All Forum Posts by: Chrystian Tapia

Hello BP Community,

I'm a first time landlord, I recently purchased a multifamily building in Chicago, Cook County. I made a cash for keys agreement with a tenant. About a week before the vacancy date on our agreement, i gave the money to the tenant so they can move into their new apartment. Both the agreement and the reciept of the money was documented and notarized. As you may have already guessed, the tenant did not vacate the property. Aside from the traditional eviction process, are there any other options available to remove the tenant from my property? Does the notorized cash for keys agreement, carry any weight? Is breaking the agreement a criminal offense? If anyone can shed some light on this topic or offer a suggestion, I would greatly appreciate it. Thank You!

Oh yeah, the water is still shut off.

John-

I've spoken with 3 attorneys on this issue and received 3 different answers. So i'm hoping to connect with someone who has actually been in this situation, preferably someone local. Thank you.

Hello Bigger Pockets Family,

I have a question regarding evictions in cook county Illinois. I recently purchased a property at the Judicial auction. I received a court order with the following title," ORDER APPROVING REPORT OF SALE AND DISTRIBUTION, CONFIRMING SALE, AND ORDER OF POSSESSION. I'm mostly curious about the paragraph regarding possession as it reads," The successful bidder is entitled to and shall have possession of the subject property as of 60 days after the entry of this order against (defendant's names), without further order of the court, as provided in 735 ILCS 5/15-1701; That the sheriff of Cook County is directed to evict and dispossess: (defendants names) at the subject property (property address). Does this mean I do not have to go through the standard eviction process? Should I get a head start on the eviction process in case the occupant does not leave after 60 days? Any advice would be greatly appreciated. Thank you!

Zoran-

Sorry for the late reply, I did consult an attorney and I paid the full amount. I tried to negotiate with the water department but they didn't budge. Now I just have to deal with getting possession of the property from the previous owner, he is still occupying the property.

Hello Bigger Pockets Family,

I have a legal question regarding evictions in cook county Illinois. I recently purchased a property at the Judicial auction. I received a court order with the following title," ORDER APPROVING REPORT OF SALE AND DISTRIBUTION, CONFIRMING SALE, AND ORDER OF POSSESSION. I'm most curious about the paragraph regarding possession as it reads," The successful bidder is entitled to and shall have possession of the subject property as of 60 days after the entry of this order against (defendant's names), without further order of the court, as provided in 735 ILCS 5/15-1701; That the sheriff of Cook County is directed to evict and dispossess: (defendants names) at the subject property (property address). Does this mean I do not have to go through the standard eviction process? Any advice would be greatly appreciated. Thank you! 

Dennis - 

I was preparing myself to pay the full amount, but I figured it was worth asking. Thanks for the information.

I recently purchased a property at the judicial auction, so I inherited the past due water bill as well. Its about $2,000 plus a reconnection fee. Its my first investment, so I'm trying to figure out if anyone has been able to negotiate a water bill down to a lower amount. The property is in cook county, IL. Any info would be greatly appreciated, Thanks.

Mike Ko - I just sent them a letter and included my contact info in case they had any questions. I made it clear in the letter that I want to occupy the property once I have the deed. So I agree with you Mike, I don't want to lease it to the current occupants.

George Skidis - Thanks so much for the advice. I think sending them a letter is great idea. I would prefer to fix n flip the property, so if I have any issues I will definitely consult with an attorney. Thanks again!