DuPage County had 932,877 residents at the 2020 Census (U.S. Census Bureau). Property is valued by township assessors in each of the county's townships, with the county's Supervisor of Assessments overseeing the process (DuPage County Supervisor of Assessments; township assessor directory). Owners' tax bills matter to a reserve plan because Section 9(c) of the Condominium Property Act asks condo boards to weigh the financial impact of higher assessments on owners (765 ILCS 605/9).
What a DuPage HOA study usually covers
- Private streets and driveways: crack sealing, seal coating, mill and overlay, and eventually full replacement.
- Stormwater: detention and retention ponds, shoreline stabilization, outlet structures, aerators and fountains.
- Common grounds: entrance monuments, fencing, trails, playgrounds, landscape lighting.
- Buildings, where the HOA maintains them: roofs, gutters, siding, decks.
- Amenities: pool, clubhouse, tennis or pickleball courts.
Ponds are easy to forget because nothing seems to happen to them for years. Shoreline work and sediment removal are real costs and belong in the study. The provider will ask whether the association owns the pond or only maintains it, so check the plat and declaration.
Condo or HOA?
A DuPage townhome community may be a condominium under the Condominium Property Act or a common interest community under the CICAA (765 ILCS 160/1-45). The budget notice period differs (25 to 30 days before adoption for condos, 30 to 60 for CICAA associations) and only condo boards have the "reasonable reserves" wording in statute. The declaration settles it; your attorney can confirm. Our guide to the Illinois law covers both.
Fees
A townhome HOA under 50 homes typically pays $1,500 to $5,000 for a full study with a site visit; larger communities with amenities, $5,000 to $20,000. Updates cost less. See the cost page for the full table.