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Illinois condominium and homeowners associations will soon have a new digital responsibility. Under Public Act 104-0797, affected associations must provide an internet-accessible website for unit owners by January 1, 2028.
For boards and community managers, preparing involves more than launching a website. Associations will need a reliable process for sharing meeting information, publishing approved board minutes, managing access, and keeping content current.
This guide explains who the law affects, what associations must provide, and the information needed before the deadline.
Quick Answer: Are Illinois HOAs Required to Have a Website?
Yes. Illinois condominium and common interest community associations must provide a website that unit owners can access on the internet no later than January 1, 2028. The website must include information about board and membership meetings and approved minutes from board meetings.
What Is Illinois Public Act 104-0797?
Illinois Public Act 104-0797 began as House Bill 5449 and was signed into law on August 7, 2026. It introduces new website and electronic delivery requirements for condominium and common interest community associations that are subject to the amended statutes. The law takes effect on January 1, 2027.
The law amends four sections of two Illinois statutes:
- Sections 1-30 and 1-45 of the Illinois Common Interest Community Association Act
- Sections 18 and 18.4 of the Illinois Condominium Property Act
Under the new website requirement, affected associations must provide a website that unit owners can access online no later than January 1, 2028. The website must include information about board and membership meetings and approved minutes from a meeting of the board.
The law also changes how associations deliver annual accounting information. This information must be transmitted electronically to owners who have provided their information to the association and authorized electronic transmission. The exact annual accounting requirements differ between condominium associations and common interest community associations, so boards should consult their association attorney when updating their financial reporting procedures.
Which Illinois HOAs and Condo Associations Are Affected?
The new website requirement applies to associations governed by the Illinois Condominium Property Act or the Illinois Common Interest Community Association Act. This includes many condominium associations, homeowners associations, and other residential communities with shared property or expenses.
Condominium Associations
A condominium association consists of all the owners within a property that has been legally established as a condominium. Each owner owns an individual unit and also holds an ownership interest in the property’s common elements, such as hallways, roofs, elevators, recreational facilities, or landscaped areas.
The association acts through its elected board of managers and is generally governed by the Illinois Condominium Property Act. Public Act 104-0797 adds the new website requirement to Section 18.4 of that Act.
Common Interest Community Associations
A common interest community is generally a residential development that is not a condominium or cooperative. Owners are required to contribute to the maintenance, improvement, insurance, taxes, or other expenses associated with shared property described in the community’s declaration.
This category includes many traditional homeowners associations and planned communities. Associations subject to the Illinois Common Interest Community Association Act are included in the new website requirement.
However, some smaller common interest community associations may be exempt from the Act. An association organized under the Illinois General Not for Profit Corporation Act of 1986 may be exempt if it has 10 units or fewer or annual budgeted assessments of $100,000 or less, unless it has elected to be covered by the Act.
Because an association’s governing statute may depend on its legal structure, size, budget, and governing documents, boards should consult their association attorney to confirm whether the new website requirement applies to their community.
What Information Must Be Included on the Website?
Public Act 104-0797 identifies two types of information that affected associations must make available through their websites by January 1, 2028:
- Information about board and membership meetings
- Approved minutes from board meetings
The law does not provide a detailed list of every item that must appear under “meeting information.” Associations should work with their legal counsel to determine what information to publish and how quickly it should be added or updated.
Board and Membership Meeting Information
The website must include information about both board meetings and membership meetings. Board meetings are meetings where the association’s board conducts association business. Membership meetings generally involve the broader association membership, such as an annual meeting or another meeting called for the unit owners.
The statute does not specify exactly what meeting information must be posted. Associations should consult their attorneys when developing their publishing procedures.
For practical purposes, an association may consider posting the following information:
- Meeting date and time
- Meeting location
- Virtual attendance instructions, if applicable
- Meeting notice
- Meeting agenda
- Instructions for owner participation
- Any schedule changes or cancellations
These additional details can help owners understand when and how meetings will take place, but the law does not expressly list each of them as required website content. Associations should distinguish between information required by Public Act 104-0797 and information posted voluntarily to support resident communication.
