Chicago Eviction Lawyer
Quick and Effective Evictions
If you’re a landlord in Illinois, you need some thick skin. To begin, the laws are against you, the taxes are high and the regulation is absolutely wild. But, it helps to have a confident and cost-effective chicago eviction lawyer in your corner to make the non-paying tenants a thing of the past. So, let us take care of the case from start to finish. We’ll even do commercial actions.
In Chicago, evictions are governed by specific local ordinances such as the Residential Landlord Tenant Ordinance (RLTO). Therefore, as experienced Chicago eviction lawyers, we can guide you through these complex rules and ensure that you comply with all local and state regulations.
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.
Process of Eviction
In Illinois, a landlord must give the tenant a written notice and then proceed through the court process to get an Eviction Order. The notice’s duration depends on the eviction reason. Then, if the tenant fails to comply with the notice, the landlord can engage a Chicago eviction attorney who can then file the complaint with the court The Court process for eviction lawyers consists of distinct stages between initial service, early resolution program, trials and judgment. Later, after the court process is concluded, the landlord must get the sheriff to remove the tenant and cannot do it themselves.
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.
At the end of that time, you e-file a summons, wait for the stamped copy to be returned, and send that copy to the relevant Sheriff. Thereafter, 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). Finally, If you and the tenant can’t figure it out, you get a trial date, do the trial, and then 7 days later an eviction can be lodged with the Sheriff.
¡Hola Chicago! Se Habla Español
Are you a landlord tired of the headaches associated with eviction processes? Then say goodbye to the uncertainty of hourly rates and escalating costs. Welcome to our Flat Fee Eviction Services – a solution designed with landlords like you in mind. Uniquely, our Flat Fee Eviction Services ensure that you know exactly what you're paying for from the get-go. Crucially, there are no surprises, no hidden charges, just one straightforward fee. Budget effectively, secure in the knowledge that your finances are under control. As Chicago Eviction Lawyers, we understand the stress of eviction. Therefore, our mission is to simplify and expedite this process for you. So, let us take care of the legal complexities, and allow you to focus on what you do best - managing your properties and growing your investments.
No BS, No Hourly Rate. Chicago operates on a sliding scale from $650 to $1,600, Cook County Suburbs are $995.00 and DuPage is $895.00.
Circuit Court Filing
For possession it's $295.25 in Chicago and $117.00 in DuPage. For back rent it's $389.25 in Chicago and $297.50 in DuPage.
Process Service
You can use whomever you would like. Our guy does 5 attempts at service and charges us $195.00 per packet. You pay just that.
“Risk comes from not knowing what you're doing"
Warren Buffett
Before You Need a Chicago Eviction Lawyer - Set Your Company Up Right
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. Well, neither were most of my clients before they called me. So, when you get an LLC, you create a separate legal entity that insulates you 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. But, if you don’t use this strategy, you’re going to need to follow the articles linked above to set your banking up properly – or pay the consequences.
Why Hire an Attorney to create an LLC?
First, creating an LLC for a rental property can provide liability protection and pass-through taxation.
Moreover, 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.
01
If your tenant has not paid rent, you need to serve them an Illinois 5-Day Notice.
But, when your tenant has damaged the property – or moved an unwanted occupant in, an Illinois 10-Day Notice is appropriate.
Or, 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!
Squatters have a quicker solution we’ll use if it applies.
02
Your Eviction Lawyer Files the Case
After you’ve served the notice, make sure you fill out this affidavit and confirm process.
Then, your Chicago Eviction Lawyer will e-file your complaint, notices, affidavit and lease.
Finally, you get a summons and serve that summons on the Tenant.
03
Coordinating the Sheriff to do the Eviction
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, your Chicago eviction attorney can win the trial, give you the paperwork and send you to the sheriff to get your home back.
when tenants overstay their welcome -- Our Chicago Eviction Lawyers will Show them the Door
Eviction services starting at only $895.00 plus costs. You pay no extra attorney fees unless the case goes to trial.
Evict the Problem - Not the tenant
Flat-Fee Chicago Eviction Lawyers
We take eviction cases on a flat fee starting 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.
Things your Chicago Eviction Lawyer can cover for no additional costs:
How Long Does an Eviction in Chicago Take?
How hard is it to win the Case?
It’s not hard. You prepare the file, make proper notices, and wait. The thing that will delay your process and complicate things the most is failing to act now! Just don’t take late rent payments while your case is ongoing
How Long Do You Have to Give the Tenant to Move?
Non-Payment of Rent: 5 Days
Breaking the Terms of Lease: 10 Days
Non-Renewal of Lease: 30 Days
If they’ve been there 6 months+: 60 days
If they’ve been there 3 years+: 120 days
Squatters get told to leave immediately.
What is your experience level as a chicago eviction lawyer
Judges call me by my first name. I’m a thumping good Chicago Eviction Lawyer. We’re in these courts at least four days a week. In the last year I’ve done hundreds. We have given guest talks and been a guest source for the Chicago Tribune, twice. You’re in good hands.
Can you evict someone who is not on the lease in Illinois?
In Illinois, landlords can proceed with eviction of a tenant who doesn’t hold a formal lease but instead operates under a renter’s agreement. This can be done provided that the landlord gives the tenant a notice period of at least 30 days. Unlike certain situations, landlords don’t need a specific reason to terminate this type of tenancy.
Tenants who live in a property without a lease, often referred to as “at will” tenants, aren’t necessarily shielded from evictions or other actions initiated by the landlord. However, once an “at will” tenant starts paying rent, they gain certain rights that need to be acknowledged.
What documents does a chicago eviction lawyer need to get started?
The rules require me to attach the notice, an affidavit of service, and your lease to a complaint. I’d really like to have your ledger of accounts, as well.
We often generate the notices based on what you tell us about the problem, and we often hire process servers to deliver those notices. No need to worry if you haven’t done that step yet.
If you don’t have a lease, I would like to know why. An expired lease is totally fine, and they nearly always count in court.
What can I expect to pay for this?
Our rates are very dependent on where your property is located:
- Chicago (City) – Sliding Scale based on complexity. Generally about $2,000.00.
- Cook County – $995.00 and the Client Pays Filing Fees.
- DuPage County – $895.00 and the Client Pays Filing Fees.
- Kane County – $995.00 and the Client Pays Filing Fees.
- Other Counties or Commercial Eviction Rates available on Request.
In addition, you will need to hire a process server to deliver your court paperwork, and, oftentimes, the eviction notices. The guy we recommend charges $195.00 for the task; but you can use whomever you would like.
