Tips for Landlords: How to Rent Property in Chicago Without Getting Sued

If you want to rent property in Chicago without getting sued, here is the short version: screen applicants in the legally required order, think hard before you take a security deposit, use a lease actually written for Chicago, serve the exact notice the law requires in the exact way the law requires it, answer repair requests in writing, and put the building in an LLC. That list sounds obvious. Nearly every judgment I have watched a landlord absorb violated at least one item on it.

This is part four of my Ask an Eviction Lawyer series. I file 150-plus evictions a year across Cook, DuPage, Kane, and Lake counties, and I also defend landlords when tenants sue back. What follows is ranked by how often I actually see each mistake create liability — not by how often the internet argues about it.

1. Tenant Screening: The Order of Operations Is the Law

Two sets of rules, and most landlords have never read either.

First, the federal Fair Credit Reporting Act. If you reject an applicant (or demand a co-signer or a bigger deposit) based even in part on a credit or background report, you must send an adverse action notice: name the screening company, tell the applicant the company did not make the decision, and explain their right to a free copy of the report and to dispute it. Skipping this is a federal claim with statutory damages, and screening companies will not send the notice for you automatically.

Second, the Cook County Just Housing Ordinance, which covers Chicago and the suburbs alike. It requires criminal history to be handled in a specific sequence: you prequalify the applicant on everything else first — income, credit, rental history — and only then may you run criminal history. My understanding of the specifics: you generally cannot consider convictions older than three years, you must do an individualized assessment rather than apply a blanket ban, and the applicant gets a copy of the background check and roughly five business days to dispute or provide context. "No felons, no exceptions" in a Cook County listing is a fair housing complaint waiting for a complainant.

2. The Security Deposit Decision (Or: Why Chicago Landlords Take Move-In Fees)

In Chicago, RLTO Section 5-12-080 turns a security deposit into a compliance project: written receipt, segregated account at an Illinois financial institution disclosed in the lease, annual interest at the city's published rate (0.01% for 2026, unchanged since 2017), an itemized damage statement within 30 days, and return within 45 days. Get any of it wrong and the penalty is two times the deposit plus interest plus the tenant's attorney fees. This is the single most common counterclaim I see fired back at landlords in eviction court.

That is why so many Chicago landlords charge a reasonable, clearly disclosed non-refundable move-in fee instead. The trade-off is real — no damage fund at move-out — but no fund also means no 2x penalty for a paperwork foot-fault.

Outside Chicago, don't assume small means exempt: since January 1, 2024, the Security Deposit Return Act (765 ILCS 710) applies to every Illinois residential landlord — Public Act 103-224 removed the old five-unit threshold — and requires itemization within 30 days and return within 45. The Security Deposit Interest Act (765 ILCS 715) still requires interest only at 25 or more units. Suburban Cook County's RTLO adds its own deposit rules: a cap of one and a half months' rent, return within 30 days, and two-times-deposit damages for violations.

3. Your Lease Is Only as Good as Its Attachments

A Texas lease from the internet will hurt you in a Chicago courtroom. Chicago leases must include the current RLTO summary and the security deposit interest rate summary (RLTO 5-12-170), and the city expects a bed bug informational brochure as well. Federally, any pre-1978 building needs the lead-based paint disclosure and EPA pamphlet. Illinois now also requires a radon disclosure and pamphlet for most residential leases — my understanding is this took effect January 1, 2024 for units below the third story. Suburban Cook properties need the Cook County RTLO summary.

Missing attachments are not trivia. They surface as defenses and counterclaims at exactly the moment you need your eviction case to move.

4. Serve the Right Notice, the Right Way

This is the heart of every eviction I win and every pro se case I watch die. Match the notice to the problem: a 5-day notice for nonpayment (735 ILCS 5/9-209), a 10-day notice for lease violations (735 ILCS 5/9-210), and a 30-day notice to end a month-to-month tenancy (735 ILCS 5/9-207). In Chicago, the Fair Notice rules stretch termination and non-renewal notice to 60 days after six months of tenancy and 120 days after three years.

Then serve it correctly: hand it to the tenant, hand it to a household member age 13 or older, or send it certified mail with a return receipt actually signed by the tenant. Posting on the door only counts when nobody is in actual possession. In 150-plus cases I have never lost on notice, and the reason is boring: I treat a one-page notice like a pleading, because legally, it is one. Tape it to the door and you can reset your own case by 60 days.

