The Cook County Just Cause for Eviction Ordinance fundamentally changed the landlord-tenant relationship in unincorporated Cook County. Landlords who were accustomed to non-renewing leases at will now face strict procedural requirements and, in some cases, mandatory relocation payments. This guide explains what the ordinance requires, how it differs from Chicago's RLTO, and what landlords need to do to stay compliant.
What Is the Cook County Just Cause Ordinance?
Enacted in 2021, the Cook County Just Cause for Eviction Ordinance (Cook County Code § 42-38 et seq.) prohibits landlords in unincorporated Cook County from terminating a residential tenancy or refusing to renew a lease without a qualifying "just cause" reason. The ordinance was designed to provide housing stability for tenants and limit displacement in communities outside Chicago's city limits.
Key point: The ordinance applies only to unincorporated Cook County — areas that are not within the boundaries of any incorporated municipality. If your property is in a city or village (even a small one), the county ordinance does not apply, though the municipality may have its own tenant protections.
Which Properties Are Covered?
The ordinance covers most residential rental units in unincorporated Cook County, including single-family homes, condos, apartments, and multi-unit buildings. Exemptions include:
- Owner-occupied buildings with 6 or fewer units where the owner has lived for at least 12 months
- Units where the tenant has resided for less than 6 months
- Units in buildings that received a certificate of occupancy within the last 15 years (new construction exemption)
- Subsidized housing subject to other just cause requirements
Qualifying Just Cause Reasons
The ordinance divides just cause reasons into two categories: at-fault (tenant has done something wrong) and no-fault (landlord has a legitimate business reason unrelated to tenant conduct).
At-Fault Just Cause
- Non-payment of rent: Tenant has failed to pay rent after proper notice
- Material lease violation: Tenant has materially breached the lease (unauthorized occupants, pets in violation of lease, etc.) and failed to cure after notice
- Criminal activity: Tenant or household member has engaged in criminal activity on or near the premises that threatens health or safety
- Nuisance: Tenant has created a nuisance that substantially interferes with other tenants or neighbors
- Refusal of entry: Tenant has refused to allow lawful entry after proper notice
No-Fault Just Cause
- Owner or family member move-in: Landlord or an immediate family member intends to occupy the unit as a primary residence
- Substantial rehabilitation: The unit requires substantial rehabilitation that cannot be safely done while occupied
- Withdrawal from rental market: Landlord intends to permanently remove the unit from the rental market (going out of business as a landlord)
- Government order: A government agency has ordered the unit vacated
Notice Requirements
The required notice period depends on the just cause reason:
| Reason | Notice Required |
|---|---|
| Non-payment of rent | 5-day pay-or-quit notice |
| Material lease violation | 10-day cure-or-quit notice |
| Repeat violation (within 12 months) | 5-day unconditional quit notice |
| Owner/family move-in | 90 days written notice |
| Substantial rehabilitation | 90 days written notice |
| Withdrawal from rental market | 120 days written notice |
All notices must be in writing and served in accordance with Illinois law (personal delivery, certified mail, or posting and mailing).
Relocation Assistance
For no-fault terminations, the landlord must pay the tenant relocation assistance equal to two months' rent. This payment must be tendered to the tenant at the time the termination notice is served (or before). Failure to pay relocation assistance when required renders the termination notice invalid.
Example: If you are terminating a tenancy for owner move-in and the unit rents for $1,500/month, you must pay the tenant $3,000 in relocation assistance along with the 90-day notice.
How This Differs from Chicago's RLTO
Chicago's Residential Landlord and Tenant Ordinance (RLTO) is a comprehensive tenant protection law, but it does not currently include a just cause eviction requirement. Chicago landlords can still non-renew a lease at the end of the term without providing a reason (though they must provide proper notice). The Cook County ordinance is more restrictive in this specific respect.
However, Chicago's RLTO is more comprehensive in other areas — security deposit rules, habitability standards, and tenant remedies are more detailed under the RLTO than under the county ordinance.
Practical Compliance Tips for Landlords
Document everything. For at-fault terminations, maintain detailed records of lease violations, communications with the tenant, and any cure attempts. Courts will scrutinize your documentation.
Use the correct notice form. Generic Illinois eviction notices may not satisfy the Cook County ordinance's specific requirements. Work with a landlord-tenant attorney to ensure your notices are compliant.
Budget for relocation assistance. If you are planning to move into your rental property or undertake substantial renovations, factor in the two-month relocation payment as a cost of doing business.
Verify your property's jurisdiction. Before relying on the county ordinance (or assuming it doesn't apply), confirm whether your property is in incorporated or unincorporated Cook County. The Cook County Assessor's website and the Illinois Secretary of State's office can help.
Work with a professional property manager. Altus Property Partners manages properties throughout the Chicagoland area and stays current on all local ordinance changes. Our team handles lease renewals, termination notices, and compliance documentation so landlords don't have to navigate these requirements alone.
When to Consult an Attorney
The Cook County Just Cause ordinance is relatively new, and courts are still developing interpretations of its provisions. If you are considering a no-fault termination, facing a tenant who disputes your just cause, or unsure whether your property is covered, consult a licensed Illinois landlord-tenant attorney before serving any notices.
Request a Proposal from Altus Property Partners to learn how professional management protects you from compliance risk across all Cook County ordinances.
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Frequently Asked Questions
What is the Cook County Just Cause for Eviction Ordinance?
The Cook County Just Cause for Eviction Ordinance (effective 2021) requires landlords in unincorporated Cook County to have a qualifying reason — 'just cause' — before terminating a tenancy or refusing to renew a lease. Landlords can no longer end a tenancy simply because the lease term has expired or because they prefer a different tenant.
Does the Just Cause ordinance apply to Chicago proper?
No. The Cook County Just Cause ordinance applies to unincorporated Cook County — areas outside the boundaries of municipalities like Chicago, Evanston, or Oak Park. Chicago has its own tenant protections under the RLTO, but Chicago does not currently have a separate just cause eviction ordinance. Always verify which municipality your property is in.
What are qualifying 'just cause' reasons for eviction in Cook County?
Qualifying just cause reasons include: non-payment of rent, material lease violation, criminal activity on the premises, owner or immediate family member move-in (with proper notice), substantial rehabilitation requiring vacancy, and withdrawal of the unit from the rental market. Each reason has specific procedural requirements.
What is the relocation assistance requirement under the ordinance?
When a Cook County landlord terminates a tenancy for a no-fault reason (such as owner move-in or substantial rehabilitation), the landlord must pay the tenant relocation assistance equal to two months' rent. This payment must be made before or at the time the tenant vacates.
How much notice is required under the Cook County Just Cause ordinance?
For at-fault terminations (non-payment, lease violation), standard Illinois notice periods apply (5-day pay-or-quit, 10-day cure-or-quit). For no-fault terminations (owner move-in, substantial rehab), landlords must provide at least 90 days written notice plus the relocation assistance payment.
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