House & Apartment

Owning a home comes with long-term responsibilities, both financial and legal. Understanding these responsibilities can help maintain ownership of a home. 

Illinois homeowners are responsible for:

• Paying their mortgage A loan given by a bank that is used to help someone buy a home (home loan) on time, if they have one,
• Paying property taxes on time,
• Paying any association assessments on time, including special assessments,
• Paying for utilities, including water and sewer service if available,
• Following local laws about building codes, noise, snow removal, lawn care, and more, and
• Maintaining the home and yard, including repairs and routine upkeep.

In Illinois, property taxes are assessed and collected by local governments (such as counties, cities, and school districts). Taxes are charged in arrears, meaning the tax bill for 2026 is based on the value assessed in 2025. People can also qualify for property tax exemptions. In bankruptcy, property that you can protect from creditors. In property taxes, an amount that reduces the value of your home that is used to calculate property taxes owed.

There are two main ways property taxes are paid in Illinois:

• If there is a mortgage A loan given by a bank that is used to help someone buy a home (home loan), the lender may pay the taxes and insurance from an escrow account, or
• The property owner will pay the taxes directly.

Property owners paying taxes directly usually have several options:

• Online payments,
• Mail-in checks, and
• In-person payments at designated locations.

There are serious consequences to not paying property taxes on time, including penalties and interest. Homeowners can also lose ownership of the property if taxes remain unpaid for long enough. Learn more about Unpaid property taxes.

Property tax is based on the local assessor's determination of the property value. Every three years, the county assessor estimates the fair market value. The price that a normal buyer would pay The fair market value is how much someone might pay to buy the property.

Next, the assessed value of the property is determined. Homeowners' assessed value is 10% of the fair market value. For most commercial property owners, it is 25% of the fair market value. 

Then, the state equalizer is applied to the assessed value. This creates the Equalized Assessed Value (EAV) for the property.

After the EAV is calculated, homeowner exemptions In bankruptcy, property that you can protect from creditors. In property taxes, an amount that reduces the value of your home that is used to calculate property taxes owed. can reduce the property's taxable value. The homeowner can file for up to 4 exemptions. The remaining value (called the “Adjusted Equalized Assessed Value”) is multiplied by the local tax rate.

Ask the county assessor's office how the tax bill will be calculated for more information.

A property tax exemption is like a discount applied to the Equalized Assessed Value (EAV). Exemptions In bankruptcy, property that you can protect from creditors. In property taxes, an amount that reduces the value of your home that is used to calculate property taxes owed. lower the EAV. This would result in a lower property tax bill.

The township or county tax assessor's office can share information about property tax exemptions. Some tax assessor websites let people look up property tax history and verify exemptions currently in place.

Apply through the county assessor's website where the property is located or call their office to learn the process. The Illinois Department of Revenue also provides more information.

General Homeowner’s (Homestead) Exemption

• Reduces a home’s Equalized Assessed Value (EAV) by $10,000 in Cook County (fixed amount regardless of home value), up to $8,000 max in neighboring counties, and $6,000 max in all other counties.
• Applies only to the primary residence (single-family home, condo, or co-op).
• Check with the county assessor's office or ask a property tax attorney for help figuring out specific situations.
• Read the homestead exemption statute at 35 ILCS 200/15-175.

Longtime Homeowner Exemption (Cook County only)

• Provides a larger exemption with no limit if a Cook County property’s assessed value increased beyond state limits.
• Requires meeting ownership, residency, and income criteria.

Senior Citizen Homestead Exemption

• Reduces a home’s Equalized Assessed Value (EAV) by $8,000 in Cook County (added to the $10,000 homeowner exemption for a total $18,000 reduction), up to $8,000 max in neighboring counties, and up to $5,000 max in all other counties.
• Applies only to primary residences.
• Read the senior citizen homestead exemption statute at 35 ILCS 200/15-170.

Senior Assessment Freeze ("Senior Freeze")

• Freezes a property’s assessed value to prevent increases.
• Requires a yearly application showing income under $65,000 and enrollment in specific public assistance programs.
• Read the senior citizen assessment freeze statute at 35 ILCS 200/15-172.

Senior Citizen Tax Deferral Program

• A loan (up to $7,500) to help pay property taxes for eligible seniors with income under $65,000.
• The loan is repaid with interest when the home is sold, refinanced, or the owner dies.
• Read the senior citizen tax deferral statute at 320 ILCS 30.

