Chicago Landlord-Tenant Law & RLTO Guide

Chicago RLTO, Just Cause Eviction, security deposit rules, housing court & Evanston/Oak Park ordinances

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The Chicago Residential Landlord and Tenant Ordinance (Chicago Municipal Code §§ 5-12-010 et seq.) is one of the most comprehensive local landlord-tenant laws in the United States. Enacted in 1986 and significantly amended since, the RLTO does not merely supplement Illinois state law for Chicago properties — it largely replaces it as the operative framework. Landlords who treat Chicago rentals as simple state-law tenancies will make expensive, sometimes catastrophic, mistakes.

Which Properties Are Covered?

The RLTO applies to virtually all residential rental units within Chicago city limits, with a narrow exemption for owner-occupied buildings of 6 or fewer units where the owner actually resides on the premises. Single-family homes, two-flats where the owner lives, and owner-occupied 6-flats are exempt. Large multi-unit buildings, non-owner-occupied smaller buildings, and any building where the owner does not actually reside are fully covered.

Core RLTO Requirements at a Glance

Does the RLTO Apply to My Building?

Chicago’s Just Cause for Eviction Ordinance, effective September 2024, is the most significant change to Chicago landlord-tenant law in decades. Before this ordinance, Chicago landlords — like Illinois landlords generally — could decline to renew a month-to-month tenancy or a lease without stating a reason. The just cause ordinance eliminates that flexibility for all RLTO-covered units.

Permissible Grounds for Termination or Non-Renewal

Relocation Assistance Requirements

When a landlord terminates a tenancy for owner move-in, substantial renovation, market withdrawal, or demolition, relocation assistance must be paid to the tenant before the termination is effective. The amount is based on unit size: 1 month’s rent for studio and 1-bedroom units, 2 months’ rent for 2-bedroom units, and 3 months’ rent for units with 3 or more bedrooms. Failure to pay relocation assistance as required voids the termination notice.

Chicago’s Fair Notice Ordinance requires landlords to give tenants advance notice of rent increases and lease non-renewals that is significantly longer than the standard 30 days required by Illinois state law. The required notice period scales with the length of the tenancy.

Required Notice Periods

The Fair Notice Ordinance applies to any rent increase — not just non-renewals. If a landlord intends to raise rent at lease renewal, the required notice period must be given in advance of the renewal date, not just at the renewal date. Failing to give adequate notice means the tenant may continue at the existing rent for the notice period, even if they eventually renew.

Combined with the Just Cause Eviction ordinance, the practical implication is: for a tenant of 3 or more years, a landlord must give 120 days’ notice of a non-renewal with a qualifying just cause reason. Non-renewals without just cause are now prohibited entirely for RLTO-covered units regardless of notice length.

The Chicago Fair Housing Ordinance (Municipal Code Ch. 5-8) and the Illinois Human Rights Act prohibit discrimination in housing on the basis of a broad set of protected characteristics. The Chicago Commission on Human Relations (CCHR) enforces the local ordinance and conducts testing operations to identify violations. Penalties can be substantial.

Protected Classes in Chicago Housing

Source of Income — Section 8 Vouchers

Chicago prohibits discrimination against tenants paying with Section 8 Housing Choice Vouchers, TBRA, or any other lawful source of income. Landlords may not advertise “no vouchers,” refuse to show units to voucher holders, apply stricter income multipliers to voucher holders, or decline to process their applications. The CCHR actively tests for source-of-income discrimination. Violations carry civil penalties up to $100,000 for serious or repeat violations, plus compensatory damages and attorney’s fees.

Criminal Background Screening

Chicago landlords may not use blanket policies excluding all applicants with any criminal history. Screening criteria must be individualized and must consider the nature of the offense, time elapsed, and relevance to tenancy. Applying overly broad criminal history exclusions may constitute illegal discrimination under the fair housing ordinance. Written screening criteria applied consistently to all applicants is essential documentation protection.

