All Forum Posts by: Danielle Cage

@Mark Faustrum Thanks so much! If I use him I will absolutely mention you referred me.

Hi All,

I'm looking for recommendations for a quality eviction lawyer that services Kane County Illinois.

I just purchased a 4 unit and will be removing tenants from 3 of them. It’s possible I won’t need a lawyer, however, would like to have one ready to go in case I do. 

Thanks!

@Michael Smythe thanks for the feedback. The renter who hadn't paid ended up doing so. I do agree it may be best to not renew and get new tenants in.

@Nathan Gesner I appreciate your feedback. I'm having difficulty seeing how I can fix this all without spinning my wheels and wasting time, money, and energy. I will say the until that hadn't paid did end up doing so, but that concern would be there for awhile based on how he started off. 

What do you think about instead of giving a termination notice, keeping them at month to month but increasing to market rent beginning 05/01? I feel like those that can't afford won't stay and those that can might be able to handle a lease. Or do you think that might just be prolonging the inevitable?

@Dennis McNeely I did get something like an estoppel at closing. It had the primary tenant name, phone, monthly rent, and what date they were paid through but that was it. Nothing about who else inhabited the unit and nothing about pets. I will note this for the next time, thanks!

The seller confirmed there were no leases, so that was one good point. The deposits were credited to me at closing. Hopefully what the seller listed is accurate.

I ended up texting the until that was behind just after I posted this. He called me a few hours later and stated he had been "out of town". He told me he had been paying his brother within the first 5 days of the month and asked if he could do the same with him. I told him rents are due on the 1st for "all my buildings" and that I need to stay in alignment with that. He seemed ok with it and made payment just after the call. We'll see how he pays next month.

In Illinois what is called a 5 day notice, I believe. I won't hesitate to use it if needed. There's only one way this is going to succeed and that's to be firm on payment.

Thanks!

@Dave Kush Thank you so much for the detailed response! 

Noted on getting the leases, payment history, etc. during the purchase process. The seller was playing hard to get and I assume that's why this one sat a little longer than others on the market.

I agree month to month is not bad and I don't believe I would have purchased if there were leases in place. Since there is family in 3 of the 4, those units are all below market - which didn't help with purchase.

I've already introduced myself to the tenants and have referred to a "business partner" which I don't have and made it appear this isn't my only building. I agree that gives a bit more credibility, so thank you for those suggestions!

I also agree that I don't see a way to move the current tenant on the 15th to the 1st. This might be a "start fresh" opportunity with a new tenant. I'm still kicking this one around.

I agree those that can afford more will pay more. The prior owner did nothing to improve the building which is interesting because he has family there. With that said, since I will provide (hopefully) a better experience, I'll find renters who appreciate that.

Thanks!

I closed on a 4 unit on 3/01/24 and sure could use some help.

I appreciate any responses to anything below!

- 3 units are occupied by seller’s close family 

- All units are on month to month basis

- All units are significantly under market rent

- 1 unit pays on the 15th of the month

- 1 unit has not yet paid for Match 1st even though my information has been provided to them twice

- I have no applications or old leases

1. How do I handle the unit who hasn’t paid? I want to set a firm precedent since they’re all related

2. Would you get retro applications?

3. I want all payments due on the 1st of the month. How do I address the unit paying mid month?

4. I want to make rent increases begin May 1… do I make 1st month of lease begin April 1 at old rate or begin leases at May 1 with new rate? How do I communicate rent increases since I need 30 days (but prefer giving more time)

5. Someone recommended not renewing to the family members as it can become an issue. Any thoughts on this?

Thanks!

@John Warren I was hoping he would me a lease from the local MLS, unfortunately, he referred me to a website that his clients use. The site looks pretty solid and I could always have an attorney review after I put it together. I appreciate the offer for a PM and will take you up on it!

@Jennie Berger I think it’s a great idea to have an attorney review first. I appreciate it!

@George Skidis thank you for the information!