Chicago HOA Management for Boards That Want a Better Partnership
We manage Chicago associations from 12 to 250+ units — the size where governance gets complex and quality of management actually matters. Finance-Only and Full-Service tiers available.
If Your Board Is Dealing With Any of These, You're in the Right Place
Board Burnout
Volunteer board members shouldn't be doing operational work that belongs to the management company. We give boards their time back.
Communication Breakdown
Slow responses, unclear updates, vendors who can't be reached. We commit to specific cadences and we publish them.
Financial Opacity
Unclear financials, surprise assessments, deferred maintenance that becomes an emergency. We treat financial discipline as the foundation of every engagement.
What Full-Service Association Management Looks Like With Altus
Financial Management
Monthly financials delivered by the 15th. AR/AP, dues collection, budgeting, audit support, and 1099 prep. Every dollar tracked, every report on time.
Governance Support
Board meeting prep, minutes, bylaws and declaration interpretation, election support, and fiduciary guidance. We keep your board compliant and confident.
Vendor Management
Bid solicitation with full transparency. Vendor screening, contract management, and performance tracking. You see every bid. Every markup is disclosed.
Maintenance Coordination
We are vendor-agnostic. For every project, we get competitive bids and present options to the board. Our sister company My Handyman Chicago is available for routine work — but we use them because they are good, not because we own them.
How our maintenance network worksCapital Project Oversight
Reserve studies, special assessments, capital project bidding and oversight. We plan for the big expenses before they become emergencies.
Communication
Board chair direct line. Monthly all-board updates. Owner communications. Resident portal. You will never have to chase us for information.
Legal Compliance
Illinois Condo Property Act, Chicago RLTO where applicable, fair housing, and insurance requirements. We stay current so your board doesn't have to.
Technology
Owner portals, board portals, real-time financial dashboards, and document repository. Your board has 24/7 access to everything.
See our technology stackWe Specialize in Associations 12–250 Units. Here's Why.
12–20 units: Small enough to be overlooked by large firms, but complex enough to need real governance. We bring full-service management infrastructure to associations that most companies ignore.
20–50 units: Where most boards struggle with management quality. The association is big enough to need real governance, but too small for institutional firms to care about. We bring big-firm process at boutique scale.
50–150 units: Our sweet spot. Complex enough to need real expertise — capital planning, vendor management, legal compliance — and small enough that your board gets a senior strategist's direct attention, not a junior PM.
150–250+ units: Where institutional firms get bureaucratic. We stay nimble. Your board chair still has a direct line to a senior strategist who knows your building.
Boutique governance — big-firm process at boutique scale
Our sweet spot — senior strategist attention, real expertise
Institutional nimbleness — no bureaucracy, direct access
Not Ready for Full Management? Start With Finance-Only.
Finance-Only is a productized tier designed for boards that self-manage operations well but need professional financial oversight. It includes dues collection, AR/AP, monthly financials, board portal access, and 1099 prep — everything financial, nothing operational.
There's a clear upgrade path to Full-Service when your board is ready. Many of our Full-Service clients started with Finance-Only — it's a low-risk way to experience how Altus operates before committing to a full engagement.
Learn More About Finance-Only ManagementWhat's Included in Finance-Only
Built for Chicago's Vintage Building Stock
Most Chicago condos are pre-1990 with deferred maintenance, original infrastructure, complex reserve study needs, façade ordinance compliance, and tuckpointing realities. Managing a 1920s courtyard building is fundamentally different from managing a 2015 new construction tower — and most management companies don't distinguish between the two.
We've built operational depth in vintage building management because Chicago demanded it. Our team understands the specific challenges — aging mechanicals, shared utility systems, masonry deterioration, and the capital planning required to keep these buildings healthy for the next 50 years.
How HOA Pricing Works at Altus
HOA pricing varies by association size, unit type, complexity, and tier (Finance-Only vs. Full-Service). We don't publish flat rates because every association is different. Our proposals include a detailed scope, fee breakdown, and what's NOT included — so there are no surprises after you sign.
Currently With Another Management Company?
Most boards we work with were unhappy with their previous manager. The most common complaints: slow communication, unclear financials, and deferred maintenance that became an emergency. Sound familiar?
We have a defined transition process to onboard your association in 30–60 days with zero gap in service. We coordinate the entire document handoff so your board doesn't have to manage the transition on top of everything else.
Read Our Switching GuideThe Boards We Work With
120-unit condo association — Addison, IL
Full-Service management with capital improvement guidance and financial stabilization across a multi-structure community.
31-unit condo building — Rogers Park, IL
Management takeover from a prior firm. Financial stabilization, vendor rebalancing, and My Handyman Chicago integration for ongoing maintenance.
12-unit condo association — Burbank, IL
Complete turnaround engagement. Board was overwhelmed and finances were in disarray. Stabilized operations and coordinated a full roof replacement.
Common Questions From Boards
What's the smallest association you'll manage?
We work with associations from 12 units up. Below 12 units, the fee economics don't support the level of service we deliver. We're happy to refer smaller associations to managers who specialize in that size range.
How is Finance-Only different from Full-Service?
Finance-Only includes dues collection, AR/AP, monthly financials, board portal access, and 1099 prep — everything financial. Full-Service adds governance support, vendor management, maintenance coordination, communication management, and capital project oversight. Many of our Full-Service clients started with Finance-Only.
How much does HOA management cost in Chicago?
HOA pricing varies by association size, unit type, complexity, and tier. We don't publish flat rates because every association is different. Our proposals include a detailed scope, fee breakdown, and what's NOT included so there are no surprises. Request a proposal for a custom quote.
How long does the transition from our current manager take?
Most transitions complete in 30–60 days. We handle the entire process — document collection, financial cutover, vendor introductions, and resident notification. Your board doesn't have to coordinate anything.
Do you handle special assessments?
Yes. We manage the full lifecycle — from reserve study analysis and board recommendation through owner communication, payment collection, and project oversight. We've managed special assessments from $50K to over $1M.
What happens if our board is unhappy with service?
We utilize one-year contracts that automatically convert to month-to-month after the initial term. We prefer one-year agreements for stability, but we also want to remain flexible. If either party feels the relationship isn't working, we can discuss termination with appropriate notice.
Are you licensed and insured?
Yes. Our senior property managers hold Illinois real estate licenses and carry appropriate professional certifications. We maintain comprehensive general liability and professional liability insurance.
Are you a CAI member?
Yes. Altus Property Partners is a member of the Community Associations Institute (CAI) Illinois chapter. We participate in CAI education programs and follow CAI best practices for community association management.
Let's Talk About Your Association
Send us a few details about your association and we'll prepare a custom proposal. No sales pressure. No hidden fees in the proposal.