Illinois Lease Renewal: Can a Landlord Refuse?

Facing the end of your lease in Illinois and wondering if your landlord can refuse to renew? You’re not alone. Understanding Illinois lease renewal rights empowers renters to plan ahead, protect their housing, and avoid unexpected loss of their home. Here’s what every Illinois renter should know about landlords refusing to renew a lease.

Understanding Lease Renewals in Illinois

In Illinois, most rental agreements are covered by the Illinois Landlord and Tenant Act (765 ILCS 705). Standard leases often last for 12 months, but terms can vary.

• If a lease has an expiration date and no automatic renewal clause, it ends when the term is up—unless both landlord and tenant agree to renew.
• Landlords are generally not required to renew a lease unless your lease specifically promises this option.
• However, landlords cannot refuse to renew for reasons prohibited by law, such as discrimination or retaliation.

Reasons a Landlord May Refuse Lease Renewal

• Wanting to sell, remodel, or move into the property
• Choosing new tenants for personal/business reasons (as long as not discriminatory or retaliatory)

Important: Refusing to renew because you complained about repairs or exercised your legal rights is considered retaliation and is illegal under Illinois law^[1].

Required Notice for Nonrenewal in Illinois

State law requires landlords to give written notice if they don’t plan to renew your fixed-term lease:

• Year-to-year lease: At least 60 days’ written notice before lease ends
• Month-to-month lease: At least 30 days’ written notice

If you do not receive proper notice, your lease may automatically renew for another term or convert to a month-to-month tenancy. Check your lease for any additional requirements.

Fair Housing and Anti-Retaliation Protections

The federal Fair Housing Act and Illinois Human Rights Act prohibit landlords from refusing lease renewal because of protected characteristics, including race, religion, national origin, gender, disability, or family status^[2]. Local ordinances, such as in Chicago and Cook County, may provide even broader protections.

What Renters Can Do If Facing Nonrenewal

• Request the reason for nonrenewal in writing if not specified.
• Review your lease for any renewal or automatic extension clauses.
• Keep all written communication with your landlord.
• Check for signs of retaliation or discrimination.
• Contact a lawyer or tenant advocacy group if you suspect unlawful nonrenewal.

Official Forms and Where to Find Them

• Illinois 30-Day Notice to Terminate Tenancy (No-Cause Notice): Used by landlords or tenants to end a month-to-month lease. Not typically required for end-of-term fixed leases, but some landlords may provide it at the end of any tenancy.
  Download from Cook County Clerk of Court – Eviction Forms (Look for "30-Day Notice to Terminate Tenancy")
  Example: Your lease renews monthly. If your landlord doesn’t want to renew, you should receive this notice at least 30 days in advance.
• Security Deposit Return Request (sample letter): Not an official form, but many Illinois legal aid sites provide templates for renters to request their deposit back after vacating at lease end.
  See sample letters on the Illinois Legal Aid site.

More on forms and official actions can be found via the Cook County Circuit Court - Eviction Forms Page.

What Board Handles Renters' Disputes in Illinois?

In Illinois, disputes concerning leases and tenancy are typically resolved in the local county circuit court (e.g., Cook County Circuit Court: Eviction Division). There is no statewide tribunal for residential tenancy, so renters should check with their local court's civil or eviction division.

Relevant Illinois Tenancy Legislation

• Illinois Landlord and Tenant Act (765 ILCS 705)
• Illinois Security Deposit Return Act (765 ILCS 710)
• Illinois Retaliatory Eviction Act (765 ILCS 720)

FAQ: Common Illinois Lease Renewal Questions

1. Can a landlord refuse to renew my lease in Illinois without giving a reason?
   Yes, as long as the refusal is not for a discriminatory or retaliatory reason. Proper written notice is still required.
2. How much notice must my landlord provide if not renewing my lease?
   For year-to-year leases, 60 days’ written notice; for month-to-month, 30 days’ notice.
3. What can I do if I suspect discrimination or retaliation?
   File a complaint with the Illinois Department of Human Rights, the U.S. Department of Housing and Urban Development (HUD), or your local fair housing agency.
4. Will my lease automatically renew if I don't hear from my landlord?
   If you do not receive a notice, some leases may automatically become month-to-month. Check your lease terms.
5. Where can I file a dispute if I think my landlord acted illegally?
   Disputes are handled in your local county circuit court, such as the Cook County Circuit Court Eviction Division.

Key Takeaways for Illinois Renters

• Landlords may refuse to renew a lease in Illinois, provided they don’t violate anti-discrimination or retaliation laws.
• Written notice is required, and the timing depends on the type of lease agreement.
• If you suspect your rights have been violated, contact the county court or relevant agency for help.

Knowing your rights can help you plan your next steps and maintain housing stability.

Need Help? Resources for Renters

• Illinois Department of Human Rights: File housing discrimination complaints.
• Illinois State Bar Association – Landlord/Tenant Information
• Illinois Legal Aid – Residential Tenants' Rights
• Cook County Circuit Court: Eviction Division
• U.S. HUD – File a Fair Housing Complaint

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1. Illinois Retaliatory Eviction Act (765 ILCS 720)
2. Illinois Human Rights Act and Federal Fair Housing Act

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