Frequently Asked Questions
🏠 Renting a Property
To rent one of our properties in Illinois, you will generally need to meet the following criteria: a credit score of 650 or higher, verifiable monthly income of at least 3–3.5x the monthly rent, a clean rental history with no evictions in the past 5 years, valid government-issued photo ID, and a completed rental application with signed consent for background and credit checks. Co-signers MAY be permitted if you do not meet income requirements independently.
You can apply directly through our website by clicking the ‘Apply Now’ button on any listing page, or by visiting our office. Each applicant 18 years and older residing in the unit must submit a separate application. There is a non-refundable application fee (typically $75 per adult) to cover the cost of credit and background reports and application processing. Applications are processed in the order they are received, and approval typically takes 3-4 business days once all required documents have been submitted.
Under Illinois law (765 ILCS 710), security deposits are typically equal to one to two months’ rent depending on the property and your credit profile. The deposit is due at lease signing along with the first month’s rent. We accept certified check, money order, or ACH bank transfer for the initial deposit — personal checks are not accepted for move-in funds. Your deposit is held in a federally insured interest-bearing account as required by Illinois law.
Included utilities vary by property and these are clearly listed under the Lease Terms section of Property details of this website and in your lease agreement. Many of our single-family homes and units require tenants to establish their own accounts for electric, gas, and water/Sewer and trash. Some multi-family buildings include water/trash in the rent. Always review the ‘Lease Terms’ section on the Property Details page or ask our team before signing to avoid surprises.
Pet policies vary by property. Pet-friendly listings are marked clearly on our website. Where pets are allowed, we typically require a non-refundable pet fee ($250–$500 per pet) and/or an additional monthly pet rent ($25–$75/month). Breed and weight restrictions may apply for dogs. Emotional Support Animals (ESA) and Service Animals are handled separately under the Fair Housing Act — please contact us with documentation. All pets must be disclosed on the application.
Our standard lease term is 12 months. In some cases, we offer 6-month or month-to-month leases at adjusted rates. Month-to-month agreements may be available after the initial lease term expires, typically at a premium of $100–$200/month above the standard rent. All lease terms are clearly defined in your rental agreement and any deviations are documented in writing as an addendum.
Subleasing is not permitted without prior written consent from our management team. All adult occupants (18+) who will reside in the property must be listed on the lease and must pass the standard screening process. Unauthorized subletting is a lease violation that may result in lease termination. If your circumstances change and you need to add an occupant, please contact us to process an application and lease amendment.
Approximately 60–90 days before your lease end date, you will receive a renewal notice with the terms for the upcoming period. You can choose to renew, go month-to-month (if available), or provide written notice of your intent to vacate. Under Illinois law, most leases require 30–60 days written notice to vacate. Failure to provide proper notice may result in forfeiture of all or part of your security deposit. We encourage early communication so we can work together on a smooth transition.
💵 Rent Payments & Fees
Rent is due on the 1st of each month. We offer several convenient payment methods: online via our tenant portal (ACH/bank transfer ; credit/debit card payments incur a processing fee), or by setting up automatic ACH payments. We strongly recommend the tenant portal — payments are posted instantly and you receive email confirmation.
Illinois law (765 ILCS 710/735) provides a 5-day grace period. Rent received after the 5th of the month is considered late and a late fee will be assessed. Our standard late fee is $150, as stated in your lease agreement Repeated late payments are noted in your rental history and may affect lease renewal or may even cause eviction. If you anticipate difficulty paying on time, please contact us before the due date — we may be able to discuss a payment arrangement.
A returned payment of funds due to insufficeint funds in your bank account , you will be charged a $50 per Illinois law and your lease terms. After a returned funds, you may be required to pay all future rent via certified funds (cashier’s check or money order) for the duration of your tenancy. Two returned payments within a 12-month period may constitute a lease violation. Rent is not considered paid until funds fully clear.
At move-in you will pay: first month’s rent, security deposit, and where applicable, a non-refundable pet fee or key/fob deposit (fully refundable upon return) and a move-in fee of $150. Some properties in HOA communities may require a separate HOA move-in deposit — this will be disclosed upfront. There are no hidden administrative or ‘processing’ fees added at signing beyond what is disclosed in your lease.
Under the Illinois Security Deposit Return Act (765 ILCS 710), landlords must return your deposit (or provide an itemized statement of deductions) within 30 days of lease termination and surrender of possession. Deductions may be made for unpaid rent, damage beyond normal wear and tear, or unreturned keys. Normal wear and tear — minor scuffs, small nail holes, light carpet wear — cannot be charged to you. We conduct a formal move-out inspection and encourage tenants to be present.
Rent increases are only applied at lease renewal — your rent cannot be increased mid-lease. We provide written notice of any rent change at least 30 days before your lease renewal date (60 days for month-to-month tenants). Illinois does not have statewide rent control, but we strive to keep increases reasonable relative to market conditions. You always have the option to decline the renewal and vacate with proper notice.
