Oak Park, IL · Member since 2014 · 285 posts · 114 votes
Would any of you please share how much time it took you to evict a tenant in (Cook County of other Places) after giving a five day notice? I have started eviction of a tenant on February 11th and the case is still lingering on in the courts.
Investor · Chicago, IL · Member since 2013 · 2k+ posts · 1k+ votes
12y
Atul, yes try to collect. Since you were able to get a money judgment, you can now garnish his wages. Haven't done this personally but work with a collection agency so you can do this. Let us know how this goes.
This is the reason I don't buy in "Crook" county as well.
Oak Park, IL · Member since 2014 · 285 posts · 114 votes
12y
Thanks Wendall. I am definately going to try to collect. Three month eviction in Cook County especially when a tenant hires a lawyer is not bad. My loss is higher because rent was $2150 per month.
Yes definitely take Wendell's advice and go for the garnishment. My lawyer told me that you have to "post" a garnishment for 8 weeks at a time. I don't know how that factor's in with a collection agency but I would definitely go after the garnishment since you know he has a job.
Great news, My question is how did you find out? Did the sheriff contact you? My lawyer said they watch "the list" from the Sheriff's office every day so they will know when my eviction comes up.
However yesterday I get a call from another tenant in my building saying the sheriff was at the apartment of the tenants I am evicting but no one answered the door. I don't understand this as they (my tenants) have already been served and we have already been to court. My lawyer says the sheriff could have been there for another reason, but I still don't quite understand why.
Flipper / Rehabber / Real Estate Investor · Toronto, Ontario · Member since 2012 · 392 posts · 77 votes
12y
In my case the sheriff contacted my attorney the day before and then my attorney contacted me. You have to have someone at the property that will approach the sheriff in their car or else they reportedly won't even get out. And if you miss them you'll have to reschedule.
Calumet City, IL · Member since 2014 · 312 posts · 49 votes
12y
I just got a call that I am under citation for excessive trash in the alley. Yes of course this is from the tenants being evicted. And someone set two of my trash cans on fire last week. I have a police report to prove it so maybe they will give me a break.
Oak Park, IL · Member since 2014 · 285 posts · 114 votes
12y
I got possession of the house yesterday and a judgment of $5500. Went in and it is lots of garbage. Need all house painted because his kids wrote on walls. Doing all hardwood floor from carpets because carpets are too dirty to be recognized or cleaned. I came to know that he was subletting basement and extra bedroom to others after his wife left him and he was fired from his job about 6 months ago. I have 2800 security but would not file additional charges as it is not worth it. I need to pay 6 months of water bill. He moved out in late March but did not give possession. It all took three months which is not bad for Cook County.
Investor · Aurora, IL · Member since 2012 · 38 posts · 4 votes
12y
so today I finally took possession of the unit. The sheriff had to kicked in the door. I'm just glad is over. Now to start remodeling and rent the unit ASAP
Why did the sheriff have to kick the door in? Were you not there to unlock the door for the Sheriff? The last thing I need is a kicked in door that will cost me more money.
Is you question, can you file for eviction due to the tenant only making partial payments, or is your question can you accept a partial payment after filing the eviction?
Summit , IL · Member since 2012 · 6 posts · 20 votes
12y
If your question is can you file for an eviction if the tenant made a partial payment during or after the 5 day notice period, there is no clear answer. Most 5 day notices have some wording along the lines of "Only full payment will prevent an eviction." But, if the tenant in court says that they made the partial payment in agreement with you not evicting her, some judges will believe the tenant and dismiss the case, with the reasoning of why would a tenant pay if they were going to get kicked out anyway. So you have to determine for yourself on a case by case basis whether to accept partial payment, and take into consideration the dollar amount, how behind on rent are they, do you care about the money or do you just want them out, etc.
Chicago, IL · Member since 2016 · 1 post · 0 votes
9y
I'm supposed to be out December 27th 2016 and I'm trying to figure out how much time I have before the sheriff actually do show up because I have 8 kids two with special needs and I don't want them to have to go through that I'm trying to figure out like how long would it take them to before they come out are they going to come out tomorrow on the 27th or do I still have a little more time
Willowbrook IL · Member since 2018 · 3 posts · 1 vote
7y
What do you have to do with the tenants personal property inside the unit after the eviction? Do you need movers there with the sheriff shows up and do you have to put it on the curb right away or can you make arrangements