Blog | Dickler, Kahn, Slowikowski & Zavell

How Illinois HOAs Can Enforce Rules Without Creating Liability

2026-04-24 00:00:00

Illinois homeowners associations have the right to enforce their rules, but how they do it matters just as much as what they are enforcing. An HOA that enforces rules inconsistently, skips proper notice, or targets certain homeowners can end up facing lawsuits, fair housing complaints, or claims of selective enforcement. The good news is that with the right steps in place, an HOA can protect the community and protect itself at the same time. If your association is trying to figure out how to enforce rules the right way in 2026, our Arlington Heights HOA lawyers can help you put a process in place that holds up legally.

Where Does an Illinois HOA Get Its Authority To Enforce Rules?

An HOA's enforcement authority comes from its governing documents. These usually include the declaration, bylaws, and any rules and regulations the board has adopted. These documents are legally binding on every homeowner in the community. They’re also the basis for every enforcement action the association takes.

When Should a Business Dispute Go to Court vs. Mediation?

2026-04-12 00:00:00

Whether you should take a business dispute to court or work it out in mediation comes down to what you are trying to accomplish and what the dispute actually involves. Mediation is generally the preferred option, but it doesn’t suit every situation. If you are dealing with a business dispute in 2026, the Cook County, IL business litigation lawyers at Dickler, Kahn, Slowikowski & Zavell, Ltd. are ready to help you make the right call.

When Does a Business Dispute Belong in Court?

Some business situations call for the courtroom. Court is usually the right choice when any of the following occurs:

One party refuses to participate in good-faith negotiations.
You need emergency legal relief, such as a temporary restraining order, to stop someone from taking harmful action right now.

Can an Illinois HOA Restrict Short-Term Rentals Like Airbnb?

2026-03-24 00:00:00

Short-term rentals like Airbnb have become increasingly common in residential communities across Illinois. For HOA boards, this trend raises real concerns about noise, security, property values, and the overall character of the neighborhood. The good news is that Illinois law gives associations meaningful tools to address this issue.

Understanding how those tools work and how to use them correctly is the first step toward protecting your community. The Arlington Heights, IL HOA lawyers at Dickler, Kahn, Slowikowski & Zavell, Ltd. help boards navigate exactly these and other condominium law situations.

Can an Illinois HOA Legally Ban Airbnb and Short-Term Rentals?

An Illinois HOA can legally restrict or ban short-term rentals. But it can only do so if the restriction is properly written into the association's governing documents. Illinois currently has no law that prevents HOAs or condo associations from prohibiting short-term rentals. That gives associations in this state significant authority over how homeowners use their properties.

What Steps Should an HOA Take Before Filing a Lawsuit Against an Owner?

2026-03-14 00:00:00

Filing a lawsuit against a homeowner is one of the most serious actions an HOA can take, and it's not a step that should be rushed into. Illinois law sets clear expectations for how associations must handle disputes before going to court, and skipping those steps can put the HOA's case at risk.

As of 2026, if your HOA is dealing with a difficult situation involving an owner, our Cook County, IL HOA lawyers can help you understand your options and make sure you're on solid legal ground before taking action.

Does Illinois Law Require an HOA To Notify a Homeowner Before Taking Action?

Before anything else, the homeowner needs to know there's a problem. Under the Illinois Common Interest Community Association Act and the Illinois Condominium Property Act, associations are required to give homeowners written notice before imposing fines or taking enforcement action. Skipping this step can weaken the HOA's legal position and create problems if the dispute ends up in court.

How Homeowner Associations Can Be More Consistent and Avoid Enforcement Risk

2026-02-23 00:00:00

Running a homeowner association or condominium association is harder than most people expect. Boards are made up of volunteers who are doing their best, but inconsistent rule enforcement is one of the most common and costly mistakes an HOA can make.

If your association is facing complaints, selective enforcement claims, or just a growing sense that no one is playing by the rules, 2026 is a good time to get things back on track. Working with experienced Arlington Heights HOA and condominium law attorneys with over 150 years of combined legal experience is the best way to get started.

