Enforcing the Law & Protecting your investment
Expert Illinois Evictions Advice
Solutions for housing
Quick and Effective Evictions
If you’re a landlord in Illinois, you need some thick skin. The laws are against you, the taxes are high and the regulation is absolutely crazy. It helps to have a confident and cost-effective attorney in your corner to help make the non-paying tenants a thing of the past. We take care of the case from start to finish. We will draft your business documents to protect you against liability, help insulate you with the lease, notify your tenants about what they owe you and even, importantly, get them out quick and painlessly.
Why you should put your Illinois investment property in an lLC
Let your company help your eviction
Save Money on Security Deposits and Taxes with an attorney created lLC
Did you know in Illinois that landlords can be liable for 200% of the security deposit plus [tens of] thousands in attorneys fees if they don’t have the proper banking structure. Neither were most of my clients before they called me. When you get an LLC, you create a separate legal entity from yourself insulated from lawsuits. That entity takes all the taxes, all the losses and reports you on payroll. When we do it the right way, you are protected against security deposit litigation and you will save thousands annually on taxes.
Why Hire an Attorney for an LLC in an Eviction
Creating an LLC for a rental property can provide liability protection and pass-through taxation.
An LLC can protect investment property from creditors looking to fulfill a debt and offer liability protection against monetary judgments.
Additionally, an LLC can contain the threat of a lawsuit from tenants, visitors, buyers, sellers, lenders, or other aggrieved parties.
“Risk comes from not knowing what you're doing"
Warren Buffett
Process of Eviction
Understand The Chicago Landlord Tenant Ordinance
In Illinois, a landlord must give the tenant a written notice and then proceed through the court process to get an Eviction Order. The Court process consists of distinct stages between initial service, early resolution program, trials and judgment. After the court process is concluded, the landlord must get the sheriff to remove the tenant and cannot do it themselves. The landlord cannot change the locks or remove the tenant’s property until the Sheriff enforces the Eviction Order.
The timeline for this process typically involves issuing an official notice of 5-30 days, followed by issuing and serving of summons and complaint within 24 hours to 5 days.
Then, you e-file a summons, wait for the stamped copy to be returned, and send that copy to the relevant Sheriff. If the Sheriff fails to serve the stamped service packet, you’ll need to see the judge to get an alias summons and appoint a special process server.
Once you get good process service on the tenant, you should file it. Then you go to Early Resolution Program (ERP – and different from the “Emergency Rental Assistance Program” ERAP). If you and the tenant can’t figure it out, you get a trial date, and then 7 days later an eviction can be lodged with the Sheriff.
01
The Right Eviction Form
If your tenant has not paid rent, you need to serve them an Illinois 5-Day Notice.
If your tenant has damaged the property – or moved an unwanted occupant in, an Illinois 10-Day Notice is appropriate.
If you are not renewing the lease, you’ll need an Illinois 30-Day Notice, but you might need to send it up to 120 Days early!
02
Starting a Case
After you’ve served the notice, make sure you fill out this affidavit and confirm process.
Then, you e-file your complaint, notices, affidavit and lease.
Finally, you get a summons and serve that summons on the Tenant.
03
Getting them Out
If the tenant doesn’t come to the court date, you can ask the Court to evict.
If the tenant does come, the case goes to ERP. The ERP is a tool for the Court system to reduce cases and mediate disputes. They do not evict tenants, but will tell the judge that the issue can’t be solved.
Then, you can hire an attorney and win the trial, getting your home back 7 days later.
when tenants overstay their welcome -- we'll show them the door!
Eviction services starting at only $895.00 plus costs.
Evict the Problem - Not the tenant
our Flat-Fee and Affordable services Include:
We take landlord-tenant cases on a flat fee of $895.00 plus expenses. From first missed payment through to ERP, there is one rate. No matter how much frustration, how many court dates, how many hours trying to chase down payment – just one fee.
Issues that may arise in Eviction Covered with no additional cost!
- Can't seem to serve the tenant notices.
- Can't seem to serve the Complaint
- The Tenant forces us to go to mediation and stall three more court dates
- The Tenant brings up mold or other housing regulations