Cook County Eviction Law & Procedure

   by Barry Kreisler

(This outline of Cook County Eviction Law and Procedure was part of a presentation made by Barry Kreisler to the 2010 annual Celebration of Real Estate Investor Knowledge seminar sponsored by the real estate investor group WCRT)

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Law Offices of Barry Kreisler, P.C.

Chicago Landlord Eviction Lawyers

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Chicago, IL 60647

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The Law Offices of Barry Kreisler, P.C. are Chicago landlord eviction attorneys who assist Chicago and other Cook County landlords in handling evictions and other legal matters relating to their business and real estate interests.  For more information, feel free to contact Barry Kreisler at any time.

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COOK COUNTY EVICTIONS

Presented August 8, 2010

Celebration of Real Estate Investor Knowledge (CREIK)

By BARRY KREISLER

www.kreislerlaw.com

(773) 394-6400, ext.1

1)Types of Eviction Notices

          a)“30 day” Notice - Termination of Tenancy

          b)10 day Notice- violation of lease term or condition

          c)5 day Notice – nonpayment of rent

          d)Note for nonresidential tenancies and residential tenancies outside Chicago and Evanston, lease may waive requirement of 5 day notice

          e)In Chicago residential property, 30 day advance Notice to tenant of refusal to renew lease

                    i)Consequence of failure to serve is to create a 60 day tenancy

2)Service of Eviction Notice

          a)Posting – virtually useless

          b)Certified or Registered Mail – probably only usable in unlikely event tenant actually signs the post office receipt

           c)Substitute Service

                     i)Usual Place of Abode

                     ii)13 or older

           d)Personal Service

3)Initiation of Suit

           a)Straight Possession v Joint Action

           b)Most Cook County actions filed and prosecuted in Daley Center

                     i)Motion for Change of Venue

           c)Summons must be served at least seven (7) days before trial date

           d)Who must be served

                      i)Unknown Occupants

4)Summons Service

           a)Sheriff Original Service

           b)Sheriff Alias Summons

           c)Special Process Server

                     i)Motion to Appoint

           d)Service by Posting

                     i)Diligence Requirement

5)Initial Trial Date

           a)Continuance for Attorney

           b)Effect of Jury Demand

           c)Affirmative Defenses and Counterclaims

           d)Motion for Discovery

                     i)Interrogatories

                     ii)Notice to Produce

                     iii)Deposition

                     iv)Request to Admit

           e)DWP (fee to Reinstate)

6)If Jury Trial Requested

           a)May be waived in nonresidential lease

           b)Courtroom 1404

           c)One week to Status

           d)Motion for U & O

           e)Subsequent Status Dates and U & O Hearing

7)Affirmative Defenses and Counterclaims

           a)Must Be Germane to the issue of Possession

           b)Retaliatory Eviction – both State law and Chicago RLTO

           c)Unlawful discrimination

           d)Improper Notice

           e)No Rent Owed

           f)Rent tendered within 5 day notice period

           g)Habitability – failure to maintain residential premises in accordance with  law, which rendered rental value to have been reduced by an amount at least equal to the claimed rent – not applicable to non-residential property under separate covenant doctrine

           h)Violations of Chicago RLTO

                      i)Security Deposit Violations

                               (1)Commingling

                               (2)Failure to pay interest within 30 days end of year

                               (3)Failure to give receipt

                      ii)Interference with Tenancy

                      iii)Retaliatory Conduct

                      iv)Rental Agreement Violations

                                 (1)Late fee > $10 + 5% monthly rent > $500

                       v)Failure to attach copy of a summary of Chicago RLTO

                       vi)Award of attorney fees to successful counter-plaintiff

8)Use and Occupancy Motion

            a)Meaning

            b)General Rules

            c)Enforcement

9)Judgment

            a)If service by posting, only in rem

            b)If personal service, can obtain money judgment

            c)Eviction order enforcement expires after 90 days, unless extended by specific court order

            d)Stay of enforcement

            e)Post judgment U & O order

10)Post trial motions

            a)If timely filed, stays enforcement while pending

            b)Can challenge judgment

            c)Can seek extended stay of enforcement

11)Enforcement of Eviction

            a)Initial eviction procedure

                      i)2 certified copies of order + 2 additional copies

                      ii)$60.50 fee

                      iii)Eviction disclosure form

                      iv)Sheriff’s backlog in enforcement

                      v)Possible cancellation for inclement weather, during holiday season

            b)Day of eviction