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While most of the landlord-tenant relationships function without any issues, occasionally, landlord-tenant relations break down. […] The post Eviction Description appeared first on Harter & Schottland.
While most of the landlord-tenant relationships function without any issues, occasionally, landlord-tenant relations break down. In some cases, the tenant fails to pay rent. If the tenant will not voluntarily turn over possession and vacate the property, the landlord may be forced to evict the tenant by bringing a “forcible entry and detainer” lawsuit. For a comprehensive description of the process by which one evicts a tenant for non-payment of rent, you should read the following case: Robinson v. Chicago Hous. Auth., 54 F.3d 316 (7th Cir. 1995). The Court wraps up the eviction process rather succinctly into five distinct steps:
1) The first essential step is that the tenant must fail to pay his or her rent;
2) The landlord must then notify the tenant in writing that the rent must be paid within no less than five days. This is commonly referred to as a “Five Day Notice”;
3) Next, the specified time period mentioned in the notice must pass without tender of payment by the tenant;
4) After the time period has passed, the landlord must sue for possession or maintain ejectment and obtain a judgment for possession. This is the point at which the court becomes involved, and this step is referred to as filing a Complaint in Forcible Entry and Detainer or Eviction; and
5) Finally, once you prevail, an order of possession will be issued pursuant to the judgment for possession.
The length of an eviction depends largely on the County in which the Complaint in Forcible Entry and Detainer or Eviction is filed. A Landlord must file the complaint in the County in which the rental property is located. A typical Lake County, Illinois eviction, for example, may take thirty to forty-five days before the tenant will be removed from the property.
If there are issues with your tenant, you should file as soon as possible. A common mistake made by many landlords is to wait to serve the five day notice upon the tenant. A tenant will make promises to pay and nothing happens. Before they know it, rent is still not paid and three months have gone by. A Landlord should serve the five day notice upon the tenant immediately after rent becomes due and is not paid. Simply serving the notice does not obligate the landlord to file for an eviction. However, the notice does get the tenant’s attention. Should the tenant fail to pay the rent after the expiration of the five days called for in the notice, the landlord has a good idea of the tenant’s position and can proceed with the eviction. Please be warned, however, that any negotiations between the landlord and the tenant during the five day notice period may affect the landlord’s ability to enforce the terms of the five day notice.
An individual landlord is not required to use the assistance of an attorney when attempting to evict a tenant. However, it is of course the wise thing to do. Forcible Entry and Detainer law can be complicated. For landlords who want help with the eviction process, Harter & Schottland handles all phases of the eviction process, including preparation of the appropriate notice to the tenant and filing of summons and forcible entry and detainer complaint; arranging for service of process by the county sheriff; preparation for court, including review of service and defendant’s answer and motions, if any; court appearances for complaints and any motions related to the complaint; and arranging the placement of the eviction order with the county sheriff for execution.
The post Eviction Description appeared first on Harter & Schottland.
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