What's the minimum association size you manage?

We work with associations from 12 to 250 units. Our sweet spot is 12–250+ units, where the operational complexity justifies senior-level management. For associations under 12 units, we refer to specialist firms better suited to that scale.

How does your Finance-Only tier work?

Finance-Only is a productized tier for self-managing boards that need professional financial oversight. It includes dues collection, AR/AP, monthly financial statements, board portal access, annual budget preparation, and 1099 prep. Operations remain with your board. It is a clean entry point with a clear upgrade path to Full-Service.

How do you handle the transition from our current management company?

We handle the entire transition — document collection, financial cutover, vendor introductions, and resident notification. Most transitions complete in 30–60 days with zero gap in service. Your board does not manage the transition; we do.

What credentials does your team hold?

Our senior property managers hold Illinois real estate licenses. We are active members of the Community Associations Institute (CAI) and the National Association of Residential Property Managers (NARPM). Our team participates in ongoing education on Illinois condo law, the Chicago RLTO, and reserve study methodology.

How quickly will we hear back when we contact you?

Every inbound communication receives a substantive response within 4 business hours — not an auto-reply, a real answer from a real person. For after-hours emergencies, our 24/7 line is staffed by Angel, our receptionist, with immediate escalation to the on-call team.

What does Maintenance-Only service include?

Maintenance-Only includes 24/7 inbound tenant maintenance calls, work order dispatch, vendor coordination, repair documentation, and owner notifications. You keep control of leasing, rent collection, and tenant relationships. It is designed for self-managing landlords who want to eliminate the maintenance burden without giving up full control.

Do I have to pay management fees if my unit is vacant?

No. Our Full-Service rental management fees are based on collected rent. If a unit is vacant and not generating rent, you do not pay a management fee for that unit. We align our incentives with yours.

How quickly do you respond to tenant maintenance requests?

Angel handles all inbound maintenance calls 24/7. Routine requests are dispatched within one business day. Emergency requests — no heat, flooding, gas leak — are escalated immediately to the on-call team and our sister company, My Handyman Chicago.

What does your free rental analysis include?

A market-driven rental estimate for any Chicago property — comparable units currently on the market, recent lease comps, neighborhood trend data, and our recommendations on pricing and positioning. No sales call required. We send a written report, not a verbal estimate.

How is Altus different from other Chicago property managers?

Three things: we serve both associations and rental owners under one roof with equally deep expertise; we have a tiered service model (Finance-Only, Maintenance-Only) that no competitor offers in productized form; and our sister company, My Handyman Chicago, gives every client access to integrated maintenance without vendor markups. We are also investor-led — our principals own investment property, so we manage yours the way we manage ours.

What is the Illinois Residential Tenants' Right to Repair Act?

Illinois does not have a statewide Residential Tenants' Right to Repair Act. However, under the Illinois Landlord and Tenant Act (765 ILCS 720), landlords must maintain rental units in a habitable condition. Chicago landlords are also subject to the Chicago Residential Landlord and Tenant Ordinance (RLTO), which provides additional tenant protections including the right to repair-and-deduct for qualifying repairs under $500.

How much notice does a landlord need to give a tenant in Illinois?

For month-to-month tenancies, Illinois law requires 30 days written notice to terminate. For week-to-week tenancies, 7 days notice is required. For fixed-term leases, the lease itself governs the end date — no additional notice is required unless the lease specifies otherwise. Chicago landlords must also comply with RLTO notice requirements, which may be more stringent.

What are the security deposit rules in Illinois?

Illinois does not have a statewide security deposit limit. Landlords must return the security deposit within 30 days of the tenant vacating (45 days if deductions are claimed). Landlords must provide an itemized written statement of deductions. Chicago landlords face stricter rules under the RLTO: deposits must be held in a federally insured interest-bearing account, and failure to comply can result in the landlord owing the tenant double the deposit plus attorney fees.

Can a landlord enter a rental unit without notice in Illinois?

Illinois law does not specify a required notice period for landlord entry statewide, but landlords must provide reasonable notice (courts generally consider 24 hours reasonable). Chicago's RLTO requires at least 2 days advance notice for non-emergency entry. Emergency entry (fire, flood, gas leak) is permitted without notice. Landlords who violate entry rules may face claims for breach of quiet enjoyment.

What is the eviction process in Illinois?

