Wisconsin condominium compliance, with the statute behind every deadline
A self-managed Wisconsin condominium answers to Chapter 703 — and unlike most states, it applies the same way no matter when your condominium was created. GnomeOwner's compliance calendar tracks duties like a reserve account tied directly to the annual budget, 10-day records access, and 10-business-day payoff statements, and shows the exact statute sentence behind each one, not just a due date.
Wisconsin has no separate homeowners'-association law — a non-condominium Wisconsin community runs on its own recorded declaration plus the state's general Nonstock Corporation Law, not this page's Chapter 703.
Wisconsin's condominium law never asks how old your condominium is
Most states split duties by a formation-date cutoff — a condominium created before or after some year owes a different set of rules. Wisconsin doesn't: Chapter 703 applies to every Wisconsin condominium the same way, whether it was created before or after the chapter's own 1978 effective date, with only a small, named handful of decades-old provisions carved out for a pre-1978 condominium. GnomeOwner's Wisconsin calendar carries no formation-date question for a board to answer because the statute itself doesn't ask one.
“Except as otherwise provided in this section and s. 30.1335, this chapter is applicable to all condominiums, whether established before or after August 1, 1978.”
A few of the duties GnomeOwner tracks for Wisconsin condominium associations governed by the Wisconsin Condominium Ownership Act, Chapter 703
Every deadline here shows you the exact sentence of the statute it comes from, so you — or your attorney — can check it in seconds.
Maintain property and liability insurance on the condominium
Keep in force at all times: property insurance against fire and other hazards for not less than the full replacement value of the property insured, plus a liability policy covering all claims commonly insured against. The coverage is written in the association's name as trustee for the unit owners, and the premiums are a common expense.
“An association shall obtain insurance for the property against loss or damage by fire and such other hazards for not less than full replacement value of the property insured and a liability policy covering all claims commonly insured against.”
Adopt and distribute an annual budget
Each year, adopt an annual budget and distribute it to all unit owners. The budget must set out the anticipated common expenses, any amounts allocated to a statutory reserve account or other future-expenditure funds, the balances in those funds, any common surpluses, any income other than owner assessments, and the total assessment to be levied against unit owners and its purpose.
Your condominium includes at least one unit that is restricted to residential use (a condominium made up entirely of nonresidential units is outside this requirement).
“An association annually shall adopt and distribute to all unit owners an annual budget setting forth all of the following:”
Provide for reserve funds in the annual budget
When the annual budget is adopted, provide for reserve funds in it, and set the amount to assess unit owners after considering the funds currently in the account, the estimated cost and remaining useful life of the common elements to be repaired or replaced, how much of that cost the reserve account is expected to cover, and any other relevant factor.
Your condominium maintains a statutory reserve account under Wisconsin's reserve-account law. A residential condominium is required to have one unless it has formally elected not to; a small condominium of 12 or fewer units is exempt unless it has affirmatively elected in.
“If there is a statutory reserve account for the condominium, the annual budget adopted under s. 703.161 shall provide for reserve funds.”
Give at least 10 days' notice before any association meeting
Before any regular or special meeting of the association, deliver or mail at least 10 days' written notice to every unit owner at the address shown on the association's roster — unless all unit owners execute written waivers of notice.
“No regular or special meeting of the association may be held except on at least 10 days’ written notice delivered or mailed to every unit owner at the address shown on the roster or unless waivers are duly executed by all unit owners.”
Keep association records and make them available to owners
Keep the association's records — minutes, records of actions taken without a meeting, and detailed financial records (bookkeeping records, budgets, financial statements, bank and reserve-account statements, insurance policies, contracts and bids, invoices) — for at least 6 years, with the condominium's core disclosure documents kept permanently, and make them available for a unit owner to inspect and copy at a reasonable time on at least 10 business days' notice.
“Except as provided under par. (c), an association shall maintain appropriate financial records for at least 6 years, including all of the following:”
Maintain an owner-accessible records website (large associations)
Maintain an Internet site — owned and operated by the association or through a third-party provider — with a protected area accessible only to unit owners and employees, and post there a current copy of all the records unit owners are entitled to inspect, providing a username and password to any unit owner who requests access.
Your condominium has 100 or more units.
“Beginning on April 1, 2023, a large association shall maintain an Internet site that satisfies all of the following criteria:”
Furnish a payoff statement on request (10 business days)
Within 10 business days after a unit owner (or someone acting on the owner's behalf, including a buyer's request for a statement of unpaid assessments) submits a written request, provide a written payoff statement showing the total amount owed on the unit as of the requested date.
“Within 10 business days after a request under sub. (2) is submitted, the association shall provide a written payoff statement to the unit owner or person that submitted the request.”
Every item above is drafted from Wisconsin’s statute text and shown beside the exact sentence it comes from — check any claim against the law’s own words. This page hasn’t had a full attorney review. Confirm anything you plan to act on with your own attorney or CPA; law as reflected here is current as of 2026-08-22.
Wisconsin questions we hear a lot
Does Wisconsin's condo law depend on when the condominium was created?
No — a genuine, confirmed difference from most states. “Except as otherwise provided in this section and s. 30.1335, this chapter is applicable to all condominiums, whether established before or after August 1, 1978” (Wis. Stat. § 703.38(1)). Only a small, named handful of provisions carve out relief for a pre-1978 condominium; the rest of Chapter 703 applies uniformly.
Does Wisconsin require a condo reserve account?
For most condominiums, yes, and it's tied directly to the budget: “If there is a statutory reserve account for the condominium, the annual budget adopted under s. 703.161 shall provide for reserve funds” (Wis. Stat. § 703.163(7)). A residential condominium created on or after November 1, 2004 has an account at creation unless the declarant elected out; a small condominium of 12 or fewer units is exempt unless it affirmatively elects in.
Does Wisconsin require records to be posted online?
For a large association, yes — a duty smaller Wisconsin condominiums don't have. Wisconsin Stat. § 703.20(1r) requires a large condominium association to maintain a website accessible to unit owners where core association records are posted, on top of the regular 10-business-day inspection right every Wisconsin condominium owes its owners under § 703.20(1)(b).
How quickly must a Wisconsin condo furnish a payoff statement?
Within 10 business days of a written request, the association must furnish a payoff statement of any amount owed to it for a unit (Wis. Stat. § 703.335(3)) — a separate, faster duty from the 10-day sale-disclosure package a selling owner is owed under § 703.33(2m).
Is GnomeOwner's Wisconsin compliance calendar reviewed by a lawyer?
Every deadline on this page is shown beside the exact sentence of the statute it comes from — so you can check each claim against the law's own words, right here on the page. What this page hasn't had yet is a full attorney review. It's legal information, not legal advice: confirm anything you plan to act on with your own attorney.
Also covered: North Carolina, Nevada, Virginia, Arizona, Washington, South Carolina, Illinois, Oregon, Utah, California, Colorado, Texas, Georgia, Florida, New York, Michigan, Massachusetts, Ohio, Pennsylvania, New Jersey, South Dakota, Wyoming, Connecticut, Alaska, West Virginia, Vermont, Delaware, Alabama, Montana, Hawaii, New Hampshire, Idaho, Iowa, Kentucky, Louisiana, North Dakota, Maine, Nebraska, Rhode Island, Oklahoma, New Mexico, Kansas, Mississippi, Arkansas, Missouri, Indiana, Maryland, Minnesota, Tennessee. More states are added as their compliance calendars are built — see the full list.
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