Illinois rent increase limits depend on whether you live in a rent-controlled city
Most of Illinois has no statewide cap on how much a landlord can raise your rent. However, a handful of cities—Chicago, Evanston, Oak Park, and a few others—have local rent control ordinances that set limits. Outside those cities, a landlord can raise rent by any amount, but must follow notice rules: they must give you 30 days' written notice before the increase takes effect if you have a month-to-month lease, or they cannot raise rent until your lease term ends.
The key distinction is whether your city has passed a rent control law. If it has, the increase is capped at a percentage set by that city. If it has not, there is no percentage limit—only the notice requirement. You can find out whether your city has rent control by checking your city's municipal code or contacting your local housing authority.
Key Takeaways
- Chicago, Evanston, Oak Park, and a few other Illinois cities have rent control laws that cap increases; most of Illinois does not.
- In cities without rent control, landlords can raise rent by any amount but must give 30 days' written notice on a month-to-month lease.
- A landlord cannot raise rent during the term of a lease—only when the lease renews or converts to month-to-month.
- Some cities allow higher increases for certain properties, such as newly constructed buildings or buildings that have undergone major renovation.
- If a landlord does not follow the notice requirement, the rent increase may not be enforceable.
Rent control in Chicago and other Illinois cities
Chicago's rent control ordinance caps annual increases at the lower of 5 percent or the percentage increase in the Consumer Price Index (CPI) for the previous 12 months. This applies to most residential buildings built before 1989. Buildings constructed in 1989 or later are exempt from the cap for the first 8 years after construction.
Evanston caps increases at 5 percent per year, with some exemptions for new construction and substantial rehabilitation. Oak Park uses a similar model tied to inflation. Each city defines which properties are covered and which are exempt, so the rules are not identical across all rent-controlled cities. If you live in one of these cities, your lease or rent notice should reference the local ordinance.
To find the exact cap in your city, search "[your city name] rent control ordinance" or contact your city's housing or community development department. They can tell you whether your building is covered and what the current year's allowable increase is.
How notice requirements work in Illinois
Illinois law requires landlords to give tenants written notice of a rent increase at least 30 days before the new rent is due. This applies statewide, regardless of whether your city has rent control. The notice must be in writing and must state the new rent amount and the date it takes effect.
If you have a fixed-term lease—for example, a one-year lease—the landlord cannot raise your rent until that lease ends. Once the lease expires, the landlord can offer a new lease at a higher rate, or the tenancy can convert to month-to-month, at which point the 30-day notice rule applies. If you do not agree to the higher rent, you can choose not to renew the lease.
A notice that does not meet these requirements—for instance, one that gives fewer than 30 days or is not in writing—is not valid. If your landlord tries to enforce an increase without proper notice, you can dispute it and may have grounds to withhold the increase or file a complaint with your city.
Exemptions and special cases in rent-controlled cities
Most rent-controlled cities exempt certain types of properties from the cap. In Chicago, for example, buildings with fewer than 6 units are often exempt, as are owner-occupied buildings. Single-family homes may also be exempt depending on the city. New construction is typically exempt for a set period—often 8 to 10 years—to encourage building.
Some cities allow landlords to pass through costs for major capital improvements—such as a new roof, HVAC system, or structural repair—as a separate increase on top of the annual cap. This is called a "capital improvement pass-through" or "major capital improvement" increase. The landlord must document the work and give notice, and the increase is usually capped at a percentage of the improvement cost spread over several years.
If you are unsure whether your building is exempt or whether a capital improvement increase is legal, contact your city's housing department or a local tenant rights organization. They can review your lease and notice and tell you whether the increase complies with local law.
What to do if you receive a rent increase notice
When you receive a rent increase notice, first check whether it meets the notice requirement: it should be in writing, state the new amount, and give you at least 30 days before the increase takes effect. If it does not, the increase may not be enforceable.
Next, determine whether your city has rent control. If it does, compare the increase to the allowable cap for the current year. Your city's housing department or a tenant rights organization can tell you what the cap is. If the increase exceeds the cap and your building is not exempt, the increase violates local law.
If you believe the increase is illegal, you have several options. You can contact your city's housing department to file a complaint, reach out to a local legal aid organization, or consult a tenant rights attorney. Some cities have enforcement mechanisms that allow tenants to challenge increases in writing or through a hearing process. Do not ignore the notice—respond in writing if you dispute it, and keep copies of all correspondence.
Month-to-month leases and lease renewal
If you have a month-to-month lease, your landlord can raise the rent with 30 days' written notice. This is true in all of Illinois, though the amount of the increase is capped in rent-controlled cities. Month-to-month tenancies are common when a fixed-term lease expires and neither party signs a new lease.
When a lease is about to expire, the landlord can offer a new lease at a higher rate. You are not required to sign it. If you do not sign and do not move out by the lease end date, the tenancy typically converts to month-to-month at the old rent, and the landlord must then give 30 days' notice of any increase. This conversion is automatic in most cases, but check your lease to see what it says.
If you want to stay but cannot afford the new rent, you can negotiate with the landlord, seek a smaller increase, or look for other housing. You can also contact a local tenant rights organization to understand your options and whether the increase is legal under local law.
Frequently Asked Questions
Can a landlord raise rent in the middle of my lease?
No. A landlord cannot raise rent during the term of a lease. The increase can only take effect when the lease expires or converts to month-to-month. If your lease says the rent can be raised mid-term, that clause may not be enforceable under Illinois law.
What is the rent increase cap in Chicago right now?
Chicago's cap is the lower of 5 percent or the CPI increase for the previous 12 months. The exact percentage changes each year based on inflation. Check the City of Chicago's housing department website or call 311 to find the current year's allowable increase.
Do I have to pay a rent increase if the notice was less than 30 days?
No. Illinois law requires 30 days' written notice. If your landlord gave you less notice, the increase is not valid. You can refuse to pay the higher amount and contact your city's housing department or a tenant rights organization to report the violation.
Are new apartment buildings exempt from rent control in Illinois?
In rent-controlled cities, yes—usually for 8 to 10 years after construction. Outside rent-controlled cities, there is no cap on any building. Check your city's ordinance or contact the housing department to find out when the exemption expires for your building.
What should I do if I think my rent increase is illegal?
Contact your city's housing or community development department to file a complaint. You can also reach out to a local legal aid organization or tenant rights group. Keep copies of the notice and any written responses. Some cities allow you to challenge the increase in writing or through a hearing.