Wisconsin HOA & Condominium Law
12 active Wisconsin statutes govern homeowners associations and condominiums in the state. The corpus encodes 38 specific requirements across governance, finance, reserves, disclosure, and enforcement.
Resale Certificate Compliance
9 disclosures required
WI
Every common interest community in Wisconsin
is governed by
Wis. Stat. §703.33
(WI Condominium Disclosure (§703.33)).
Wisconsin law requires 9 specific disclosures when a unit is sold.
The certificate must be delivered within 15 days of request.
- Declaration, bylaws, rules, articles of incorporation Wis. Stat. §703.33(1)(a)-(c)
- Management, employment, or other contracts affecting use/maintenance/access Wis. Stat. §703.33(1)(d)
- Floor plan of unit and map showing unit location, facilities, and common areas Wis. Stat. §703.33(1)(e)
- Current assessments, fees, special assessments, and payment status Wis. Stat. §703.33(1)(h)
- Whether reserves are maintained, statutory reserve account status, and balance Wis. Stat. §703.33(1)(h)
- Common element maintenance, repair, and replacement responsibility and funding source Wis. Stat. §703.33(1)(h)
- Whether association has a first right to purchase the unit Wis. Stat. §703.33(1)(h)
- Insurance coverage provided by the association Wis. Stat. §703.33(1)(h)
- Pending or anticipated litigation involving the association Wis. Stat. §703.33(1)(h)
Industry incumbents (HomeWiseDocs, CondoCerts) charge residents $250–$400 per resale certificate.
Wisconsin does not cap RC preparation fees by statute. With CommunityPay, the board issues the certificate directly from live ledger data — eliminating the third-party fee entirely. Residents typically save $250–$400 per closing.
What Wisconsin Law Requires
Governance (14)
- Since Wisconsin has no comprehensive HOA-specific statute, this Act provides default governance rules for non-condo planned communities. Wis. Stat. §181.0101
- Covers formation, board of directors and officers, meetings and voting, records, dissolution, and member rights. Wis. Stat. §181.0101
- The Wisconsin Nonstock Corporation Law is the primary governance framework for HOAs incorporated as nonstock corporations. Wis. Stat. §181.0101
- Establishes the legal framework for all condominiums created in Wisconsin. Wis. Stat. §703.02
- Definitions and scope of the Wisconsin Condominium Ownership Act. Wis. Stat. §703.02
- Meeting notice: no regular or special meeting may be held except on at least 10 days' written notice delivered or mailed to every unit owner, unless waivers are executed by all unit owners. Wis. Stat. §703.15
- At least 10 days' written notice delivered or mailed to every unit owner Wis. Stat. §703.15
- Covers board composition, declarant control period, officer duties, and fiduciary obligations. Wis. Stat. §703.15
- Establishes the association of unit owners as a legal entity for all purposes, even if unincorporated. Wis. Stat. §703.15
- Common expenses must be assessed against unit owners. Wis. Stat. §703.161
- Requires adoption of an annual budget for the condominium. Wis. Stat. §703.161
- Associations for condominiums created before November 1, 2004 must establish a reserve account within 18 months of that date (or after declarant control ends), UNLESS the association, with written consent of a majority of unit votes, elects not to establish one. Wis. Stat. §703.163
- Simplified governance provisions for small condominiums. Wis. Stat. §703.365
- Allows reduced formality in management and governance for small associations. Wis. Stat. §703.365
Financial (1)
- Establishes minimum coverage requirements and allocation of insurance costs. Wis. Stat. §703.17
Assessment (6)
- Common surpluses are credited to unit owners' assessments in proportion to their percentage interests in common elements or as otherwise provided in the declaration. Wis. Stat. §703.16
- Establishes the framework for allocation of common expenses and distribution of surpluses. Wis. Stat. §703.16
- Establishes the association's lien on units for unpaid common expenses, damages, and penalties. Wis. Stat. §703.165
- May be foreclosed in the same manner as a mortgage on real property Wis. Stat. §703.165
- Must mail a written notice to a condo owner ten days before starting a foreclosure Wis. Stat. §703.165
- If a statement of lien is filed within 2 years after the date the assessment becomes due Wis. Stat. §703.165 (1)(a)