Approved Board Meeting Minutes
The website must also include approved minutes from board meetings. Meeting minutes provide an official record of the board’s actions, decisions, and votes.
The statutory language refers specifically to approved minutes. Associations should have a clear process for confirming that minutes have received board approval before publishing them online. Draft minutes should be clearly identified and handled according to the association’s governing documents and legal guidance.
A consistent publishing process may include:
- Preparing the draft minutes after the meeting.
- Presenting the minutes to the board for review and approval.
- Recording any corrections approved by the board.
- Uploading the final approved version to the website.
- Organizing the minutes by meeting date or year.
Use consistent file names and folders so owners can locate meeting minutes easily. For example, an association might organize documents by year and label each file with the meeting date and document type. This organization method is helpful, but it is not expressly required by Public Act 104-0797.
Does the Illinois HOA Website Need to Be Public?
Public Act 104-0797 does not state that the association’s website must be open to the general public. It requires the board to provide a website that unit owners can access on the internet.
The law also does not specify whether associations must use a public website, a password-protected resident portal, or a combination of the two. It does not provide detailed requirements for login credentials, document permissions, or other security measures.
A secure resident portal may help an association limit community information to authorized owners. For example, an association could use individual accounts or password protection to control access to meeting information and approved board minutes.
Before choosing between a public website and a secure portal, associations should consult their legal counsel. An attorney can help the board determine which access method satisfies the law while also protecting confidential or sensitive information.
Associations should also establish procedures for:
- Providing owners with access instructions
- Adding new owners and removing former owners
- Helping residents who experience login problems
- Managing permissions for board members, managers, and residents
- Reviewing documents before they are published
- Keeping private owner information and confidential association records off public pages
These security and access procedures are practical recommendations. Public Act 104-0797 does not expressly require a specific website structure or access-control system.
What Does the Law Say About Annual Financial Information?
Public Act 104-0797 also addresses how associations deliver annual financial information. This requirement is separate from the website provision, and the law does not require financial information to be posted on the website.
Condominium associations must provide owners with an annual itemized accounting of the previous year’s common expenses. Common interest community associations may provide an itemized accounting or a consolidated annual independent audit report.
This information must be sent electronically to owners who have:
- Provided their information to the association
- Authorized electronic transmission
Providing an email address may not be the same as authorizing electronic delivery. Associations should maintain clear records of each owner’s authorization and current contact information.
What Should an HOA Website Include Beyond the Required Information?
Public Act 104-0797 establishes a minimum requirement for meeting information and approved board minutes. Associations may choose to publish additional resources that make the website more helpful to residents and reduce repetitive questions for managers and board members.
Optional website content may include:
- Community calendars and upcoming events
- Governing documents, rules, and policies
- Community announcements
- Frequently requested forms
- Maintenance request instructions
- Payment information
- Board and management contact information
- Emergency and local service contacts
- Community amenities and reservation details
- Newsletters and community updates
How Can Pilera Help?
Pilera gives Illinois associations tools to organize community information and prepare for the new website requirement from one platform.
With Pilera, boards and community managers can:
- Create a professional community website with EasySites
- Share approved meeting minutes and other documents through the resident portal
- Use permissions to control who can view specific information
- Publish meeting dates and community events on shared calendars
- Send announcements by email, text, phone, or postal mail
- Keep residents informed when information is added or updated
- Manage websites and resident communication across multiple communities
- Allow members to manage their own units, request services, and engage with other residents.
These tools can help associations create a consistent process for publishing information and keeping residents informed. Associations should still consult their legal counsel to confirm that their website and communication procedures meet the requirements that apply to their community.
Prepare for the 2028 Website Deadline
Illinois associations have until January 1, 2028 to provide an online website with meeting information and approved board meeting minutes to meet the new Illinois HOA website requirements. Starting early gives boards and managers time to organize records, establish publishing procedures, and make sure owners can find the information they need.
Pilera can help simplify this process by bringing community websites, documents, calendars, announcements, and resident access together in one platform. Associations should also work with legal counsel to confirm how Public Act 104-0797 applies to their community.
Ready to prepare your community for the new requirement? Schedule a demo to see how Pilera can help.
