Section 22.1 disclosure packet
The statutory disclosure a condominium association furnishes on a proper request from a selling owner — finances, governing documents, insurance, and known obligations affecting the unit.
For Sellers, Agents, Attorneys & Lenders
Resale Disclosures & Lender Requests.
Section 22.1 packets, paid assessment letters, lender questionnaires and insurance certificates for the associations we manage. Tell us the unit and the closing date.
What We Produce
Everything a Chicago closing actually asks for.
A resale request is rarely one document. Lenders, title companies and buyer attorneys each work from their own checklist, and a package that satisfies one can stall with another.
Paid assessment letter
Written confirmation of the unit account: current balance, assessment amount, any special assessment levied or pending, and amounts owed at closing.
Lender questionnaire
The association-level questions a lender asks before financing — insurance, litigation, delinquency rates, reserves, owner occupancy, and commercial space.
Certificate of insurance
Evidence of the association’s master policy, issued naming the lender or title company as the closing file requires.
Governing documents
The recorded declaration with every amendment, bylaws, and current rules — the version that actually governs, not the copy circulating from a prior sale.
Project eligibility questionnaires
Fannie Mae and Freddie Mac condominium project questionnaires, which increasingly decide whether a buyer’s financing survives underwriting.
The Distinction Most Miss
“22.1” does not apply to
every association.
Section 22.1 sits in the Illinois Condominium Property Act, which governs condominiums. Many Illinois homeowner and townhome associations are governed instead by the Common Interest Community Association Act — a separate statute with its own disclosure and records provisions.
Two boards on the same street can owe different things at resale. When a request arrives labelled “22.1 disclosure” to an association governed by CICAA, the association still has to respond — but with what its governing statute and recorded documents actually require, not with a form copied from a condominium file.
We confirm which statute governs an association before drafting anything, and we flag to counsel any request touching pending litigation or an assessment not yet levied. Boards should have their association attorney confirm how the governing statute, the declaration, and any recorded amendments interact for their specific property.
What the Act sets for condominiums
- Response time
- 10 business days from a proper request
- Fee cap
- $375, adjusted annually by CPI since 2023
- Rush service
- Up to $100 additional for completion within 72 hours
Set by 765 ILCS 605/22.1 as amended effective 1 January 2023. Figures apply to condominium associations; confirm the current CPI-adjusted cap and how it applies to your association with counsel.
How To Request
Tell us the unit and the closing date.
Selling owners
Request through your attorney or listing agent, or contact us directly. Give us the unit address and target closing date and we will tell you what your building requires.
Listing agents
Send the unit address, closing date, and where the package should be delivered.
Attorneys
Tell us which statute you are working under if the association is not a condominium — it changes what we produce.
Lenders & title
Questionnaire and insurance certificate requests come to us directly. Name the underwriting deadline in the request.
We produce these documents for associations Stellar manages. If your building is managed by another firm, the request goes to them — but if you are a board weighing a change because resale requests keep stalling, that is worth a conversation.
Why Packets Stall
Almost never a legal problem. A records problem.
Nobody can locate the declaration with every recorded amendment. The insurance certificate expired two months ago. The reserve figure in the packet does not match the balance sheet. The request sat in a personal inbox while a closing date moved. None of these are legal problems, and all of them are avoidable.
Questions worth asking your manager
- Which statute governs the association — the Condominium Property Act or CICAA
- Who specifically produces the packet, and what happens when that person is away
- Where the recorded declaration and every amendment are kept
- Whether the reserve and balance figures are reconciled to the financial statements
- What the association’s governing documents and board policy allow to be charged
- How requests are acknowledged, and what turnaround the board has agreed to
Board Questions
Resale and lender questions we answer weekly.
Clear scope, clear pricing, and a transition plan your board can evaluate before making a decision.
What is a Section 22.1 disclosure?
Section 22.1 of the Illinois Condominium Property Act governs what a condominium association must disclose when an owner sells a unit. On a proper request from the selling owner or their agent, the association furnishes specified information about its finances, governing documents, insurance, and known obligations affecting the unit. The board is not asked to interpret the sale — only to produce accurate, current records within the timeframe the Act and the association’s governing documents establish.
Does Section 22.1 apply to my HOA or townhome association?
Often not, and boards get this wrong constantly. Section 22.1 sits in the Illinois Condominium Property Act, which governs condominiums. Many Illinois homeowner and townhome associations are governed instead by the Common Interest Community Association Act, a separate statute with its own disclosure and records provisions. Two boards on the same street can owe different things at resale. Your association’s counsel should confirm which statute governs you and how your declaration and recorded amendments interact with it.
What documents does a closing usually require?
Most Chicago closings need some combination of the disclosure packet, a paid assessment letter confirming the unit’s account status, a lender questionnaire, a certificate of insurance naming the lender, and current governing documents with all recorded amendments. Condominium project questionnaires for Fannie Mae or Freddie Mac eligibility are increasingly requested as well, and those ask about reserves, deferred maintenance, litigation, and owner-occupancy.
Who can request resale documents?
The selling owner, or someone acting on the owner’s behalf — typically their attorney or listing agent. Lenders and title companies generally request the questionnaire and insurance certificate directly. We ask for the unit address, the requesting party’s role, the closing date, and who should receive the completed package, so nothing waits on a clarifying email.
Why do resale packets get delayed?
Almost never for legal reasons. They are records problems: nobody can locate the declaration with all recorded amendments, the insurance certificate expired, the reserve figure in the packet does not match the balance sheet, or the request sat in a personal inbox for nine days. Every one of those is a records problem rather than a legal one, and preventable with a standing file and a named owner of the process.
Does Stellar charge for resale documents?
Charges for resale and lender documentation are set by each association’s governing documents and board policy rather than by us, and Illinois regulates what may be charged in connection with these requests. We will tell you what applies to a specific building before any work begins. Contact us at 773.728.0652 or mirsad@stellarpropertygroup.com with the unit address.
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