Illinois evictions follow a specific legal process: (1) Serve the appropriate written notice (5-day pay-or-quit for non-payment, 10-day notice for lease violations, 30-day notice for month-to-month termination). (2) If the tenant does not comply, file an eviction complaint in the appropriate circuit court. (3) Attend the court hearing. (4) If the court rules in the landlord's favor, obtain a judgment for possession. (5) If the tenant does not vacate, request a writ of possession from the court. Only a sheriff or court officer can physically remove a tenant — self-help evictions (changing locks, removing belongings) are illegal in Illinois.

Does Chicago have different landlord-tenant laws than the rest of Illinois?

Yes. Chicago has the Residential Landlord and Tenant Ordinance (RLTO), which is significantly more protective of tenants than Illinois state law. The RLTO applies to most residential rental units in Chicago (with limited exceptions such as owner-occupied buildings with 6 or fewer units). Key RLTO requirements include: mandatory security deposit interest, 2-day entry notice, specific lease renewal procedures, and enhanced habitability standards. Properties outside Chicago are governed by Illinois state law, which is generally more landlord-friendly.

What repairs is a landlord required to make in Illinois?

Illinois landlords must maintain rental units in a habitable condition, which includes: working heat (minimum 68°F from September 15 to June 1 in Chicago), functioning plumbing and hot water, weatherproofing, working smoke and carbon monoxide detectors, and freedom from pest infestations. Landlords must make repairs within a reasonable time after receiving written notice from the tenant. In Chicago, tenants may withhold rent or repair-and-deduct for qualifying habitability failures after proper notice.

Can a landlord raise rent in Illinois?

Illinois has no statewide rent control law. Landlords may raise rent at the end of a lease term with proper notice. For month-to-month tenancies, 30 days written notice is required before a rent increase takes effect. Chicago also has no rent control, but the RLTO requires specific notice procedures for lease non-renewal. Some Chicago suburbs (Evanston, for example) have considered or enacted local rent stabilization measures.

What happens if a landlord does not return a security deposit on time in Illinois?

Under Illinois law, if a landlord fails to return the security deposit within 30 days (or 45 days with an itemized deduction statement), the tenant may sue for the amount wrongfully withheld plus damages. Chicago's RLTO is more punitive: a landlord who fails to comply with security deposit rules may owe the tenant twice the deposit amount plus attorney fees and court costs.

Is Illinois a landlord-friendly state?

Illinois is generally considered a moderate state for landlords outside of Chicago. State law does not impose rent control, does not require a specific security deposit limit, and allows relatively straightforward eviction procedures. However, Chicago's RLTO is one of the most tenant-protective ordinances in the country, making Chicago itself more challenging for landlords. Cook County also has local rules that affect eviction timelines.

Legal Guide · Updated 2026

Illinois Landlord Tenant Law: Complete 2026 Guide

Everything Illinois landlords need to know — security deposits, notice requirements, habitability standards, the Chicago RLTO, and the eviction process. Updated for 2026.

30 Days

Security Deposit Return

30 Days

Month-to-Month Notice

2 Days

Chicago Entry Notice

5 Days

Pay-or-Quit Notice

Illinois vs. Chicago: Two Different Legal Frameworks

Illinois landlords operate under two overlapping legal frameworks. Illinois state law (primarily 765 ILCS 710–735) applies to all rental properties statewide and establishes baseline rules for security deposits, habitability, and eviction. Chicago's Residential Landlord and Tenant Ordinance (RLTO) applies to most rental units within Chicago city limits and is significantly more protective of tenants than state law.

If your property is in Chicago, you must comply with both state law and the RLTO. If your property is in the suburbs — Naperville, Oak Park, Evanston, Schaumburg — you follow Illinois state law only (plus any applicable local ordinances).

Important: This guide provides general legal information, not legal advice. Laws change frequently. For specific situations, consult a licensed Illinois attorney or contact Altus Property Partners for professional property management guidance.

Key Illinois Landlord-Tenant Laws at a Glance

Illinois Landlord and Tenant Act

765 ILCS 710

Governs landlord-tenant relationships statewide. Establishes habitability standards, security deposit rules, and prohibited lease clauses.

Chicago RLTO

Chicago Municipal Code §5-12

Applies to most Chicago rentals. Adds security deposit interest, 2-day entry notice, enhanced habitability, and tenant remedies.

