Chicago Property Services, Inc

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Chicago Property Services, Inc Welcome to Chicago Property Services, the recognized leader in off-site community association management.

From condos and townhomes, to HOA's and cooperatives, let us expertly manage your association.

A polished proposal does not tell the whole story. Before work begins, verify the vendor and define the work in writing....
10/22/2026

A polished proposal does not tell the whole story. Before work begins, verify the vendor and define the work in writing.

Two practical rules for association boards:

1. Check qualifications, current insurance and references from similar buildings. For licensed work, verify licensing where applicable. Ask who will be on site, including subcontractors. Have your insurance professional or association counsel review what coverage is appropriate.

2. Put the full scope in writing. Spell out locations, materials, access, work hours, resident notices, cleanup, testing, completion criteria, warranties and exclusions, as appropriate. If hidden conditions arise, define who can approve a change and require written approval before extra work proceeds.

Clear expectations help boards compare proposals and follow progress with fewer surprises.

Read the full blog: https://chicagopropertyservices.com/?p=5123

Educational information only, not legal, insurance, engineering or construction advice.

A vendor can finish the work and still leave your association with a bigger problem.Strong vendor management is about mo...
10/20/2026

A vendor can finish the work and still leave your association with a bigger problem.

Strong vendor management is about more than getting the job done. It means setting clear expectations and following through, from the first request to the final review.

Our new blog, “Vendor Management for Condo Associations: 7 Rules Chicago Boards Should Steal From the Pros,” shares practical steps Chicago boards can use:

• Define the problem before requesting proposals
• Check qualifications, insurance and references
• Put the full scope in writing
• Match the schedule to Chicago’s seasons
• Assign one clear point of contact
• Inspect progress, document changes and review performance after the job

Read the full blog: https://chicagopropertyservices.com/?p=5123

Educational information only, not legal advice.

Chicago boards: your heating system should be ready before residents need it. ❄️Before sustained cold arrives, schedule ...
10/20/2026

Chicago boards: your heating system should be ready before residents need it. ❄️

Before sustained cold arrives, schedule professional inspection and service for your boiler, HVAC equipment, and building heating systems. Waiting for cold units, unusual noises, or a complete failure can turn a maintenance issue into a costly emergency.

✅ Complete required repairs before demand peaks
✅ Confirm thermostats, controls, valves, and heating zones operate correctly
✅ Keep mechanical rooms clean, accessible, and free of storage or obstructions
✅ Insulate and protect exposed pipes in unheated spaces
✅ Make sure residents understand their in-unit heating responsibilities

A January heating failure can mean frozen pipes, displaced residents, significant restoration work, and unnecessary stress for the entire association.

Proactive winter preparation helps protect your building, your budget, and the people who call your community home.

Read the full guide: https://chicagopropertyservices.com/chicago-winter-prep-a-fall-maintenance-checklist-for-condo-and-hoa-boards/

A stronger association board starts with a thoughtful invitation, well before annual meeting day.Begin recruiting about ...
10/17/2026

A stronger association board starts with a thoughtful invitation, well before annual meeting day.

Begin recruiting about two months ahead. Reach out to owners personally, one at a time. Be candid about the board’s responsibilities and time commitment, then connect each person’s strengths with what the association needs.

Not ready for a board seat? Committee service can be a lower-commitment way to contribute and learn.

Explore Chicago Property Services’ association resources: https://chicagopropertyservices.com/chicago-association-annual-meeting-guide/

Educational information only, not legal advice.

Three annual-meeting deadlines are easy to mix up, don’t treat them as interchangeable.📅 Membership meeting notice: Writ...
10/15/2026

Three annual-meeting deadlines are easy to mix up, don’t treat them as interchangeable.

📅 Membership meeting notice: Written notice for a condominium association membership meeting is generally sent 10–30 days before the meeting.

✍️ Candidate nominations: Owners must receive at least 21 days’ written notice of the candidate nomination deadline.

🗳️ Ballots and voting instructions: Generally sent 10–30 days before the election meeting.

Set the meeting date first, then work backward and calendar each deadline separately. This is practical orientation; confirm requirements and timing with association counsel.

Read the full guide: https://chicagopropertyservices.com/chicago-association-annual-meeting-guide/

Educational information only, not legal advice.

The annual meeting happens one night a year, and it can go sideways fast. A clear timeline and dependable process make t...
10/13/2026

The annual meeting happens one night a year, and it can go sideways fast. A clear timeline and dependable process make the difference.

Our new guide, “The Chicago Board Member’s Guide to Running an Association Annual Meeting Without the Chaos,” covers six practical steps:

1. Set the date and start the notice clock.
2. Build the packet before the agenda.
3. Establish quorum first.
4. Run an agenda that ends on time.
5. Make the election clean and provable.
6. Recruit candidates before you need them.

