Evanston Landlord-Tenant Rules

Security deposits: Under Evanston's Residential Landlord and Tenant Ordinance (RLTO), as amended effective January 1, 2025, a security deposit cannot be more than 1.5 months' rent and must be kept in a separate account. It must be returned within 21 days after move-out, with an itemized list of any deductions. A landlord who fails to return it can be sued for up to twice the amount withheld plus attorney fees.; Rent increases & lease renewal: Landlords must give 90 days' notice of a rent increase and 90 days' notice of a lease renewal or non-renewal. If proper notice is not given, the tenant can stay for 90 days on the same terms from the day notice is received. Late fees are capped at $25 when rent is $1,600 or less; above that, $25 plus 5% of the amount over $1,600.; Required notices/registration: Before signing, landlords must disclose the owner's or manager's name, address and phone number; who pays utilities and the past 12 months of utility costs; any City or utility shutoff threats; building code violations in the past year; known lead hazards; any pending foreclosure; and how to detect, report and remediate bedbugs. Leases must be in writing and list the full names and birthdates of all occupants. If a unit is exempt from the RLTO, the landlord must say so in writing before taking any money. Leases may not include non-disparagement clauses, waivers of tenant rights, excessive late fees, bans on calling emergency services, or a duty to pay the landlord's attorney fees. Separately, Ordinance 141-O-18 requires annual registration of all long-term rentals (single-family homes, condos, multi-unit buildings and accessory dwelling units), except owner-occupied units, registered vacant buildings, shared housing providers and short-term-only rentals. Registration costs $200 plus $12 per unit for new registrations and $12 per unit to renew. Registered units get an initial inspection and then routine inspections every 5, 3 or 1 years depending on how many violations were found last time ($50 per unit for routine inspections).; Habitability/code enforcement & complaint line: If a landlord does not make repairs within 10 days of written notice, the tenant may make minor repairs (costing less than $500 or half a month's rent) and deduct the receipted cost from rent, seek a rent reduction if the problem has been cited as a code violation, or end the lease and move out within 30 days. If heat, water or electricity is out, after written notice the tenant can obtain the service and deduct the cost, find substitute housing and deduct that cost, end the lease if it is not fixed in seven days, or sue for damages. Tenants and owners can report Property Maintenance Code violations through 311, (847) 448-4311; complaint inspections are free.