Windigo Lake Property Owners Assoc

Hayward, Wisconsin
Public record Verified Geography Verified Statute coverage Profile available Contacts Unclaimed

Registered as a property owners association in Wisconsin, in 2024.

Community Profile
Legal Compliance Dashboard — Live Preview Wisconsin vs. Washington · 3 requirements tracked
3/3
CommunityPay tracks every numeric statutory requirement — fee caps, time limits, percentage caps, retention periods — across every state's community-association law. The full dashboard renders side-by-side comparisons across all 52 tracked jurisdictions and a live feed of statute amendments. Below, three rows for Wisconsin alongside Washington.
Requirement WI WA
Assessment lien SOL 2 years 6 years
Judicial foreclosure required Yes No
Board meeting notice 10 days 14 days
Open the full dashboard for Wisconsin → all states, every threshold, statute changes tracked daily
Resale Certificate Compliance 9 disclosures required
WI
This property owners association 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.
None of these items are confirmed for Windigo Lake Property Owners Assoc. Set up this community on CommunityPay to track compliance and generate resale certificates from live ledger data.
Institutional Reference

Reserve study standards in Wisconsin

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Wisconsin does not currently encode a fixed reserve-study cadence in statute. The discipline still applies. Industry standard across the United States is below.

  • Update the component register annually as assets are added, replaced, or retired.
  • Commission a professional reserve study every three to five years. Update it when the component register changes materially.
  • Maintain a thirty-year capital plan with explicit annual funding contributions tied to the study.
  • Keep reserve funds segregated from operating cash. Disclose funding status in the annual budget.
  • Document the board-approved funding policy — percent-funded, threshold, or baseline — in board minutes.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component Typical useful life
Asphalt shingle roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Wisconsin

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Wisconsin statute does not currently encode specific board or owner meeting notice periods in the corpus. The discipline still applies. Industry standard is below.

  • Provide at least 10 days advance notice for board meetings.
  • Provide 14–30 days advance notice for annual or special owner meetings.
  • Hold at least one annual meeting of the membership each year.
  • Keep all board meetings open to owners in good standing; reserve executive session for narrow purposes.
  • Define a quorum threshold in the bylaws and apply it consistently.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Defined in the declaration or bylaws. When silent, statutory defaults apply — typically 20–25% of allocated interests for owner meetings. Quorum is measured at the start; once established it persists even if attendance drops below the threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Statutes vary; common floors are seven years for financial records and the life of the association for governance records. Permanent retention is the safer practice. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Owners have a statutory right to inspect minutes and association records on written request. The association may charge reasonable copy fees and require inspection during normal business hours at a designated location.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.
Related tools
Institutional Reference

Insurance & risk requirements in Wisconsin

Statutory floors plus the Fannie Mae 1076 and Freddie Mac 1077 condo questionnaire fields lenders verify before closing. Generic reference. Specific declarations or bylaws may impose tighter requirements; statutes set the minimum.

Fannie Mae lender requirement
Hazard / property coverage
100% of replacement cost value, project improvements + common elements + residential structures
Fannie Mae B7-3-03
Comprehensive general liability
$1000000 minimum per single occurrence, bodily injury and property damage on common elements
Fannie Mae B7-4-01
  • Replacement cost basis — policy must pay to rebuild without depreciation deduction.
  • Agreed-amount endorsement — waives the coinsurance penalty when coverage is set to a stated replacement cost.
  • Inflation guard endorsement — annual escalation to keep coverage at current rebuild cost.
  • Building ordinance or law endorsement — covers the cost gap when current building codes require upgrades during a rebuild.
Fannie Mae lender requirement
Fidelity / crime bond minimum
3 months of aggregate assessments on all units
Fannie Mae B7-4-02

The fidelity / crime policy protects association funds from dishonest or fraudulent acts by anyone handling or responsible for those funds — directors, officers, employees, and the management agent. The HOA or co-op corporation must be the named insured, with premiums paid as a common expense.

  • Named covered parties — board, officers, employees, and the management company (when one is engaged).
  • Computation basis — months of assessments plus reserve balance, or a percentage of the operating budget, depending on the governing statute.
  • Annual renewal — coverage lapses are a common audit finding and trigger lender disqualification.
Fannie Mae lender requirement
Deductible cap
5% maximum of master policy coverage amount, aggregated across per-peril deductibles
Fannie Mae B7-3-03

Higher deductibles disqualify the project from conforming mortgage originations on every unit. State statutes sometimes codify a tighter cap or require board approval before deductible changes.

Flood insurance is required when any portion of the project sits inside a FEMA-designated Special Flood Hazard Area (SFHA). Coverage must equal the lesser of the building replacement cost or the National Flood Insurance Program (NFIP) maximum, with the balance covered by an excess flood policy.

