Sub-Metering vs. Master Meter: Illinois Tenant Rights Explained

If you rent an apartment or home in Illinois, understanding how your utilities are measured—and who is responsible for paying the bill—can save you money and prevent disputes. Terms like sub-metering and master meter affect not just how your utilities are billed, but also your rights as a tenant under Illinois law. Here’s what you need to know to make informed decisions and protect yourself, whether your apartment has individual meters or shares costs with neighbors.

What Is the Difference Between Sub-Metering and Master Metering?

Illinois rental properties typically use one of two utility billing methods:

• Sub-Metering: Each unit (apartment, condo, etc.) has its own meter. Tenants pay for the exact amount of utilities (like water, gas, or electricity) they personally use.
• Master Metering: One meter covers the entire building. The landlord receives the full utility bill and may charge tenants a flat rate or divide the cost based on unit size, occupants, or other factors.

Knowing your building's setup is important—your lease should specify how utilities are measured and billed. If it's not clear, ask your landlord for written details or check your lease agreement.

Illinois Tenant Rights in Sub-Metered Rentals

When you live in a sub-metered rental, you are typically responsible for your own usage and will receive a bill from either the utility provider or sometimes through the landlord or a third-party billing company. Illinois law requires landlords to:

• Accurately disclose how utility bills are calculated on your lease agreement.
• Ensure meters are safe, accessible, and maintained.
• Avoid charging more than the actual utility provider rates for your usage (no surcharges or hidden fees).

Disputes can arise if you believe you're being overcharged, or if bills seem inaccurate. Illinois tenants may file a complaint with the Illinois Commerce Commission (ICC Utility Complaint Portal), which regulates utility billing practices for tenants in certain situations.^[1]

Tenant Protections in Master Metered Buildings

In master metered buildings, landlords may include utility costs in your rent or bill you separately. Under the Illinois Residential Tenants' Right to Utility Service Act, tenants have these protections:

• Landlords must notify you in writing about how utility costs are calculated and passed on to tenants.
• Landlords cannot shut off service to any single unit if the bill covers the whole building, even if a tenant is behind on payments—disconnection requires notice to all tenants.
• Utilities cannot be used as leverage to force a tenant to move or as retaliation.

Always keep records of your bills and payments for your protection.

Common Utility Billing Disputes and Actions You Can Take

Utility billing disputes in Illinois can include unexpected charges, unclear lease terms, or disputes about metering accuracy. Here are steps you can take:

• Contact your landlord in writing to request clarification or correction of your bill. Keep copies of your correspondence.
• If discussing with your landlord doesn’t resolve the problem, file a utility complaint with the Illinois Commerce Commission.
• You may also contact the Citizens Utility Board for advice (Learn more about the Citizens Utility Board), though it is not a government agency.

Official Forms You Might Need

• Illinois Commerce Commission Utility Complaint Form
  Submit a complaint online if you believe your landlord or a utility is unfairly billing you. Practical Example: Use this if you receive unexpectedly high charges or suspect inaccurate metering.

Where to Get Further Help

• Illinois Commerce Commission (ICC)—Handles utility billing complaints and can investigate metering disputes. Visit the ICC Consumer Services page.
• Illinois Attorney General’s Office: Offers information and assistance for renters on utility shutoffs and billing issues. See resources for renters.

FAQ: Illinois Sub-Metering & Master Meter Tenant Rights

1. Can my landlord charge me extra fees beyond what I use on my sub-metered bill?
   No, Illinois law prohibits landlords from charging tenants more than the actual cost the utility provider charges for sub-metered usage. Always ask for a breakdown of charges.
2. What should I do if the whole building's utilities are shut off?
   Notify your landlord immediately. If unresolved, contact the Illinois Commerce Commission, as landlords must provide proper notice and may not disconnect single units individually in master metered buildings.
3. How do I know if my apartment is sub-metered or master metered?
   Check your lease and ask your landlord directly. Your utility bills should also state whether they are for your individual use or are a portion of a shared bill.
4. Where can I file an official complaint about unfair utility billing?
   The Illinois Commerce Commission (ICC) accepts utility complaints online or by phone—their process covers both sub-metered and master metered disputes.

Key Takeaways for Illinois Renters

• Know whether your rental uses sub-metering or master metering—this affects your rights and responsibility for utility bills.
• Your lease should spell out all utility billing details. Always ask for clarification if needed.
• If you suspect improper billing, Illinois agencies like the ICC are available to investigate and help resolve disputes.

Staying informed about utility rules can help you avoid unexpected bills and protect your rights as a renter.

Need Help? Resources for Renters

• Illinois Commerce Commission Consumer Services – File utility complaints, get guidance, and learn your rights
• Illinois Attorney General's Guide for Renters – Understand additional protections and support channels
• Illinois Residential Tenants' Right to Utility Service Act – Read the complete legislation
• Illinois Department of Financial and Professional Regulation - Tenant Resources

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1. Illinois Commerce Commission Consumer Services
2. Illinois Residential Tenants' Right to Utility Service Act

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