Calling Landlords in Lake County, Illinois ?

Question

Hello. I wanted to get some feedback/ideas on what the current eviction process is in Lake County, Illinois? I have a tenant, who we just served a 30 day non renewal notice. They were on month to month lease. And they haven’t paid May’s rent and probably will not pay June’s rent.

With evictions not happening and courts closed. What are my options or next steps? This seems like a very difficult time to be a landlord for buy and holds! Appreciate any specifics or details for the process in today’s time.

Bob Floss II · Answer

@Rob Singh I would recommend serving a new 30 day notice on June 1st when the stay at home order is lifted. There has been discussion among the legal community that serving a formal notice violates the stay at home order and I suspect tenants and tenants counsel will be using it as a defense to have cases vacated. As of right now, I haven't heard of the Lake County court extending the closure. Cook County sent out a notice on Thursday that they will remain closed until July 6th but everything so far indicates lake county will open on schedule.

Please also check your mortgage. If you have a mortgage on your property that was backed by a federal agency like FHA, you won't be able to file an eviction for several more months due to the CARES act.

If you don't violate the CARES act, you can start an eviction once we get into June.

Rob Singh · Answer

Hi @Kate Koeller let's chat when you have moment. Feel free to send me a private message and we can chat via phone. Thanks

Kate K. · Answer

Hi Bob!

We have a similar situation in Lake County, IL, with our neighbors who are not our tenants but I am trying to help the landlords, who are an older couple and our terrible neighbors (their tenants) not only trashed the property they are renting, they turned our back yard in to their dogs' toilet too! They ran the property down to unsanitary condition, green bottle flies are flying everywhere over dogs feces (during very hot weather it stinks horribly too!), and they don't even clean up. We had to call the police on multiple occasions... I tried to reason with them but they responded disrespectfully and refused to clean up or keep their dogs on the leash, they don't let the landlord in the house, the don't pay rent for the past 12 months (or just about), they don't move out and keep lying to police and the property owner that they will move out but instead they just had another baby, brought in the 3rd dog, took the sign "for rent" down which landlord put up, and seems like have no intention to move out what so ever!!! They deliberately abusing landlords' compassion and taking advantage of their kindness. Landlords came in today to remind them about lease being expired this past June, instead were attacked by millions of wasps, coming from wasps' nest, which tenants created by having stacks of hey against the house from last Halloween, and didn't even bother to open the door to the owners today to find out if he is ok after wasps attack! He was bitten very badly. I offered my help, gave him vinegar to rub the skin on his arms and legs to neutralize the bites immediately. He didn't want to go to the hospital. Hope he is ok. But I'll follow up with them tomorrow.

According to the law, even before Coronavirus tenants couldn't be evicted during winter months, so that means if they won't move out in a near months, which is very unlikely, as it's very clear that they have no intention to move, they will be getting "free housing" for another year! It's so unfair and a terrible situation for this elder couple to be in as the owner and to still have destroyed their property on top of that... I'd like to help them out with everything I can with this eviction process. What should they start with and what actions should they take? Of course, I will talk to them about thorough screening process which we do with our perspective tenants before choosing the ones we will rent our property to, but that will be later. Now they need their property saved from further damage and have these rude and irresponsible tenants out. Are there any delays as of right now due to Coronavirus wit eviction process? How long would it take to evict them?

Thank you in advance for your advice and expertise!

Rob Singh · Answer

@Bob Floss II thank you for your expertise. Can we connect offline ?

Fortunately, it’s a commercial mortgage on balance sheet loan for this apartment building. No Freddie or Fannie.