Beyond the master property policy, lenders require several distinct coverages and endorsements. Each addresses a specific risk category the master policy alone does not handle.

  • Directors & officers (D&O) liability — defends board members against claims arising from governance decisions. Often required by lenders even when not codified by statute.
  • Umbrella / excess liability — extends primary liability limits, typically by $1M to $5M, to cover catastrophic claims.
  • Workers’ compensation — required when the association directly employs maintenance or management staff.
  • Earthquake / windstorm — peril-specific policies in seismic and coastal zones. Lender requirement depends on territory.
  • Environmental / pollution — applies when the association operates pools, fuel storage, or other regulated facilities.

Specific statutory provisions seeded for Wisconsin:

  • Insurance requirements for condominium associations including property and liability coverage on common elements — Wis. Stat. §703.17
Statutory Obligations — Wisconsin 38 obligations across 8 categories
WI
Under Wisconsin community association law, this property owners association is bound by the obligations below. Each item is pinned to the underlying statute. Click any citation to read the source.
Governance 14
Board governance, meetings, voting, quorum.
  • Since Wisconsin has no comprehensive HOA-specific statute, this Act provides default governance rules for non-condo planned communities
    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
    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
    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
    Establishes the legal framework for all condominiums created in Wisconsin.
     Wis. Stat. §703.02
  • Definitions and scope of the Wisconsin Condominium Ownership Act
    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
    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
  • WI Minimum Meeting Notice Period: 10 days
    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
    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
    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
    Common expenses must be assessed against unit owners.
     Wis. Stat. §703.161
  • Requires adoption of an annual budget for the condominium
    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
    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
    Simplified governance provisions for small condominiums.
     Wis. Stat. §703.365
  • Allows reduced formality in management and governance for small associations
    Allows reduced formality in management and governance for small associations.
     Wis. Stat. §703.365
Financial 1
Financial statements, audits, banking, fund segregation.
  • Establishes minimum coverage requirements and allocation of insurance costs
    Establishes minimum coverage requirements and allocation of insurance costs.
     Wis. Stat. §703.17
Assessment 6
Assessment levy, billing, collection, late fees.
  • Common surpluses are credited to unit owners' assessments in proportion to their percentage interests in common elements or as otherwise provided in the declaration
    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
    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
    Establishes the association's lien on units for unpaid common expenses, damages, and penalties.
     Wis. Stat. §703.165
  • WI Judicial Foreclosure Required
    May be foreclosed in the same manner as a mortgage on real property
     Wis. Stat. §703.165
  • WI Pre-Foreclosure Notice Period: 10 days
    Must mail a written notice to a condo owner ten days before starting a foreclosure
     Wis. Stat. §703.165
  • WI Assessment Lien Filing Deadline: 2 years
    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
Reserve studies, reserve funding, capital planning.
  • All policy and operational decisions are made by the board of directors, except matters reserved to members by statute, declaration, or bylaws
    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
    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
    The reserve account statement must be recorded with the register of deeds.
     Wis. Stat. §703.163
  • Provides for a statutory reserve account for condominiums
    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
    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
    Disclosures must address financial status, reserve accounts, insurance, pending litigation, and other material matters.
     Wis. Stat. §703.33
Insurance 1
Insurance coverage, policy disclosures, claims.
  • Insurance requirements for condominium associations including property and liability coverage on common elements
    Insurance requirements for condominium associations including property and liability coverage on common elements.
     Wis. Stat. §703.17
Disclosure 4
Owner disclosures, resale certificates, public records.
  • The association must provide the information necessary for disclosure compliance
    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
    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
    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
    Establishes the timeline and format for providing financial status information related to unit transfers.
     Wis. Stat. §703.335
Records 2
Records retention, owner access, official documents.
  • Includes provisions for financial audits and reporting requirements
    Includes provisions for financial audits and reporting requirements.
     Wis. Stat. §703.20
  • Requires associations to maintain records and provide for unit owner inspection rights
    Requires associations to maintain records and provide for unit owner inspection rights.
     Wis. Stat. §703.20
Enforcement 4
Rule enforcement, fines, hearings, due process.
  • Defines condominium, unit, common elements, limited common elements, and other key terms used throughout Chapter 703
    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
    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
    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
    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
None of these obligations are confirmed for Windigo Lake Property Owners Assoc as a CommunityPay-managed community. Set up this community on CommunityPay to track obligation compliance from a live ledger with audit-grade enforcement.
Source: Wisconsin legal corpus. Last verified April 15, 2026. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Risk Profile — CARI Score Preview 5 weighted components · Verified score requires consent
Preview
CARI — the Community Association Risk Index — is CommunityPay's deterministic risk score for community associations. Lenders, insurers, title companies, and buyers consume it through an authenticated API. The score is computed from five weighted components and is consent-gated: the association controls whether subscribers can see it.
Financial Health 30% weight
Reserve adequacy, delinquency rate, operating ratio, fund segregation. Measured against state statutory thresholds.
Governance 25% weight
Board attestation currency, meeting compliance, policy violations, governance risk coefficient.
Vendor Risk 15% weight
Vendor compliance signals — license, insurance, bond status, payment velocity, dispute rate.
Enforcement Integrity 15% weight
Block rate, override rate, SLA breaches in the enforcement decision ledger. The audit-trail layer.
Payment Behavior 15% weight
Prevented loss, dispute rate, collection efficiency, payment-method risk.
No verified CARI score is published for Wisconsin community Windigo Lake Property Owners Assoc. Set up this community on CommunityPay to publish a verified CARI score that lenders, insurers, title companies, and buyers can consume through an authenticated API.
Compliance Calendar — Next 12 Months 1 deadline
Federal Form 1120-H or 1120 — annual return Apr 15, 2027 · 306 days
High IRC §528
Failure to file timely incurs IRS penalties and interest.
Source: Wisconsin statute and federal tax law. Dates are conservative estimates based on common fiscal-year alignment; actual deadlines depend on the association's bylaws and fiscal year.
Records This Community Should Have — Wisconsin 2 record categories required by statute
Under Wisconsin community association law, the records below must be created and retained. Failure to produce these on owner request, audit, or litigation creates liability and erodes the board's defensibility. None are confirmed for this community as a CommunityPay-managed association.
Financial 2
  • Tax returns
    Federal and state association tax returns.
    Retention: 7 years
    IRC §6501 + state retention norms
  • Tax returns
    Federal association tax returns.
    Retention: 7 years
    IRC §6501
Set up this community on CommunityPay to create, store, and produce these records on demand from a live ledger.
Registration Details Property Owners Association · Est. 2024 · Active
Type Property Owners Association
Governing Statute Wis. Stat. ch. 703 (Condominium Ownership Act)
State Wisconsin
City Hayward
ZIP 54843
County Sawyer
Registration IRS-391865631
Formed Nov. 1, 2024
Status Active
Area HOA Fees Sawyer County median $158/mo
Median Monthly Fee $158
Average Monthly Fee $276
Typical Range $135 – $281
Units Paying Fees 54
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). Sawyer County, WI.
Natural Hazard Exposure Sawyer County
Relatively Low
Cold Wave Relatively High
Winter Weather Relatively Moderate
Strong Wind Relatively Moderate
Inland Flooding Relatively Low
Lightning Relatively Moderate
Social Vulnerability Very High
Community Resilience Relatively Moderate
Expected Annual Loss $23,424,547
Source: FEMA National Risk Index v1.20, Sawyer County, WI
Applicable Laws 12 Wisconsin statutes
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 …
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 …
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 …
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.
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When communities join CommunityPay, residents can pay dues online with no transaction fees and the board gets automated payments, late fees, and an auditable ledger with enforcement controls.