Save this checklist, and read the full guide: https://chicagopropertyservices.com/chicago-association-annual-meeting-guide/

Educational information only, not legal advice.

Our clients helped build CPS. 💙Every association we have managed has taught us something. Difficult building issues expa...
10/10/2026

Our clients helped build CPS. 💙

Every association we have managed has taught us something. Difficult building issues expanded our knowledge. Complicated capital improvements strengthened our experience. Tough board decisions helped us become better advisors. And every homeowner conversation reinforced the importance of communication, empathy, and trust.

To our association clients, board members, employees, vendors, and professional partners: thank you. Your partnership, questions, confidence, and commitment have shaped Chicago Property Services for 25 years.

As we look toward the next chapter, our focus remains clear: better planning, stronger financial stewardship, clearer communication, smarter technology, thoughtful building oversight, meaningful education, and responsive service for small to mid-size Chicago associations.

We are grateful for how far we have come, and even more excited about what we can continue building together.

Read the full reflection: https://chicagopropertyservices.com/celebrating-25-years-of-chicago-property-services-25-years-of-elevated-community-living/

What does “Elevated Community Living” look like in practice?It means helping Chicago condo, townhome, and HOA associatio...
10/08/2026

What does “Elevated Community Living” look like in practice?

It means helping Chicago condo, townhome, and HOA associations move from reactive management to proactive partnership.

A broken pipe should never be an association’s first warning. Neither should a depleted reserve, a failing major component, or an unexpected financial challenge.

Proactive association management means:

• Anticipating maintenance and asset-protection needs
• Providing clear, meaningful financial information for board decisions
• Planning thoughtfully for capital improvements and long-term building health
• Using customized technology to improve transparency and communication
• Educating and supporting volunteer board members
• Delivering responsive service tailored to each association

Behind every financial statement is an association’s money. Behind every building decision are homeowners and volunteer leaders who deserve clarity, care, and confidence.

That is Elevated Community Living, and it is how Chicago Property Services continues to serve associations after 25 years.

Read the full anniversary story: https://chicagopropertyservices.com/celebrating-25-years-of-chicago-property-services-25-years-of-elevated-community-living/

Twenty-five years is more than a milestone. It is a record of trust, relationships, challenges, and shared progress. 🎉Fo...
10/06/2026

Twenty-five years is more than a milestone. It is a record of trust, relationships, challenges, and shared progress. 🎉

Founded in 2001 by Salvatore J. Sciacca, Chicago Property Services grew from a home office into a Logan Square-based management company serving Chicago associations.

Today, our philosophy is Elevated Community Living: proactive rather than reactive management, clear financial information, thoughtful capital planning, proactive maintenance, better technology, and education for volunteer board members.

CPS specializes in small to mid-size Chicago condo, townhome, and HOA associations, and we know that every association has its own needs, priorities, and people behind it.

To our association clients, board members, and homeowners: thank you for your trust, partnership, and confidence. You helped make these 25 years possible, and you continue to inspire us to improve how communities are managed and experienced.

Read the full anniversary story: https://chicagopropertyservices.com/celebrating-25-years-of-chicago-property-services-25-years-of-elevated-community-living/

25 Years of Service. 25 Years of Relationships. 🏙️

Before approving an insurance renewal, an association’s board should review more than the premium.A practical checklist:...
10/03/2026

Before approving an insurance renewal, an association’s board should review more than the premium.

A practical checklist:

1️⃣ Review the building’s risk profile: roof condition, masonry and balconies, plumbing, boilers and HVAC, electrical systems, elevators, life-safety equipment, water intrusion and unresolved inspection recommendations.

2️⃣ Document completed maintenance, planned repairs, inspections and mitigation efforts. For Chicago associations, freeze-thaw cycles, aging masonry, complex mechanical systems and water-related failures deserve close attention.

3️⃣ Confirm that property limits reflect current replacement costs. Roofing, masonry, elevators, mechanical equipment, labor and code improvements may cost significantly more than they did at the last valuation.

4️⃣ Review the full coverage structure, not just the premium, including water-damage and wind/hail deductibles, liability, D&O, crime and fidelity, umbrella, equipment breakdown, and ordinance or law coverage.

5️⃣ Test the deductible against real financial capacity: If a covered loss happened tomorrow, could the association fund its deductible and continue essential operations without unplanned strain?

Thoughtful preparation helps boards make more informed renewal decisions and strengthen long-term association resilience.

Read the full guide: https://chicagopropertyservices.com/?p=5087

Educational information only, not insurance or legal advice.

Address

3634 W Wrightwood Avenue
Chicago, IL
60647

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Monday 8am - 5pm
Tuesday 8am - 5pm
Wednesday 8am - 5pm
Thursday 8am - 5pm
Friday 8am - 5pm

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