Illinois Forcible Entry and Detainer Act

735 ILCS 5/9-201

Governs the eviction process in Illinois courts. Establishes notice requirements, court procedures, and writ of possession rules.

Illinois Security Deposit Return Act

765 ILCS 710/1

Requires landlords to return deposits within 30 days and provide itemized deduction statements within 45 days.

Illinois Security Deposit Interest Act

765 ILCS 710/2

Applies to buildings with 25+ units. Requires landlords to pay interest on security deposits held more than 6 months.

Illinois Smoke Detector Act

425 ILCS 60

Requires working smoke detectors in all rental units. Landlords must install and maintain detectors.

Security Deposit Rules in Illinois

Illinois does not cap the amount a landlord may charge for a security deposit. However, strict rules govern how deposits must be handled and returned.

Return deadline: 30 days after the tenant vacates if no deductions are claimed. 45 days if the landlord provides an itemized written statement of deductions.

Itemized deductions: Must be in writing and delivered to the tenant's last known address or forwarding address. Receipts or invoices for repair costs must be attached.

Interest on deposits (25+ unit buildings): Under the Illinois Security Deposit Interest Act, landlords of buildings with 25 or more units must pay annual interest on deposits held more than 6 months.

Chicago RLTO — interest-bearing account: Chicago landlords must hold deposits in a federally insured interest-bearing account and disclose the bank name and account number to the tenant within 14 days of receiving the deposit.

Penalties for non-compliance: Chicago: landlord may owe double the deposit plus attorney fees. Statewide: landlord may forfeit the right to make deductions and owe the tenant the wrongfully withheld amount.

Read the full Chicago Security Deposit guide

Notice Requirements for Illinois Landlords

Situation	Notice Required	Applies To
Non-payment of rent	5-Day Pay-or-Quit	All Illinois rentals
Lease violation (curable)	10-Day Notice to Cure	All Illinois rentals
Lease violation (incurable)	10-Day Notice to Vacate	All Illinois rentals
Month-to-month termination	30-Day Notice	All Illinois rentals
Week-to-week termination	7-Day Notice	All Illinois rentals
Non-renewal of annual lease	30-Day Notice (RLTO)	Chicago only
Landlord entry (non-emergency)	2 Days (RLTO)	Chicago only
Landlord entry (non-emergency)	Reasonable notice (~24 hrs)	Outside Chicago

The Illinois Eviction Process (Step by Step)

Serve the Written Notice

Deliver the appropriate notice (5-day for non-payment, 10-day for violations, 30-day for month-to-month termination) to the tenant in person or by posting on the door and mailing.

Wait for the Notice Period to Expire

The tenant has the right to cure the violation or pay rent during the notice period. If they comply, the eviction process stops.

File an Eviction Complaint

If the tenant does not comply, file an eviction complaint (Forcible Entry and Detainer action) in the appropriate circuit court. In Cook County, this is filed at the Daley Center.

Attend the Court Hearing

Both parties appear before a judge. The landlord must prove the grounds for eviction. The tenant may raise defenses (habitability, retaliation, discrimination).

Obtain a Judgment for Possession

If the court rules in the landlord's favor, a judgment for possession is entered. The tenant typically has a short period to vacate voluntarily.

Request a Writ of Possession

If the tenant does not vacate, the landlord requests a writ of possession. The Cook County Sheriff's office schedules the lockout and physically removes the tenant.

Read the full Chicago Eviction Process guide

Landlord Habitability Obligations in Illinois

Illinois landlords must maintain rental units in a habitable condition throughout the tenancy. Failure to do so gives tenants legal remedies including rent withholding, repair-and-deduct (Chicago only), and lease termination.

Working heat (minimum 68°F, Sept 15–June 1 in Chicago)

Functioning plumbing and hot water

Weatherproofing (windows, doors, roof)

Working smoke and carbon monoxide detectors

Freedom from pest infestations

Structurally sound floors, walls, and ceilings

Working electrical systems

Proper garbage disposal facilities

Working locks on all exterior doors and windows

Common areas maintained in safe condition

Frequently Asked Questions

Let Altus Handle Illinois Compliance for You

Staying current with Illinois landlord-tenant law and Chicago RLTO requirements is a full-time job. Altus Property Partners manages compliance, notices, and tenant relations for Chicago-area landlords and associations.

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