🔧 Maintenance & Repairs
Maintenance requests can be submitted 24/7 through your online tenant portal at our website — this is the fastest and most trackable method. You can also Text / call our office at (773)231-7567 during business hours (Mon–Fri 9am–5pm) or email our maintenance team at pm@sohumrealty.com. For all non-emergency requests, please use the portal so we can prioritize, track, and document work orders properly. You will receive an acknowledgment within 24 hours and a scheduled repair window.
Emergency maintenance situations include: complete loss of heat when outdoor temperatures are below 55°F (legally required within 24 hours in Illinois), gas leaks (call 911 and your gas provider immediately), flooding or major water leaks, sewage backups, loss of hot water, security issues such as broken locks or doors, and electrical sparks or outages affecting the entire unit. Please Text (773) 231-7567 with **** Emergecy ***** and leave a voice mail . Non-emergency requests submitted may be rescheduled and could incur fees.
Under the Illinois Residential Tenants’ Right to Repair Act, landlords are responsible for maintaining the property in a habitable condition, including structural repairs, HVAC systems, plumbing, electrical, and appliances provided with the unit. Tenants are responsible for minor upkeep (replacing light bulbs, batteries in smoke detectors), keeping the unit clean, and reporting maintenance issues promptly. Damage caused by tenant negligence or misuse is the tenant’s financial responsibility and will be deducted from the security deposit.
Any alteration, improvement, or modification — including painting walls, adding shelving, installing fixtures, or changing flooring — requires prior written approval from our management team. Approved alterations are typically required to be reversed upon move-out unless we agree in writing that they may remain. Unauthorized alterations are a lease violation and the cost of restoration will be deducted from your security deposit.
Response times depend on the priority level. Emergencies are addressed within 24 hours. Urgent non-emergency repairs (e.g., non-heating HVAC, plumbing leaks) are typically addressed within 2–5 business days. Routine maintenance (e.g., appliance servicing, minor fixes) is scheduled within 7–14 business days. Delays due to parts availability, contractor scheduling, or weather will be communicated to you proactively. You will always have a repair ticket number to track progress.
Illinois law (765 ILCS 735) provides tenants remedies for landlord non-performance of essential services. If a repair that affects habitability is not completed within 14 days of written notice, you may have the right to repair-and-deduct (up to $500 or half a month’s rent, whichever is greater) or to withhold rent in an escrow account until the repair is made. We strongly encourage direct communication with our team before pursuing legal remedies — most issues are resolved promptly.
🏢 Property Management Services
We offer a full spectrum of property management services including: tenant screening and placement, lease preparation and execution, rent collection and disbursement, maintenance coordination, move-in and move-out inspections, financial reporting and owner statements, property marketing on 30+ platforms, eviction processing support, and legal compliance oversight under Illinois landlord-tenant law. We offer tiered packages — leasing-only, full management, and a la carte services — to fit every landlord’s needs and budget.
Our full-service property management fee is typically 8–10% of monthly collected rent. Leasing/placement fees for finding a qualified tenant are generally 50–100% of one month’s rent (one-time). Lease renewal fees, maintenance coordination fees, and eviction filing fees may apply and are detailed in the management agreement. We believe in transparent, no-surprise pricing — every fee is disclosed in your contract before signing.
Our tenant screening process includes: full credit report review, national criminal background check, sex offender registry check, nationwide eviction history search, employment and income verification, and landlord reference checks. We use a consistent, objective scoring system to ensure compliance with the Fair Housing Act and Illinois Human Rights Act. A written screening criteria policy is available upon request. Owners are notified of final decisions, and all documentation is retained in your file.
Evictions in Illinois follow a defined legal process. We begin with a proper written notice (5-Day Notice for non-payment, 10-Day Notice for lease violations). If the tenant does not comply, we file an Eviction Complaint in the appropriate circuit court. We work with experienced Illinois eviction attorneys on your behalf. The average timeline is 30–90 days depending on the county and whether the case is contested. We keep owners informed at each stage and document all actions carefully to protect you legally.
Owner disbursements are processed monthly, typically between the 10th and 15th of each month after rent is collected and expenses are reconciled. You will receive a detailed monthly owner statement via email and through your owner portal, showing rent collected, management fees, maintenance costs, and net proceeds. Year-end 1099 statements are issued by January 31st each year for tax purposes. Our owner portal gives you 24/7 real-time access to all financials, documents, and maintenance records.
We manage single-family residential homes, condominiums, townhomes, duplexes, and small multi-family buildings (up to 20 units) throughout the Illinois rental market. We specialize in the suburban Chicago metro area and central Illinois markets. We do not currently manage commercial properties, student housing complexes, or large apartment communities. If you are unsure whether your property qualifies, please contact us for a free consultation.
Yes. Our management agreements typically include a 30–60 day termination clause with written notice, provided there are no active disputes or outstanding invoices. We make transitions smooth by preparing a full handover package including current lease copies, tenant contact information, maintenance history, security deposit accounting, and financial records. We comply with all transfer obligations under Illinois law and do not retain tenant deposits during transition — all funds are transferred directly to you or the new manager.