All eviction actions in Cook County — whether for properties in Chicago or the suburbs — are filed in the Cook County Circuit Court. Chicago eviction cases are heard at the Richard J. Daley Center in the Loop. Suburban cases may be heard at the Daley Center or at one of several suburban district courthouses depending on the property’s location.

Cook County Circuit Court Locations

Chicago Eviction Timeline

The total timeline from initial notice to physical vacancy in Chicago typically runs 8–16 weeks for contested cases. Uncontested matters can move faster, but even default cases require proper service, the appropriate waiting period, and Cook County Sheriff scheduling for the actual eviction. Landlords should budget for this timeline in any cash flow projections. The 2024 just cause ordinance adds an additional layer of scrutiny to every proceeding.

Notice Requirements Before Filing

Chicago requires all residential rental properties to be registered with the City’s online rental registry. Registration is required annually and must be maintained current. Failure to register carries serious consequences.

Chicago Rental Registration

Suburban Cook County Registration Requirements

Several suburban Cook County municipalities also have rental registration and licensing requirements, some including mandatory inspections. Key ones to be aware of:

Entry Notice — 48 Hours Required

Under RLTO § 5-12-050, landlords must provide a minimum of 48 hours written notice before entering a rental unit for any non-emergency purpose. The notice must specify: the date, the approximate time of entry, and the purpose. Verbal notice does not satisfy this requirement. Emergency entry is permitted without notice when there is an immediate threat to life or property, but the nature of the emergency should be documented.

Repeated unauthorized entries or entries without proper notice constitute an RLTO violation and can give the tenant grounds to terminate the lease without penalty or to sue for damages. In practice, landlords should send written entry notices by text message with delivery confirmation, email, or posted written notice — and keep documentation of each entry.

Tenant Remedies for Landlord Violations

The RLTO gives Chicago tenants powerful self-help remedies when landlords fail to comply. Unlike state law, which generally requires tenants to sue for damages, the RLTO allows tenants to:

The City of Evanston maintains its own Residential Landlord and Tenant Ordinance (Evanston City Code Ch. 5-3), modeled substantially on Chicago’s RLTO. Landlords with properties in Evanston must comply with the Evanston ordinance — not merely Illinois state law — and the Evanston ordinance applies to most residential rental units in the city regardless of building size.

Key Evanston RLTO Requirements

While the Evanston RLTO closely parallels Chicago’s, the details differ in several areas — most notably the 24-hour entry notice (vs. Chicago’s 48) and the specific damage formulas. Landlords operating in Evanston should obtain and read the current Evanston RLTO text, not assume Chicago’s rules apply exactly.

Oak Park

Oak Park, a dense and politically progressive inner-ring suburb immediately west of Chicago, has enacted its own landlord-tenant ordinance with characteristics similar to the RLTO. Oak Park requires: RLTO-style lease disclosure, security deposit handling in an interest-bearing account with disclosure of account information, 24-hour entry notice, and late fee limitations. Oak Park also has an active rental registration program with annual inspections. Landlords in Oak Park should treat it as a distinct research project from Chicago proper — the spirit is similar but the specific requirements differ.

Berwyn & Cicero

Berwyn and Cicero, working-class industrial communities adjacent to Chicago’s western boundary, have enacted rental registration requirements that include inspections as a condition of licensing. Properties that fail inspection cannot legally be rented. The citation process can move quickly once a complaint is filed. Landlords in these communities should ensure all properties pass any required inspections before renting and maintain current registration throughout the tenancy.

Most Suburban Cook County Communities

For the vast majority of suburban Cook County communities outside of Chicago, Evanston, Oak Park, Berwyn, and Cicero, Illinois state law governs residential tenancies without local modification. The five-day nonpayment notice, ten-day cure notice, thirty-day month-to-month termination notice, and Cook County Circuit Court process are the complete framework. Before renting in any suburban Cook County municipality, verify with the local village or city clerk whether a rental registration or licensing requirement exists — these can be enacted or amended without widespread notice to landlords.

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