Tenant problems at your Chicago property? You can still sell.
We buy houses, two-flats and small buildings across Chicago and Cook County with tenants still living there, including tenants who are behind on rent, and we close on a date that works for you.
Get an offer on your occupied house
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
How a problem tenancy plays out in Chicago and Cook County
A tenant who stops paying or damages a unit puts you in a tough spot. The mortgage, taxes and insurance still come due, and the law gives you a set process to follow. Knowing that process helps you choose to see it through, settle, or sell the property with the tenant still there. In Illinois, selling a building does not usually end an existing lease. The buyer takes over as landlord.
- Serve the right written notice.
Illinois Legal Aid Online describes three common notices: a 5-day notice for unpaid rent, a 10-day notice for lease violations or criminal activity, and a 30-day notice when a lease is ending and won’t be renewed. Local ordinances or the lease itself can require longer notice. In Chicago, notice to end or not renew a tenancy runs 30, 60 or 120 days depending on how long the tenant has lived there.
- File an eviction case.
If the notice period runs out, the landlord can file an eviction case in the Circuit Court of Cook County. The tenant is served with a summons by the sheriff or a special process server. First court dates in Cook County are held remotely by Zoom or phone.
- Use the Early Resolution Program.
Landlords and tenants who come to court without a lawyer are referred to the Early Resolution Program on the first court date. It offers free legal help, mediation and referrals to rental assistance, and you don’t need a court case to call.
- Get a judgment, then wait for the sheriff.
Only the sheriff can remove a tenant in Illinois, and only with a judge’s eviction order. The Cook County Sheriff does not carry out evictions on days that are 15 degrees or colder or during dangerous weather, and it pauses evictions over the winter holidays.
The Chicago Residential Landlord and Tenant Ordinance (RLTO) adds its own rules for most rentals in the city. A tenant behind on rent can stop an eviction by paying all back rent and the landlord’s court filing fees before the judge enters an eviction order, though that option generally isn’t available a second time. If you accept late rent, you can’t evict for that missed payment. Landlords must give two days’ notice before entering for repairs or inspections, except in an emergency.
Lockouts are illegal. Changing locks, removing doors or a tenant’s belongings, or shutting off heat, water or utilities to force someone out can bring fines of $200 to $500 a day in Chicago. Retaliating against a tenant who complains is also prohibited.
Ways out, compared
A payment plan, rental assistance or a mediated agreement through the Early Resolution Program can keep a tenancy going or end it on agreed terms. It costs the least when both sides are willing to talk.
Completing the case gives you an empty building and the widest pool of buyers. It can take months, and you carry the taxes, insurance and lost rent the whole time.
Some owners pay a tenant to move out by an agreed date. It only works if the tenant agrees, and the terms should be in writing.
We buy occupied properties as-is, including ones with unpaid rent or a pending case, pay the normal closing costs and all transfer taxes, and close on your date.
How we buy a house with tenants in it
You don’t have to wait for a vacant unit to get an offer. We look at what you have today and price the property for its condition and its tenancy.
- We review the paperwork. Leases, the rent ledger, deposit records and any notices or court filings tell us where things stand.
- We schedule one walk-through. You give tenants proper notice, and in Chicago that means at least two days. If we can’t see a unit, we tell you how that affects the offer.
- We handle a pending case openly. If an eviction is already on file, your attorney and the title company work out how it is handled when ownership changes. We don’t ask you to cut corners to deliver a vacant unit.
- Closing credits are standard. Rent collected for the closing month is prorated, security deposits are credited to the buyer, and property taxes are credited because Illinois bills them a year behind.
- We cover the costs. Our offer includes paying the normal closing costs plus every transfer tax, state, county and Chicago’s own.
After closing, tenants get written notice of the new owner and where to pay rent. Their lease rights continue.
What a cash-for-keys agreement is, and what it isn’t
Cash for keys is a voluntary deal. The owner pays the tenant an agreed amount, and the tenant moves out by a set date and returns the keys. Payment is usually made at move-out, after the unit is checked. Some tenants welcome the help with moving costs. Others say no, and that is their right.
A fair agreement is written down and plain. It usually covers:
- The move-out date and what happens if it slips
- The amount, when it’s paid and how
- The condition the unit should be left in and what happens to belongings left behind
- How the security deposit and any unpaid rent are handled
- What happens to any pending eviction case
An offer of money is never a substitute for the legal process, and it can’t be paired with threats, lockouts or utility shutoffs. Both sides are better off getting advice first. Mediators in the Early Resolution Program can help a landlord and tenant reach and record terms like these.
Three steps. You pick the closing date.
- Tell us about the house
Fill out the form or call (773) 825-9855. A few quick questions, no pressure.
- Get a fair cash offer in 24 hours
We look at the house with you and show you how we got the number. No obligation.
- Close on your date
As soon as 2–3 weeks, or take more time. We close at a local title company and pay your closing costs.
Questions sellers ask
Can I sell my Chicago house while a tenant is living there?
Yes. A sale doesn’t usually end a lease in Illinois, so the tenant can stay and the buyer becomes the landlord on the same terms.
Can I sell while an eviction case is pending in Cook County?
Yes, but talk to your attorney first about how the case is handled after the sale. We buy properties with pending cases and price them for the situation.
How long does an eviction take in Cook County?
It varies with the notice period, court scheduling, any defense the tenant raises and the sheriff’s calendar. Winter weather and the holiday pause on sheriff evictions can add time.
Can I change the locks if my tenant stops paying rent?
No. Lockouts and utility shutoffs are illegal, and in Chicago they carry daily fines. Only the sheriff can remove a tenant, with a court order.
Is the Early Resolution Program only for tenants?
No. Landlords without a lawyer can also get free legal help and mediation through it. You can call before a case is ever filed.
Does the RLTO apply to my two-flat?
If you live in a building with six or fewer units, it is generally exempt. If you moved out and rent every unit, the RLTO usually applies.
Do you need to see inside every unit?
We ask for one walk-through with proper notice to the tenants. If a tenant won’t allow access, we tell you how that affects the price.
Who pays closing costs when I sell an occupied house to you?
We pay the normal closing costs and all transfer taxes. Your mortgage payoff and any liens are paid from your proceeds at the title company.
Selling a Chicago Two-Flat or Three-Flat With Tenants