each violation separately.

Fines become liens only if the declaration says so. Illinois condominium declarations typically include fines in the lien scope, but the language varies. Always review the specific declaration language before recording a lien that includes fine amounts.

Worked example: valid fine within schedule

Condominium. Owner has a prohibited pet for 30 days. Per-day fine charged: $50. Declaration max per-day: $100. Declaration aggregate cap: $5,000. Notice provided: yes. Hearing offered: yes.

• Total fine charged: $50 × 30 = $1,500.
• Effective per-day (capped at $100): $50 (below cap).
• Fine per violation before aggregate cap: $50 × 30 = $1,500.
• Aggregate cap applies: min($1,500, $5,000) = $1,500.
• Total fine lawful: $1,500.
• Fine overage: $0.
• Procedurally valid: YES.
• Verdict: FINE VALID.

Worked example: overage — board charged above schedule

Same facts, but board charged $150/day instead of $50/day.

• Total fine charged: $150 × 30 = $4,500.
• Effective per-day capped at declaration max ($100): $100.
• Fine per violation: $100 × 30 = $3,000. Below $5,000 aggregate cap.
• Total fine lawful: $3,000.
• Fine overage: $1,500.
• Verdict: OVERAGE RISK — reduce fine to $3,000 before levying.

Worked example: procedurally defective — no hearing offered

Owner violated the pet rule. Board sent notice but did not offer a hearing. Fine: $50 × 30 = $1,500.

• Procedurally valid: NO — opportunity to be heard was not offered.
• Verdict: PROCEDURALLY DEFECTIVE — fine cannot be enforced until hearing opportunity is provided.

The board must send a new notice offering the owner a hearing date at the next board meeting before assessing the fine.

Illinois vs. Florida comparison

| Attribute | Illinois (765 ILCS 605/18.4(l)) | Florida (§ 718.303 Condo / § 720.305 HOA) | |---|---|---| | Statutory per-day cap | None | $100/day (condo and HOA) | | Statutory aggregate cap | None | $1,000/violation (condo) | | Fining committee required | No | Yes — 3 members, non-board (condo) | | Advance notice period | Not specified by statute | 14 days minimum notice (Florida) | | Source of caps | Declaration / fine schedule | Statute |

Practical implication: Illinois boards have more fine flexibility but more legal exposure if challenged. Florida boards operate within tighter statutory guardrails. An Illinois association without a written fine schedule is exposed to reasonableness challenges on every fine; a Florida association risks invalidating the fine by exceeding the $100/day cap.

What this calculator does NOT model

• Cure period computation. Many declarations specify a cure period (3–7 days) before fines begin accruing. The calculator accepts "days in violation" as entered; verify whether the cure period has expired before counting fine days.
• Late charges on unpaid fines. Once a fine is past-due, the declaration may impose interest or additional late charges. Those charges are separate from the fine itself.
• Attorney fee recovery. Legal fees for collecting an unpaid fine are recoverable under 765 ILCS 605/9.2 (condo) / 765 ILCS 160/1-45 (CICAA) if the fine itself is valid and lienable.
• Federal Fair Housing Act implications. Fines for violations that could be characterized as targeting a protected class (disability accommodations, families with children) require consultation with an attorney before levying.

Sources

Last reviewed: 2026-05-19 against:

• 765 ILCS 605/18.4(l) (Illinois Condominium Property Act — board authority to levy fines; notice and hearing requirements; reasonableness standard).
• 765 ILCS 160/1-45 (CICAA — board fine authority; lien may include fines).
• 765 ILCS 605/9(g)(1) (condominium lien scope — declaration may include fines; six-month super-priority is limited to common-expense assessments).
• Florida § 718.303 (Florida Condominium Act fines — comparison baseline; $100/day cap and mandatory fining committee not present in Illinois).