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 are the general lease renewal laws in Illinois?

Illinois state law does not mandate specific lease renewal procedures for all residential leases. Generally, if a lease has a fixed term, it expires automatically at the end of that term unless otherwise specified in the lease agreement. If the lease includes an automatic renewal clause, it must be clearly stated, and landlords typically need to provide notice to the tenant before the automatic renewal takes effect. Without a renewal or new lease, the tenancy often converts to month-to-month.

How does an automatic lease renewal clause work in Illinois?

An automatic lease renewal clause in Illinois typically states that the lease will automatically renew for another term (e.g., one year) unless either the landlord or tenant provides notice of non-renewal within a specified timeframe. For such clauses to be enforceable, they must often be conspicuously disclosed in the lease. Tenants should carefully review their lease for any such provisions and be aware of the notice periods required to prevent an unwanted renewal.

What is the required notice period for non-renewal in Illinois?

For month-to-month tenancies in Illinois, landlords generally need to provide 30 days written notice to terminate the tenancy or change its terms, including non-renewal. For fixed-term leases, if there is no automatic renewal clause, no specific notice of non-renewal is required by state law as the lease naturally expires. However, if the lease specifies a notice period for non-renewal, both parties must adhere to it. Chicago's RLTO has stricter notice requirements for non-renewal of leases.

When does a fixed-term lease convert to month-to-month in Illinois?

In Illinois, if a fixed-term lease expires and the tenant remains in possession with the landlord's consent, but without signing a new lease, the tenancy typically converts to a month-to-month tenancy. The terms and conditions of the original lease generally carry over to the month-to-month arrangement, except for the term length. Either party can then terminate the tenancy with proper 30-day notice.

Are there special lease renewal rules under the Chicago RLTO?

Yes, the Chicago Residential Landlord and Tenant Ordinance (RLTO) imposes specific requirements for lease renewals that are more stringent than state law. For leases of one year or more, landlords must provide tenants with at least 60 days written notice if they intend to terminate or not renew the lease. For leases less than one year, 30 days notice is required. Failure to provide proper notice can result in the tenant being allowed to remain in the unit for up to 60 days on the same terms and conditions as the expired lease.

Can a landlord refuse to renew a lease in Illinois?

In Illinois, a landlord can generally refuse to renew a lease for any non-discriminatory reason, provided they give proper notice if required by the lease or local ordinance (like the Chicago RLTO). Landlords cannot refuse to renew a lease for retaliatory reasons (e.g., in response to a tenant exercising their legal rights) or discriminatory reasons based on protected characteristics under fair housing laws.

What should landlords do to ensure a smooth lease renewal process?

Landlords should proactively communicate with tenants well in advance of the lease expiration date. This includes clearly stating renewal options, any proposed rent increases, and the required notice period for non-renewal. Providing a new lease agreement or a lease renewal addendum for review allows tenants ample time to make a decision. For Chicago properties, strict adherence to RLTO notice periods is crucial to avoid penalties.

What happens if a tenant stays past the lease end date without renewing?

If a tenant remains in the property after the lease expires without renewing or signing a new agreement, and the landlord accepts rent, a month-to-month tenancy is typically created. If the landlord does not accept rent and wants the tenant to vacate, they may need to initiate eviction proceedings. Holding over without permission can sometimes lead to the tenant being liable for double rent, depending on the lease terms and state law.

Legal Guide · Updated 2026

Illinois Lease Renewal Laws: A Comprehensive Guide

Understand the intricacies of Illinois lease renewal laws, including automatic renewal clauses, required notice periods, month-to-month conversions, and specific Chicago RLTO rules. Essential insights for landlords.

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30 Days

Statewide Notice for MTM

60 Days

Chicago RLTO Non-Renewal Notice

Required

Automatic Renewal Disclosure

Month-to-Month

Lease Expiration Default

Disclaimer: This guide is for informational purposes only and does not constitute legal or tax advice. Consult a licensed attorney or CPA for guidance specific to your situation.

Understanding Lease Renewals in Illinois

Lease renewals are a critical aspect of property management, ensuring continuity for both landlords and tenants. In Illinois, the process can vary significantly depending on whether the property is located within Chicago city limits, which is governed by the Residential Landlord and Tenant Ordinance (RLTO), or elsewhere in the state, where general Illinois statutes apply. Understanding these nuances is key to maintaining compliance and fostering positive tenant relationships.

A lease agreement is a legally binding contract. When it approaches its expiration, both parties must consider their options: renew the lease, allow it to expire, or transition to a month-to-month arrangement. The terms outlined in the original lease, alongside state and local laws, dictate the procedures for each scenario.

Automatic Renewal and Required Notice Periods

Many lease agreements include clauses for automatic renewal. While convenient, these clauses often come with specific requirements for notice if either party wishes to prevent the renewal. Illinois state law generally requires such clauses to be clearly stated. For month-to-month tenancies, a 30-day written notice is typically required for termination or changes to the lease terms, including non-renewal. This is outlined in 735 ILCS 5/9-207.

However, the Chicago RLTO (Chicago Municipal Code §5-12-130(j)) imposes stricter rules. For leases of one year or longer, landlords must provide at least 60 days written notice of non-renewal or termination. For leases shorter than one year, 30 days notice is required. Failure to comply can result in significant penalties, allowing the tenant to remain in the unit for an extended period under the original lease terms.

Statewide: 30 days written notice for month-to-month tenancy termination (735 ILCS 5/9-207).

Chicago RLTO (1+ year lease): 60 days written notice for non-renewal (Chicago Municipal Code §5-12-130(j)).

Chicago RLTO (less than 1 year lease): 30 days written notice for non-renewal (Chicago Municipal Code §5-12-130(j)).

Month-to-Month Tenancies and Landlord Best Practices

When a fixed-term lease expires and is not formally renewed, but the tenant continues to reside in the property with the landlord's consent (often by accepting rent), the tenancy typically converts to a month-to-month arrangement. This means the terms of the original lease generally remain in effect, but either party can terminate the agreement with proper notice, usually 30 days statewide. This flexibility can be beneficial but also requires clear communication to avoid misunderstandings.

For landlords, best practices for lease renewals include:

Early Communication: Initiate discussions about renewal options 90-120 days before lease expiration.
Clear Terms: Clearly outline any changes to rent, terms, or conditions in a new lease or addendum.
Document Everything: Ensure all notices, renewal agreements, and non-renewal communications are in writing and properly delivered.
Know Local Laws: Be intimately familiar with both Illinois state law and any applicable local ordinances, especially the Chicago RLTO, to ensure full compliance.
Seek Professional Advice: Consult with a legal professional or a reputable property management company like Altus Property Partners to navigate complex situations.

Frequently Asked Questions

Ensure Seamless Lease Renewals with Altus Property Partners

Navigating Illinois lease renewal laws, especially with the added complexities of the Chicago RLTO, can be challenging. Altus Property Partners provides expert property management services to ensure your lease renewals are compliant, efficient, and stress-free.

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