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Online dues collection. Residents pay by bank transfer. Payments post to a double-entry ledger automatically.
Resale certificates in seconds. Generated from live ledger data. Statute-compliant for Wisconsin.
Auditable ledger with enforcement controls. Every financial decision is evaluated, logged, and traceable. Board turnover does not erase institutional memory.
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Board, manager, or owner? Claim this listing and bring Windigo Lake Property Owners Assoc onto CommunityPay — at no cost until you're ready to roll it out.

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Not yet on CommunityPay

Windigo Lake Property Owners Assoc isn't on the platform yet — residents pay dues offline and the board manages everything manually.

Watch the setup guide
  • Online dues Residents pay by bank transfer. Posts to a double-entry ledger automatically.
  • Resale certificates in seconds Generated from live ledger data, statute-compliant for Wisconsin.
  • Auditable ledger Every financial decision logged and traceable. Board turnover doesn't erase memory.
Resale certificate

Request a resale certificate

Buying or selling a unit? Wisconsin law requires a resale certificate with 9 statutory disclosures.

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For lenders & underwriters

Condo questionnaire for this association

Need answers to Fannie Mae 1076 / Freddie Mac 1077 condo questions for a mortgage on a unit at Windigo Lake Property Owners Assoc? Submit the request below — CommunityPay receives it, routes it to the contact on file, packages the response, and returns it to you in lender-ready format.

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For board members

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Professional accounting, online payments, and compliance tools built for property owners associations.

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For residents

Want to pay dues online?

Share this page with your board. When they set up CommunityPay, you can pay dues by bank transfer.

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Community data is sourced from Wisconsin Secretary of State public registrations. Natural hazard data is from the FEMA National Risk Index (county-level, v1.20). CommunityPay does not claim a relationship with Windigo Lake Property Owners Assoc unless explicitly stated.
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