Reserves (6)
- All policy and operational decisions are made by the board of directors, except matters reserved to members by statute, declaration, or bylaws. Wis. Stat. §703.15
- Budget must include reserve fund contributions if a statutory reserve account exists. Wis. Stat. §703.161
- The reserve account statement must be recorded with the register of deeds. Wis. Stat. §703.163
- Provides for a statutory reserve account for condominiums. Wis. Stat. §703.163
- The annual budget must provide for reserve funds if a statutory reserve account exists. Wis. Stat. §703.163
- Disclosures must address financial status, reserve accounts, insurance, pending litigation, and other material matters. Wis. Stat. §703.33
Disclosure (4)
- The association must provide the information necessary for disclosure compliance. Wis. Stat. §703.33
- Requires disclosure of specified information in connection with the sale of a condominium unit. Wis. Stat. §703.33
- Requires the association to provide a payoff statement for unpaid assessments and other obligations upon request. Wis. Stat. §703.335
- Establishes the timeline and format for providing financial status information related to unit transfers. Wis. Stat. §703.335
Records (2)
- Includes provisions for financial audits and reporting requirements. Wis. Stat. §703.20
- Requires associations to maintain records and provide for unit owner inspection rights. Wis. Stat. §703.20
Enforcement (4)
- Defines condominium, unit, common elements, limited common elements, and other key terms used throughout Chapter 703. Wis. Stat. §703.02
- No super-priority provision — the lien is fully subordinate to first mortgages. Wis. Stat. §703.165
- A statement of lien must be filed within 2 years after the assessment becomes due. Wis. Stat. §703.165
- The lien is prior to all other liens except general and special tax liens, and sums unpaid on a first mortgage recorded prior to the assessment. Wis. Stat. §703.165
Insurance (1)
- Insurance requirements for condominium associations including property and liability coverage on common elements. Wis. Stat. §703.17
Sourced from CommunityPay's living legal corpus. Each requirement traces to a primary statute snapshot verified by a subject-matter expert.
Topic Coverage
Governance Documents
5
Assessment Collection
3
Meetings and Notice
2
Resale Disclosure
2
Reserve Requirements
2
Elections and Voting
1
Enforcement and Fines
1
Fiduciary Duty
1
Foreclosure and Liens
1
Insurance Requirements
1
Records Access and Inspection
1
Each chip links to the Wisconsin statutes addressing that topic. Counts reflect distinct statute assignments.
Applicable Statutes
All Wisconsin authorities →
Wisconsin Nonstock Corporation Law
The Wisconsin Nonstock Corporation Law is the primary governance framework for HOAs incorporated as nonstock corporations. Covers formation, board of directors and officers, meetings and voting, records, dissolution, and member rights. Since Wisconsin has no comprehensive HOA-specific statute, this Act provides default governance rules for non-condo planned communities.
Wisconsin Condominium Ownership Act — Definitions
Definitions and scope of the Wisconsin Condominium Ownership Act. Establishes the legal framework for all condominiums created in Wisconsin. Defines condominium, unit, common elements, limited common elements, and other key terms used throughout Chapter 703.
Condominium Ownership Act — Association of Unit Owners
Establishes the association of unit owners as a legal entity for all purposes, even if unincorporated. All policy and operational decisions are made by the board of directors, except matters reserved to members by statute, declaration, or bylaws. Covers board composition, declarant control period, officer duties, and fiduciary obligations. Meeting notice: no regular or special meeting may be held except on at least 10 days' written notice delivered or mailed to every unit owner, unless waivers are executed by all unit owners.
Condominium Ownership Act — Common Expenses and Common Surpluses
Common surpluses are credited to unit owners' assessments in proportion to their percentage interests in common elements or as otherwise provided in the declaration. Establishes the framework for allocation of common expenses and distribution of surpluses.
