Free for Illinois listing agents

Get the building facts
before buyers ask.

You just signed the listing. Buyers will ask about rentals, pets, parking and assessments. Send one link to whoever can get the building's documents: a board member, the property manager, or the seller. They upload what they have, and you get a page with the answers and the documents they chose to share.

Start a building profile See what you get

Illinois condominiums only. Outside Illinois? Email us and tell us your state.

How it works

From signed listing to building facts in three steps.

  1. Tell us about the listing

    Building address, unit, seller, association name, and the listing date if you have it. Choose who fills it in (a board member, the property manager or the seller) and add any questions of your own. About two minutes.

  2. They upload what they have

    Nestingbird emails them a link. No account needed. They upload whatever they have: declaration and bylaws, rules, budget (a spreadsheet is fine), insurance, minutes, all at once. Our AI reads them and fills in the building facts, plus draft answers to your questions.

  3. They check it and share

    Each answer shows the passage it came from. They confirm or edit it, pick which documents you can download, and share. You get a page with the building snapshot and the shared documents.

Who fills it in

Works for small buildings and large ones.

The board president isn't always the person who handles this. You choose who gets the link when you start.

Small, self-managed building

A board member, usually the president or treasurer.

Managed building

The property manager can do it. It's free and isn't their paid assessment letter, which you'll still order at contract. We tell them so, so they don't send you the letter form instead.

Large building with an owner portal

The seller can often do it themselves. Owners can usually download every document from the portal.

Only a board member is ever given access to the building's account. A property manager or seller fills in the profile and shares it, nothing more.

What you get

The answers buyers ask for, in one place.

Each fact is drafted from the association's own documents, checked against the passage it came from, and confirmed before it reaches you.

Building and renting

  • Total units
  • how many are rented
  • rental cap or waiting list
  • minimum lease term
  • short-term rental ban

Living there

  • Pets and pet limits
  • smoking
  • parking
  • storage
  • move-in rules and fees

Money

  • Monthly assessment range and what it covers
  • special assessments
  • planned projects and how they're funded

Legal and insurance

  • Pending lawsuits
  • master insurance policy
  • HO-6 requirement
  • FHA approval

Your own questions

As many questions as you want to ask. Nestingbird AI drafts an answer to each from the documents, and the person filling it in confirms it.

The documents they share

Rules and governing documents are shared by default. Financials, minutes and insurance are shared only if they're turned on.

The short version

What is a Nestingbird building profile?

A building profile is a summary of the facts buyers ask about an Illinois condominium building: rentals, pets, parking, assessments, special assessments, lawsuits and insurance. The listing agent requests it when the listing agreement is signed. Whoever can get the association's documents (a board member, the property manager or the seller) uploads them, Nestingbird's AI drafts each answer with the quoted passage it came from, and they check it before sharing. It is free for the agent and for them. It is not the Section 22.1 resale disclosure: nothing in it is signed or certified.

Last updated

0
signatures or
certifications
$0
for the board
or for you

For whoever fills it in

Easier than answering your emails.

Nobody fills out a form from scratch. They drop in the documents they already have, and Nestingbird AI reads them and fills in the answers. Their job is to check each one against its quoted source and fix anything that's off.

Nothing is signed or certified, and they don't create an account. They decide which documents you can download before anything is shared.

Send this first

Give them a heads-up, so the link is expected.

Nestingbird emails the link itself, so you don't need to forward anything. A short note from you first means the email lands as expected rather than as spam. Copy this, fill in the brackets, and send it from your own address.

Subject: Building info for [address, unit] — quick heads-up

Hi [Name],

I'm listing [Seller's name]'s unit at [address, unit]. Before showings start, I want to get the building facts right: rental rules, pets, parking, assessments, that kind of thing.

I'm using Nestingbird, a free tool for this. You'll get an email from Nestingbird with a link. Upload whatever documents you have (bylaws, rules, budget, insurance, minutes) and it pulls out the answers for you to check. There's nothing to sign, no account to create, and you choose which documents I can see. It isn't a request for a paid assessment or resale letter.

Thank you,
[Your name]
[Brokerage] · [Phone]

Questions agents ask

Frequently asked questions

Is this the 22.1 disclosure?

No. The building profile is an early, informal snapshot for marketing the unit and answering buyers. Nothing in it is signed or certified. The Section 22.1 disclosure is the official packet the attorneys request once the unit is under contract.

What does it cost?

Nothing. It's free for you and free for the board. Neither of you needs an account.

Does the person filling it in need to sign up for anything?

No. They get an email with a link. The link opens the upload and review steps, and the same link brings them back where they left off.

Who sees the documents?

Only what the person filling it in chooses to share. Rules and governing documents are on by default. Financials, minutes and insurance are off unless they turn them on. You see the shared documents and the confirmed facts, nothing else.

Is the AI accurate?

It's a starting point, not the final word. Every suggested answer shows the quoted passage it came from, so it can be checked against the source. Nothing reaches you until it has been confirmed or edited.

What if they don't have every document?

They upload what they have. Anything the documents don't cover is left for them to answer directly or skip.

What can I ask in my own questions?

Anything a buyer is likely to ask that isn't on the standard list, as many as you need. For example: is the roof due for replacement, or can owners install in-unit laundry. Nestingbird AI drafts an answer from the documents with its source, and the person filling it in confirms it.

What happens when the unit goes under contract?

The attorneys request the official Section 22.1 disclosure from the association. The board can prepare it in Nestingbird, pre-filled from the building profile, for $25 per packet, or included on the Autopilot plan ($25 a month or $250 a year).

Is this only for Illinois?

For now, yes. It's built for Illinois condominiums. If you work in another state, email support@nestingbird.co and tell us which one.

Is this legal advice?

No. Nestingbird is software that helps a board pull facts out of its own documents. The association's counsel and the buyer's attorney remain the people to ask about what those documents mean.

What if the building has a property manager, or the president doesn't handle this?

Name whoever can get the documents. A property manager can fill it in; it's free and isn't their paid assessment letter, which you'll still order at contract, and we tell them so. At large buildings with an owner portal, the seller can often do it themselves. Only a board member is ever given access to the building's account.

From the blog

For the board you're asking about

Read the blog →
Compliance

Selling an Illinois Condo? How the 22.1 Disclosure Actually Works

Who asks for the 22.1, who puts it together, how long the board has, what it costs the seller, and what a listing agent can do before there's an offer.

 Compliance

The Illinois 22.1 Disclosure: What Your Board Needs to Have Ready

What the Illinois 22.1 disclosure package requires from your condo board, item by item, and how to have it ready before a resale request lands on your desk.

 Product

What You Can Do With Nestingbird Before Spending a Dollar

A walkthrough of everything your board can set up on the free plan — from collecting dues to storing documents to asking your bylaws a question.

Know the building before the first showing.

Start a building profile now. It takes about two minutes, and the person you name gets the link by email.

Start a building profile →

Not in Illinois? Email support@nestingbird.co and tell us your state.