Establishing certain tenant protections and landlord notice requirements at rental properties

2025 Regular Session Introduced by Eric Brooks and 3 co-sponsors

Illinois HB 2648 allows common-interest associations to charge a capped, reasonable fee (up to 375) plus a possible rush fee (up to 100) for records requests, with itemized billing

To House Judiciary

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Summary — HB 2648 (Common Interest Community Association records fee)

Note: The materials provided include two different bills numbered HB 2648 from two states. This summary focuses on the Common Interest Community Association (CICA) records-fee proposal (Illinois HB2648, introduced Feb. 6, 2025 by Rep. Martin McLaughlin). A separate Arizona HB 2648 (introduced Feb. 11, 2025) amends child-care assistance (A.R.S. §46‑803); that is a distinct measure and is summarized briefly at the end.

Purpose and intent

The Illinois bill amends the Common Interest Community Association Act to (1) authorize associations to charge a capped, reasonable fee to retrieve and copy association records requested by members and (2) permit a limited rush fee when records are needed on short notice. It also requires itemized billing and indexes the maximum fee to inflation after one year.

Key provisions

Fee cap: Boards may charge a reasonable fee for retrieval and copying of properly requested records, not to exceed $375.

Rush fee: Boards may charge an additional rush fee up to $100 if records are needed within 72 hours of the request.

Itemized statement: Any fee charged must be accompanied by an itemized statement explaining the basis for the charge.

CPI-U indexing: Beginning one year after the bill’s effective date, the $375 maximum will be adjusted (increased or decreased) each year by the percentage change in the Consumer Price Index for All Urban Consumers (CPI‑U) for the preceding 12‑month calendar year.

Response timeline and remedies: Where a request is made in writing, failure to provide requested records or to respond within 30 days is deemed a denial. A member may seek court relief; if the member prevails and the court finds the board’s failure was due to the board’s acts or omissions, the member is entitled to reasonable attorney’s fees and costs.

Context: The fee provisions are placed within the existing statutory framework requiring boards to maintain and make available various association records (minutes, financials, contracts, ballots, reserve studies, etc.).

Who is affected

Common interest community associations (condominiums, homeowners associations, etc.) in Illinois — boards may recover costs for record production up to the capped amounts.

Members/unit owners, mortgagees, and authorized agents seeking access to association records — may face fees for records and gain clearer remedies if records are withheld.

Potential indirect effects for managing agents and legal counsel (billing, compliance, and litigation risk).

Potential impact

Associations can recoup costs for record production and use the rush fee to prioritize urgent requests.

CPI indexing preserves the fee’s real value over time.

The 30‑day deemed‑denial rule plus entitlement to attorney’s fees may encourage timely compliance but could increase litigation if disputes arise over propriety/amount of fees.

Could deter excessive or frivolous requests if fees are applied; conversely, fees may impose modest costs on members exercising inspection rights.

Procedural status & cross-reference

Illinois: Introduced Feb. 6, 2025 (Rep. Martin McLaughlin). (Text appears as part of the 104th General Assembly packet.)

Arizona: A different HB 2648 (introduced Feb. 11, 2025) would amend A.R.S. §46‑803 concerning child care assistance eligibility. That is a separate bill and not connected to the Illinois CICA changes.