Condominium Ownership Act — Annual Budget
Requires adoption of an annual budget for the condominium. Common expenses must be assessed against unit owners. Budget must include reserve fund contributions if a statutory reserve account exists.
Condominium Ownership Act — Statutory Reserve Account
Provides for a statutory reserve account for condominiums. Associations for condominiums created before November 1, 2004 must establish a reserve account within 18 months of that date (or after declarant control ends), UNLESS the association, with written consent of a majority of unit votes, elects not to establish one. The annual budget must provide for reserve funds if a statutory reserve account exists. The reserve account statement must be recorded with the register of deeds.
Condominium Ownership Act — Lien for Unpaid Common Expenses
Establishes the association's lien on units for unpaid common expenses, damages, and penalties. A statement of lien must be filed within 2 years after the assessment becomes due. The lien is prior to all other liens except general and special tax liens, and sums unpaid on a first mortgage recorded prior to the assessment. No super-priority provision — the lien is fully subordinate to first mortgages. Foreclosure must be judicial (same manner as mortgage foreclosure). 10-day notice to owner required before initiating foreclosure. 12-month redemption period applies.
Condominium Ownership Act — Insurance
Insurance requirements for condominium associations including property and liability coverage on common elements. Establishes minimum coverage requirements and allocation of insurance costs.
Condominium Ownership Act — Association Records; Financial Audits
Requires associations to maintain records and provide for unit owner inspection rights. Includes provisions for financial audits and reporting requirements.
Condominium Ownership Act — Disclosure Requirements
Requires disclosure of specified information in connection with the sale of a condominium unit. Disclosures must address financial status, reserve accounts, insurance, pending litigation, and other material matters. The association must provide the information necessary for disclosure compliance.
Condominium Ownership Act — Payoff Statement
Requires the association to provide a payoff statement for unpaid assessments and other obligations upon request. Establishes the timeline and format for providing financial status information related to unit transfers.
Condominium Ownership Act — Small Condominiums
Simplified governance provisions for small condominiums. Allows reduced formality in management and governance for small associations.
Source: Wisconsin state legislature. Statutes verified by CommunityPay. Last verified April 2026.
Case Law Interpreting These Statutes
Jennifer Munnik v. Blue Harbor Resort Condominium Association, Inc.. Text not available in API response.
Wisconsin HOA Fee Benchmark
$203
Avg Median Monthly Fee
$130 – $323
County Range
84481
Units Paying HOA Fees
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). 72 counties with data.
Communities by City
Milwaukee
8
Hayward
6
Cambridge
3
Madison
3
Danbury
2
West Bend
2
Antigo
1
Appleton
1
Cable
1
Cedar Grove
1
Coloma
1
De Pere
1
Ettrick
1
Fontana
1
Frederic
1
Hartland
1
Junction City
1
Kenosha
1
King
1
Lake Geneva
1
Lake Tomahawk
1
La Valle
1
Maiden Rock
1
Menasha
1
Mercer
1
Middleton
1
Minocqua
1
Minong
1
Neenah
1
Racine
1
Reedsburg
1
Shawano
1
Sheboygan
1
Stevens Point
1
Stone Lake
1
Waterford
1
Waupaca
1
Whitewater
1
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Download the Wisconsin HOA & Condo Compliance Checklist
One PDF — every active Wisconsin statute we track, statutory fee caps and time limits, recent legal changes from the last 12 months, and the resale-certificate disclosure profile. Built from CommunityPay's living legal corpus, the same data that drives our resale certificates, reserve reports, and CARI scoring.
- Statutory fee caps and time limits (resale, late fees, lien priority)
- Recent law changes with effective dates
- Resale & estoppel disclosure profile, item by item
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Data sourced from Wisconsin Secretary of State public registrations. Legal corpus maintained by CommunityPay's editorial team and traced to primary statute snapshots.
United States Payments and Accounting Governance Infrastructure for Community Associations