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 purpose of a rental inspection in Illinois?

Rental inspections in Illinois serve to document the property's condition before a tenant moves in and after they move out. This protects both landlords and tenants by providing clear evidence of any pre-existing damage or new damage that occurred during the tenancy. It helps prevent disputes over security deposit deductions and ensures the property is maintained.

Is a landlord required to conduct a move-in inspection in Illinois?

While Illinois state law does not explicitly mandate move-in inspections, it is highly recommended for landlords. For properties within Chicago, the Residential Landlord and Tenant Ordinance (RLTO) implies the need for thorough documentation of property condition at move-in to properly assess security deposit deductions at move-out. A comprehensive move-in checklist protects against future disputes.

What should be documented during a rental inspection?

During a rental inspection, landlords should document the condition of all rooms, fixtures, appliances, and structural elements. This includes taking clear, dated photographs and videos, and making detailed written notes on a checklist. Specific attention should be paid to walls, floors, ceilings, windows, doors, plumbing, electrical systems, and any existing damage or wear and tear. Both parties should sign the inspection report.

How does the Chicago RLTO affect rental inspections?

The Chicago RLTO (Chicago Municipal Code §5-12) does not explicitly require a move-in inspection, but it places strict rules on security deposit deductions. Landlords must provide an itemized statement of damages within 30 days of the tenant vacating. Without clear documentation of the property's condition at move-in, it becomes challenging to prove that damages were caused by the tenant, potentially leading to forfeiture of the right to deduct from the security deposit.

Can a tenant refuse a rental inspection in Illinois?

For routine inspections during tenancy, Illinois law generally requires landlords to provide reasonable notice, typically 24 hours. Chicago's RLTO requires at least 2 days advance notice for non-emergency entry. Tenants can refuse entry if proper notice isn't given or if the request is unreasonable. However, refusing a legally noticed inspection could be a lease violation. Move-out inspections are generally expected as part of the lease termination process.

What is the difference between normal wear and tear and tenant damage?

Normal wear and tear refers to the deterioration that occurs naturally over time with ordinary use, such as faded paint, minor scuffs, or worn carpet in high-traffic areas. Tenant damage, conversely, is caused by neglect, abuse, or carelessness, like large holes in walls, broken windows, or pet stains. Landlords cannot deduct for normal wear and tear from a security deposit, only for tenant-caused damage.

How often should landlords conduct inspections?

Beyond move-in and move-out inspections, landlords should consider conducting periodic inspections, typically annually or semi-annually. These mid-tenancy inspections help identify maintenance issues early, ensure lease compliance (e.g., no unauthorized pets), and prevent minor problems from becoming major repairs. Always provide proper notice before entering the property for these inspections.

What are the consequences of not properly documenting property condition?

Failure to properly document property condition, especially at move-in and move-out, can lead to significant legal and financial repercussions for landlords. It can result in disputes over security deposit deductions, potential lawsuits from tenants, and in Chicago, the forfeiture of the right to withhold any portion of the security deposit, potentially owing the tenant double the deposit plus attorney fees under the RLTO.

Guide · Updated 2026

Illinois Rental Inspection Checklist: A Landlord's Guide

Navigate move-in and move-out inspections in Illinois with confidence. This guide covers essential documentation, Chicago RLTO requirements, and best practices to protect your property and security deposits.

Move-in, Move-out, Annual

Recommended Inspections

Strict Deposit Rules

Chicago RLTO Impact

2 Days Minimum

Notice for Entry (Chicago)

Prevented by Documentation

Security Deposit Disputes

Important: 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.

Why Rental Inspections Are Crucial for Illinois Landlords

For Illinois landlords, conducting thorough rental inspections is not just a best practice—it's a critical component of risk management and dispute prevention. While state law doesn't always mandate them, inspections provide irrefutable evidence of a property's condition at key points in a tenancy. This documentation is invaluable when assessing security deposit deductions, addressing tenant disputes, and maintaining your property's value.

A well-documented inspection process helps differentiate between normal wear and tear, for which landlords cannot charge, and tenant-caused damage, which can be deducted from a security deposit. Without this evidence, landlords may find themselves in a vulnerable position, especially in tenant-friendly jurisdictions like Chicago.

Protect Your Investment: Documenting property condition safeguards against unwarranted claims of damage.
Avoid Disputes: Clear records minimize disagreements over security deposit returns.
Ensure Compliance: Especially vital for Chicago landlords adhering to RLTO guidelines.
Facilitate Maintenance: Regular inspections can identify maintenance needs before they escalate.

Crafting a Comprehensive Move-In/Move-Out Checklist

A detailed checklist is the backbone of any effective rental inspection. It ensures consistency and thoroughness, covering every aspect of the property from top to bottom. Both move-in and move-out inspections should use the same checklist to allow for direct comparison of the property's condition.

Key Areas to Inspect and Document:

Exterior & Grounds: Roof, siding, foundation, landscaping, fences, garage, driveways, walkways.

Interior - General: Walls, ceilings, floors, windows (glass, screens, locks), doors (condition, locks), light fixtures, smoke/CO detectors.

Kitchen: Appliances (refrigerator, stove, dishwasher, microwave), countertops, cabinets, sink, faucet, garbage disposal.

Bathrooms: Toilet, sink, shower/tub, tiles, grout, drain, exhaust fan, GFCI outlets, cabinets.

Utilities & Systems: Heating and cooling systems, water heater, electrical outlets, plumbing (leaks, water pressure), smoke/CO detectors.

Cleanliness: Overall cleanliness, presence of trash, pet odors, pest infestations.

Always take clear, dated photographs and videos before the tenant moves in and immediately after they move out. Have both the landlord (or agent) and the tenant sign and date the inspection report, acknowledging the documented condition. Provide the tenant with a copy of the move-in inspection report.

Chicago RLTO and Security Deposit Documentation

Chicago landlords operate under the stringent Residential Landlord and Tenant Ordinance (RLTO), Chicago Municipal Code §5-12. While the RLTO doesn't explicitly mandate a move-in inspection, its rules regarding security deposits make thorough documentation absolutely essential. Under the RLTO, landlords must return security deposits within 45 days of a tenant vacating, providing an itemized statement of deductions for damages. If a landlord fails to comply with any aspect of the security deposit rules, they may be liable for twice the security deposit amount plus attorney fees and court costs.

To avoid these severe penalties, Chicago landlords must be meticulous. A signed move-in inspection report, coupled with extensive photographic and video evidence, serves as the primary defense against claims of improper security deposit deductions. Without this, proving tenant-caused damage versus pre-existing conditions or normal wear and tear becomes nearly impossible.

Itemized Deductions: Must be provided within 30 days of tenant vacating (RLTO).
Proof of Damage: Clear inspection reports and media are crucial for justifying deductions.
RLTO Penalties: Non-compliance can lead to significant financial liability (double deposit + fees).
Tenant Signature: Obtain tenant's signature on move-in inspection reports whenever possible.

Understand Chicago Security Deposit Law

Frequently Asked Questions

Streamline Your Illinois Property Inspections

Don't let inspection complexities lead to costly disputes. Altus Property Partners offers expert property management services, including thorough inspections and meticulous documentation, ensuring compliance and protecting your investment in Illinois.

Get a Free Rental Analysis Learn About Our Services