Have you had a terrible nightmare that someone stole everything from you? Perhaps you know someone who returned from a family trip to find strangers living in their investment property, refusing to leave? Maybe you’ve seen the TikToks of people throwing furniture out of Airbnb windows. Squatters hit hard. As a small landlord juggling a few rentals in the suburbs, you pour sweat into those places. They fund your kids’ future or that dream vacation. But squatters turn everything upside down. They drain your wallet with lost rent and repairs. Worse, they steal your peace of mind. Today, we’re going to discuss how to evict squatters in Chicago.
The legal system doesn’t do too much to help evict a squatter. Police shrug and call it a civil matter. Courts drag on for months. Your property sits idle while bills pile up. It’s frustrating. Especially when you’re already navigating high taxes and regulations in Chicago. But here’s the good news. You can fight back. Legally. Efficiently.
In this guide, you’ll discover proven steps on how to evict squatters in Chicago. We’ll break down the laws, avoid common traps, and arm you with tools to protect your assets. By the end, you’ll know exactly how to reclaim your space without endless delays. Promise: You’ll walk away confident, ready to safeguard your investments and get back to what matters—building wealth for your family.
Table of Contents
Understanding Squatters vs. Tenants in Chicago
Squatters aren’t tenants. That’s the first big distinction you need to grasp when figuring out how to evict squatters in Chicago. Tenants sign leases. They pay rent. Squatters? They slip in without permission. No agreement. No payments. They exploit vacant units, often in foreclosed or abandoned spots.
Illinois law complicates things a bit. Squatters can claim “adverse possession” after 20 years of open, continuous living there. Or seven years if they have a flawed title document and pay taxes. But that’s VERY rare. Most cases don’t last that long. Recent changes help you. Senate Bill 1563, passed in 2024, will let police treat squatters as trespassers. If Pritzker signs it into law, there will be no more waiting for full evictions if you prove ownership quickly.
You face real challenges here. Lost income hurts. The average squatter problem costs a Cook County landlord $6,500 in missed rent. Property damage adds insult to injury. Think broken windows or changed locks. Trashed or stolen appliances… And the stress? It weighs on you. You don’t need this headache disrupting your life.
Differentiate early. If you’ve never accepted rent from them, and have no lease, they’re likely pure squatters. That opens faster paths like ejectment actions. Accept even one payment? They gain tenant protections. Suddenly, you’re in standard eviction territory. Know this to speed up how to evict squatters in Chicago and keep the eviction lawyer fees to a minimum.
What’s the Legal Framework for How to Evict Squatters in Chicago
Illinois laws favor property owners like you. But you must follow them precisely. Start with the basics. The Chicago Residential Landlord and Tenant Ordinance applies in the city. Cook County’s version covers suburbs. Both demand proper notices before court.
For true squatters—those who’ve never paid rent—lean on 735 ILCS 5/6-101. This statute allows a single-action ejectment for possession only. No need to chase money damages yet. It’s way quicker. Demand immediate possession first. Notify everyone in the unit. This is the only case where you can post your notices on the door, which definitely makes things a lot easier. Then, you file.
Why this route? It skips some eviction hurdles. Standard evictions require 5-, 10-, or 30-day notices based on issues like non-payment or violations. Standard evictions require personal service (or certified mail) of the eviction notices. But if no rent history exists, ejectment cuts through.
Urgency matters. Delays cost you. Even five days can be $250.00. Every day squatters stay, your rental income vanishes. Properties degrade. Your family’s financial security slips. We need to act fast.
When to Use Ejectment vs. Standard Eviction
Ejectment shines when no tenant relationship exists. You’ve never taken rent. No lease. Under 735 ILCS 5/6-101, it’s a special kind of “get back your property” cause for possession-focused actions. It’s streamlined. You can file it in the regular eviction courts. All you do is prove ownership, notice and no rental relationship. We’ll get your unit back way quicker.
Standard eviction fits if they’ve paid once or overstayed a lease. I’ve got a whole series of articles on those, but I don’t think you clicked this link to read that information. If you have a lease, or your unknown occupant is paying rent every month, you’ll want to click here.
Self-help? Forget it. Changing locks or cutting utilities invites nasty lawsuits. You risk fines or worse. Stick to the legal channels no matter how frustrating it gets. With any luck, in the next few weeks you can just call the police.
Step-by-Step Guide: How to Evict Squatters in Chicago
Ready to act? Here’s your roadmap. These steps draw from proven processes. They help you reclaim control without mistakes.
- Document everything. Take photos of the property. Note entry dates. Gather proof of ownership like deeds or tax records. This builds a strong case. If you don’t have those deeds and records, the firm can grab them.
- Call the police. Report as trespassing. By the time you read this article, they might remove immediately if no tenant claims hold. If not, get a report for court.
- Serve a demand for immediate possession. Use the form if no rent was ever accepted. Demand they leave now.
- File for ejectment. Head to Cook County Circuit Court. Submit under 735 ILCS 5/6-101. Include affidavit of service. Pay the $287.00.
- Serve the squatters with a private investigator or the sheriff.
- Attend court. Present evidence. If you win, get an order for possession. Then you go down to the 7th floor of Daley and give it to the sheriff’s office.
- Coordinate sheriff’s removal. They handle the lockout.
- Secure the property post-eviction. Change locks. Install security. Prevent repeats.
Follow these to efficiently handle how to evict squatters in Chicago. Timeframe? 75-90 days, if done right. That’s going to save you thousands in lost rent.
Prevention Strategies to Avoid Squatters in Your Chicago Properties
Prevention beats cure. You work hard on your properties. They represent stability for your family. Don’t let squatters threaten that. Don’t even give them a chance, make sure you’ve done the most important steps. Here are some tips:
- Secure vacant units. Board windows. Use alarms. Regular checks spot issues early. In the suburbs, drive-bys are pretty good at getting the job done. If you have to board it up, I’d recommend DAWGS.
- Buy some real locks. Going to a locksmith and having the professional put high quality locks on the doors will stop people from forcing entrance. One of those locks you get at Home Depot is good for about 5 minutes. I don’t feel safe with a five minute delay, and you shouldn’t either.
- Pay taxes promptly. It blocks adverse possession claims. While you’re at it, set up an LLC for liability shields and tax perks. It safeguards your personal assets.
- Screen tenants rigorously. Background checks weed out risks. Make sure you’re doing consistent drive-bys of the home whenever it’s on the market. About 80% of the squatter cases we see are forged leases where a fraudster impersonates you.
- DO NOT TAKE PHYSICAL ACTION YOURSELF. If you mess this up, you’re paying a minimum $500.00 per day fine. I hate to be the bearer of bad news, but that is definitely the most costly strategy you could employ.
These steps give you control over someone mucking about with your property. They reduce stress, and they’re really easy. Let you focus on growth—like expanding your portfolio or enjoying time with loved ones. Master prevention alongside how to evict squatters in Chicago.
Common Mistakes and How to Avoid Them When Evicting Squatters in Chicago
Many landlords delay. They hope squatters leave voluntarily. That’s a bad move. Time strengthens their position. It’s much easier when you act within a few days.
Instead, just stay calm and follow the steps. Consult pros like me. You’ll get them out pretty quickly, and won’t have any regrets.
Struggling with squatters in your property? Don’t go it alone. Contact us today for tailored legal advice on how to evict squatters. We’ll fight for your rights and get your unit back fast. You’ll thank me for the peace of mind.
Get em Out!