Dickler, Kahn, Slowikowski & Zavell, Ltd. works with associations across Cook County to build consistent, legally sound enforcement practices before small problems become expensive ones. Let us help you, too.

How Much Can You Recover for a Catastrophic Injury in a Car Crash?

2026-02-09 00:00:00

Serious car crashes happen in an instant and change lives forever. Severe injuries – also called catastrophic injuries – often require years of medical treatment, leaving victims unable to work and live their normal daily lives. This brings up difficult questions. Who should pay for these injuries? And is it possible to be compensated for more than just injuries? Can you recover lost income, for example?

If someone else caused the accident that left you or your loved one with a catastrophic injury in 2026, you have the right to seek compensation for your losses. For catastrophic injuries, these costs can reach into the millions of dollars over a lifetime. Our Arlington Heights personal injury attorneys can answer your questions and help you pursue the compensation you need.

Pros and Cons of Choosing an HOA for a Housing Development

2026-01-22 00:00:00

If you are planning a housing development in Illinois, one of the most important decisions you will make is whether to establish a homeowners association. An HOA can provide structure, protect property values, and create a cohesive community. But it also brings costs, regulations, and potential conflicts that developers and residents must manage carefully.

Our Cook County condominium and HOA law attorneys offer free consultations and can guide you through the process of establishing and managing a homeowners association. With over 150 years of combined legal experience, our firm helps HOAs operate effectively while minimizing legal risks.

What Does a Homeowners Association Do?

A homeowners association is a legal organization that manages a residential community. When someone buys property in a development with an HOA, they automatically become a member of the association and must follow its rules. The HOA typically owns and keeps up common areas such as parks, swimming pools, clubhouses, and entrance landscaping.

What Is the Process of Buying a Home in Cook County?

2026-01-07 00:00:00

Buying a home is one of the biggest financial decisions you will ever make. If you are a first-time buyer or someone who has not purchased property in many years, the process can feel overwhelming. There are contracts to review, inspections to schedule, and legal documents to sign. Understanding each step can help you feel more confident as you move toward owning your new home.

Having a local Cook County real estate attorney on your side is not just a good idea. It is standard practice. Unlike some states where title companies handle everything, Illinois buyers typically work with an attorney to protect their interests throughout the transaction.

Chicago Agent Magazine claims that over 130,000 homes were sold in Illinois last year. If you are hoping to buy a home in 2026, Dickler, Kahn, Slowikowski & Zavell, Ltd. is here to help.

What HOAs Need to Know About Grounds Maintenance Services

2025-12-27 00:00:00

Homeowner associations manage a wide range of responsibilities, and grounds maintenance is often one of the most visible and costly aspects of community management. When landscaping is neglected or snow removal falls behind schedule, residents will notice immediately, and they may make complaints. Clear policies about grounds maintenance services can help HOAs maintain property values, meet their legal obligations, and keep residents satisfied with their community.

HOAs must clearly define what types of grounds maintenance services the association will provide and which services will remain the responsibility of individual homeowners. These distinctions should be spelled out in the association's governing documents and communicated regularly to all residents. As associations prepare to address issues related to HOA law in 2026, it will be important for them to operate transparently and give homeowners proper notice of their obligations. Well-drafted maintenance policies are more important than ever, and a law firm with a strong understanding of these issues can help HOAs resolve any concerns that may arise.

Energy Upgrades vs. Owner Objections in Illinois Condos

2025-12-12 00:00:00

Perhaps energy costs are high for all condo owners due to aging heating systems, outdated lighting, or drafty windows. Since Illinois is currently offering some of the strongest energy-efficiency incentives in decades, many condo boards are fast-tracking needed upgrades. While grants or state incentives might cover part of an upgrade, a special assessment will likely be required to fund the remainder. What happens when a vocal group of owners insists that the upgrades are unnecessary or too expensive?

Can condominium owners legally block a special assessment for energy-efficient improvements, or does the board have the authority to move forward? Condominium law can be complex, so when owners resist the cost of an upgrade that the board believes is necessary, it is important to understand exactly what authority the Illinois Condominium Property Act gives them. Condominium boards should consult an experienced Cook County, IL condominium law attorney to ensure they stay on the right side of the law.