Free for Illinois condo sales

Get the 22.1 disclosure without chasing the board.

Your buyer's attorney wants the association's Section 22.1 packet. The condo board president has never made one. Enter the property and the president's name, plus their email if you have it, and Nestingbird walks them through it and sends you the signed packet.

Start a 22.1 request What is a 22.1 disclosure?

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

How it works

Three steps between an accepted offer and a signed packet.

  1. Tell us about the sale

    Property address, unit number, your contact, and the board president's name. Add their email and we send the invitation; leave it blank and you get a ready-to-forward message with the link. About two minutes.

  2. The president gets an invitation

    Nestingbird emails them a link on your behalf. Clicking it opens a guided workflow for the documents and answers, and counts as accepting our terms. No account, no password, and the same link always brings them back to where they left off. If they haven't opened it, we remind them on day 3 and day 7, and again three days before your contract deadline.

  3. You get the signed packet

    You get a status page to bookmark, and an email when they open it, when they start, and when the packet is signed and delivered. The packet is one link: the signed disclosure, the paid-assessment letter, the governing documents and the financial package, downloadable as a ZIP.

The short version

What is a 22.1 disclosure?

A 22.1 disclosure is the set of documents and statements an Illinois condominium association must provide when a unit is resold, under Section 22.1 of the Illinois Condominium Property Act (765 ILCS 605/22.1). The seller requests it from the board in writing, the association must respond within 10 business days, and the buyer uses it to judge the association's finances, rules, and legal standing before closing. It covers nine categories: governing documents, the unit's account balance, anticipated capital expenditures, reserve fund status, the last fiscal year's financial statement, insurance, pending litigation, alterations to the unit, and the association's contact information. From January 1, 2027, a tenth is added: the association's collection policy. The association may charge the seller up to $375 for it, plus $100 for rush service within 72 hours.

Last updated

What the board will be asked for

What Section 22.1 requires

So you can set the seller's expectations. The statute is 765 ILCS 605/22.1: nine items today, and a tenth from January 1, 2027. Each one is a step in the workflow.

  1. Governing documents

    Declaration, bylaws, every amendment, and the current rules and regulations.

  2. Statement of the unit's account

    Any unpaid assessments or charges the seller owes the association.

  3. Anticipated capital expenditures

    Projects expected in the current and next two fiscal years, including ones discussed but not yet approved.

  4. Reserve fund status

    Current balance, anything earmarked for a project, and any vote to waive reserves.

  5. Financial statement

    The statement of financial condition for the last fiscal year. Buyers' attorneys usually ask for the current budget too.

  6. Insurance information

    Master policy coverage, limits, and deductibles.

  7. Pending litigation or judgments

    Anything outstanding involving the association, even if the board thinks it's frivolous.

  8. Alterations and compliance

    A good-faith statement that alterations to the unit comply with the condominium instruments.

  9. Contact information

    Name and mailing address of the principal officer or the designated agent for notices.

  10. Collection policy

    From January 1, 2027: a copy of the board's policy for collecting unpaid assessments (P.A. 104-734).

Read the full breakdown of each item →

10
business days
by statute
5
days in most
contracts

The clock

The statute says 10 business days. Your contract may say five.

Since 2023, Section 22.1 gives the association 10 business days from a written request. Many contracts give the seller five. Boards that have never done this before don't know either number, and the request sits in an inbox.

The workflow is built for the contract deadline, not the statutory one. The president sees your deadline on the first screen, every step says what's needed and why, they're reminded three days before it, and you're notified the moment it moves.

Send this first

Give the president a heads-up, so the invitation is expected.

Nestingbird sends the invitation 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: 22.1 disclosure for [address, unit] — quick heads-up

Hi [President's name],

[Seller's name]'s unit at [address, unit] is under contract, and the buyer's attorney needs the association's Section 22.1 disclosure by [date].

To make this as easy as possible on you, I'm using Nestingbird, a free tool that walks you through exactly what the statute requires. You'll get an email from Nestingbird on my behalf with "22.1 disclosure request" in the subject. Its link opens a guided form. There's nothing to sign up for, and you can come back to the same link any time.

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

Questions agents ask

Frequently asked questions

Is it free?

Yes, on our side. The association's first disclosure packet on Nestingbird is free, with no card and no trial, and it's always free for you. Separately, the statute lets the association charge the seller up to $375 for the disclosure, plus $100 for rush service within 72 hours; that's between the seller and the board.

Does the board need to sign up for anything?

No. The invitation email they receive is the workflow. There's no registration and no password. Clicking the link accepts our terms, and the same link brings them back to where they left off.

What if the president loses the email?

The same link keeps working, and we remind them if they haven't opened it. If it's really gone, they can enter their email on the Nestingbird sign-in page and the link is sent again, or you can email support@nestingbird.co.

Who fills it out?

The board. You request and receive. The president uploads the documents, answers the questions, and signs the packet. Nothing in it comes from you.

Can I see or edit their answers?

No. You see status updates and, when it's done, the finished signed packet. The board's answers are theirs alone, which is what makes the packet credible to the buyer's attorney.

What if the board already uses Nestingbird?

If the president you name is already an admin of that building on Nestingbird, the request attaches to their records and the steps they've already completed are skipped. If the building is on Nestingbird but the person you named isn't on its board, they get no access: the board is emailed your request, you're told, and the board prepares it from its account. A board that has already used its free packet pays $25 for the next one, or has unlimited packets on the Autopilot plan.

Does the seller need to do anything?

No. When the president delivers the packet, they can add the buyer, the buyer's attorney or anyone else as a recipient, and each gets their own link. Nobody except the board touches the workflow.

What about the lender questionnaire?

Not part of this flow yet. The lender's condo questionnaire isn't required by statute, but a prepared board finds it easy once the 22.1 material is in one place.

Is this only for Illinois?

For now, yes. Section 22.1 is an Illinois statute, and this workflow follows it. 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 gather and deliver what the statute lists. The buyer's attorney and the association's counsel remain the people to ask about what it means.

What if the buyer's attorney has questions?

Anyone the packet went to can ask the board a question on the packet page. The board answers by replying to the email or on the page, the answer is added to the disclosure for everyone, and whoever asked is notified.

What if the board doesn't have every document?

The president can continue without it, and the packet lists it as not provided by the association. The buyer's attorney sees exactly what's missing instead of wondering.

What if I don't have the president's email?

Leave it blank. Your status page gives you a ready-to-forward message with the link. Whoever opens it enters their name and email and accepts the terms before anything starts.

From the blog

For the president you're about to email

Read the blog →
Compliance

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

What the Illinois 22.1 disclosure form requires, who has to fill it out, 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.

 Guides

You Just Got Elected to Your HOA Board. Now What?

A first-person guide from someone who learned every lesson the hard way — and built a tool so you don't have to.

Stop chasing the board.

Start a request now. The president gets the invitation within a minute.

Start a 22.1 request →

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