5. Habitability: Repair Requests Are Legal Documents

Every residential lease in Illinois carries an implied warranty of habitability, and Chicago's RLTO adds tenant remedies with teeth — rent reductions, repair-and-deduct, even lease termination for material noncompliance. The pattern I see in court is always the same: tenant stops paying, landlord files, and suddenly there is a folder of ignored repair texts that becomes the defense.

My rule for clients: acknowledge every repair request in writing within 24 hours, fix emergencies (no heat, no water, active leaks) immediately, handle routine items within two weeks, and document completion with photos. A $250 plumber visit in February is cheaper than a habitability defense in April.

6. Documentation: The Landlord With the Ledger Wins

Eviction court runs on paper. Keep a running rent ledger that a stranger could read, dated photos from move-in and move-out, a signed condition checklist, and every promise in writing — if you agree to anything by phone, confirm it by text afterward. When my client has a clean ledger and the tenant has a story, my client wins. When both sides have stories, everybody pays lawyers longer.

7. Put the Building in an LLC

If a tenant's guest falls down the back stairs, the question is whether they can reach your house and savings or only the rental. An LLC, kept clean and properly insured, is how you control that answer. I form Illinois LLCs for landlords at a $750 flat fee, and I wrote a longer piece on whether an LLC makes sense for your rental — including the mortgage and insurance wrinkles to sort out before you deed the property over.

8. Insurance That Matches Reality

A homeowner's policy on a rental is a denial letter waiting to happen. You want a landlord (dwelling-fire) policy with liability coverage, a loss-of-rents rider, and ideally an umbrella on top. Require renters insurance in the lease where local law allows it — their kitchen fire should be their carrier's problem.

9. Call the Lawyer at the First Missed Rent, Not the Third

The landlords who pay me the least call me the earliest. A correct notice served the first week a tenant goes sideways often produces payment or keys with no lawsuit at all. My flat fees are $895 in DuPage, $895–$1,250 in suburban Cook depending on the municipal district, $995 in Kane, and $1,600 in Chicago — and if a case settles before I file the complaint, I cut the fee to $300. Waiting three months, self-serving a defective notice, and then hiring me costs more in lost rent than my fee ever will. The full math is in my eviction-cost breakdown, and the forms live free in my eviction resources library.

Frequently Asked Questions

Can I refuse to rent to someone with a criminal record in Cook County?

Not with a blanket policy. The Just Housing Ordinance requires you to prequalify the applicant before looking at criminal history, limits how far back you can look, and requires an individualized assessment with a chance to respond. You can still decline after a compliant individualized assessment — you just cannot skip the process.

Is a move-in fee better than a security deposit in Chicago?

For most small Chicago landlords, yes — for now. A deposit gives you a damage fund but exposes you to a 2x-deposit-plus-attorney-fees penalty under RLTO 5-12-080 for technical violations. A reasonable, disclosed non-refundable move-in fee carries no interest, escrow, or return deadlines. Two caveats: Illinois's new rental fee law (HB 3564, now signed into law, effective January 1, 2027 under its trailer bill) will require every non-optional fee to appear on the first page of the lease and bans "walk-through" fees by name — and the bill as introduced tried to ban move-in fees entirely, so this strategy has a shelf life. Larger or professionally managed buildings with tight bookkeeping may still prefer deposits.

What notice do I serve for unpaid rent in Illinois?

A 5-day notice under 735 ILCS 5/9-209, demanding the rent and stating the tenancy terminates if it is not paid within five days. Serve it personally, on a household member 13 or older, or by certified mail with a signed return receipt — and demand only rent, not late fees, or you hand the tenant a defense. Details in my 5-day notice guide.

Do these rules apply if I just rent out one condo or my old house?

Mostly yes. The FCRA, the Just Housing Ordinance, and proper notice and service apply regardless of size. The Chicago RLTO exempts most owner-occupied buildings of six units or fewer — but if you do not live in the building, your single condo is covered. The state deposit statutes have unit-count thresholds, but treating every deposit as if regulated is the safe habit.

If you are about to list a unit, or a tenant has already stopped paying, call me before the small mistake becomes the expensive one. I am at (630) 839-9195, or you can book a free 30-minute phone consultation. Twenty minutes of prevention is the cheapest legal service I sell — mostly because I give it away.