📄 Lease Policies & Legal
Breaking a lease early exposes you to financial liability equal to the remaining rent until the unit is re-rented. Under Illinois law, the landlord must make reasonable efforts to re-rent the property (duty to mitigate). Early lease termination fees may apply as specified in your lease. Accepted reasons for early termination without full penalty include: active military deployment (Servicemembers Civil Relief Act), domestic violence (with documentation under 765 ILCS 720), unit becoming uninhabitable, or by mutual written agreement with management.
Yes. All tenants are required to carry a renter’s insurance policy with a minimum of $100,000 in personal liability coverage for the duration of their tenancy. This protects you in the event of fire, theft, water damage, or liability claims. Our company must be listed as an additional interested party on your policy. Proof of insurance is required before receiving your keys. Many tenants find policies for as little as $10–$20/month through providers like Lemonade, State Farm, or Allstate.
Receiving an eviction notice does not mean you must leave immediately. A 5-Day Notice for non-payment of rent gives you 5 days to pay the full amount owed or vacate. A 10-Day Notice for lease violations gives you 10 days to cure the violation. A 30-Day Notice terminates a month-to-month tenancy with no cure option. If you receive any notice, contact us immediately to discuss options. Legal aid organizations in Illinois (such as Prairie State Legal Services) may provide free assistance if you qualify.
All of our properties are non-smoking — this includes cigarettes, cigars, pipes, and marijuana/cannabis. Smoking or vaping inside the unit or within 25 feet of doorways, windows, or vents is a lease violation. Illinois legalized recreational cannabis (2020), but landlords retain the right to prohibit smoking on their properties. Violations may result in lease termination. If you are a cannabis user, consumption via edibles or vaporizing in designated outdoor areas (per property rules) may be accommodated — confirm at signing.
Federal fair housing law prohibits discrimination based on race, color, national origin, religion, sex, disability, and familial status. Illinois law additionally protects against discrimination based on sexual orientation, gender identity, marital status, age, military status, and source of income. We are committed to equal opportunity housing and full compliance with the Fair Housing Act and the Illinois Human Rights Act. If you believe you have been treated unfairly, you may file a complaint with HUD or the Illinois Department of Human Rights.
Low-impact home-based businesses (e.g., remote freelancing, consulting, online businesses that do not require client visits or signage) are generally permitted unless restricted by local zoning or HOA rules. Any business involving regular customer traffic, delivery vehicles, commercial signage, employees on-site, or regulated activities requires prior written approval. Some Illinois municipalities have specific home-based business ordinances. We recommend checking with your municipality and disclosing your situation to us before commencing operations.
📜 Move-In & Move-Out
🏭 Illinois-Specific Rules & Regulations
Illinois is generally considered a balanced to tenant-friendly state. The Illinois Residential Landlord and Tenant Act (RLTA) provides strong protections for tenants, particularly in the City of Chicago which has its own additional Residential Landlord and Tenant Ordinance (RLTO). State law covers security deposit rules, habitability requirements, repair rights, retaliation protections, and anti-discrimination provisions. However, there is no statewide rent control, and eviction procedures — while structured — can move relatively efficiently for landlords outside of Cook County.
Yes. For properties built before 1978, federal law (EPA/HUD) requires landlords to disclose known lead-based paint hazards and provide tenants with the EPA’s ‘Protect Your Family from Lead in Your Home’ pamphlet before lease signing. Tenants have a 10-day period to conduct a lead inspection at their own cost. Failure to provide this disclosure is a federal violation. All our pre-1978 properties comply fully with lead disclosure requirements, and documentation is included in your lease packet.
Under the Illinois Smoke Detector Act and Carbon Monoxide Alarm Detector Act, all dwelling units must have working smoke detectors on every floor and within 15 feet of each sleeping area, and carbon monoxide detectors within 15 feet of sleeping areas in units with gas appliances, fireplaces, or attached garages. Detectors are provided and installed by the landlord. Tenants are responsible for testing detectors monthly and replacing batteries. Tampering with or removing detectors is a serious safety violation and a lease breach.
Yes. Under 765 ILCS 720 (Safe Homes Act), victims of domestic violence, sexual assault, or stalking have the right to early lease termination without penalty upon providing documentation (police report, protective order, or statement from a licensed professional). Landlords may not deny housing, terminate tenancy, or discriminate against someone based on their status as a victim. Locks may also be changed by a victim upon written request. We are committed to supporting tenants in these situations with full legal compliance and confidentiality.
Illinois law requires landlords to provide at least 24 hours advance written notice before entry for non-emergency purposes (inspections, repairs, showings). Entry must occur at reasonable times. Emergency entry (fire, gas leak, flood) is permitted without notice. We respect your privacy and will always provide proper notice. Entry is always documented in writing, and you have the right to refuse entry if notice was not given. Repeated unauthorized entry may constitute harassment under Illinois law.
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