Returning Veterans’ Exemption

• Provides a $5,000 reduction in a home’s Equalized Assessed Value (EAV) for two years after returning from active duty. A legal obligation to do something
• The veteran must own and live in the home on January 1 each year.
• Read the returning veterans' exemption statute at 35 ILCS 200/15-167.

Standard Veterans with Disabilities Homestead Exemption

• Reduces a home's EAV based on the veteran’s disability A substantial impairment that functionally limits a person in carrying out major life activities, such as walking, lifting, seeing, or learning. level, as certified by the U.S. Department of Veterans Affairs.
• Also available to surviving spouses of veterans who died due to service who have not remarried.
• Read the veterans with disabilities homestead exemption statute at 35 ILCS 200/15-169.

Veterans with Disabilities Exemption for Specially-Adapted Housing

• Provides up to $100,000 reduction in assessed value for specially adapted veteran housing funded federally.
• Valid while the veteran, spouse, or unmarried surviving spouse lives there.
• Read the veteranss with disabilities exemption for specially-adapted housing at 35 ILCS 200/15-165.

Persons with Disabilities Homestead Exemption

• Gives a $2,000 reduction in the property's Equalized Assessed Value (EAV) annually.
• The disabled person must live in the home as their primary residence, pay property taxes, and have ownership or legal interest in the property.
• Read the persons with disabilities homestead exemption statute at 35 ILCS 200/15-168.

There are additional exemptions In bankruptcy, property that you can protect from creditors. In property taxes, an amount that reduces the value of your home that is used to calculate property taxes owed. for veterans with disabilities.

Yes, property taxes can lowered. There are strict timeframes and rules for the process. Lowering property taxes requires:

• Proving the home is worth less than the assessor said, and
• Following specific local rules Rules that only apply in a specific courtroom, court house, or location that depend on where the property is located.

Property taxes must still be paid while an appeal is pending. If the appeal is successful,  the homeowner will receive a refund for any overpaid amount. To support an appeal, gather evidence Anything used to show that something is true like appraisals or sales of similar properties, and check for errors in the details about the property in the assessor’s records.

In most of Illinois: Ask the local assessor or chief county assessment officer about the property value. Some assessors may require written documentation of the request, such as a complaint A written statement to start a lawsuit that says what the defendant did form. Homeowners may have to formally appeal to their local board of review about how much their house is worth. Contact information for the local boards of review is available on the Illinois Property Tax Appeal Board website.

Cook County: Appeal the property value with the Cook County Assessor or the Cook County Board of Review. The deadlines for appeals depend on where in Cook County the property is located. Reach out to these offices about when a specific property can be appealed.

A homeowner who has property insurance can report damage to their home to their insurance company. Do this as soon as possible. Report any potentially criminal activity, such as vandalism, To willfully damage property without the consent of the owner theft, The unlawful taking of property, money, or services from another person, business, or organization or suspected arson, to the police as well as the insurance company.

After an insurance company receives a claim, they may require the person reporting the claim to fill out a detailed report describing the situation. The company may also send people to evaluate the damage or require the owner to answer A written statement used to respond to the complaint or petition in a lawsuit questions under oath.

Gather all materials that may help with the claim and share them with the insurance company right away, including:

• Photos or videos of the damaged property,
• Damage and repair estimates,
• Receipts for work done, and
• If the property is severely damaged, receipts for staying elsewhere.

Homeowner’s insurance is a contract with an insurance company to protect a property owner's home and belongings. Policies vary, including:

• What kinds of things are covered or not covered ("excluded"),
• The types of damage or loss covered,
• The amount of coverage (the coverage limit),
• The deductibles, and
• The premiums. Money that must be paid every month, such as for health insurance

The Illinois Department of Insurance has information for shopping for homeowner’s insurance.

Use the Federal Emergency Management Agency’s (FEMA) National Flood Insurance Program site for:

• Flood risk,
• Flood insurance cost estimates, and
• More information on flood insurance.

An insurance company will only approve claims covered in the contract or applicable law. Sometimes, however, an insurance company may make mistakes or use procedures that make it more challenging to get claims approved.

If the insurance company denies part or all of a claim, ask for the basis of the denial When a court rejects or refuses to allow a request; for example, when a judge decides not to grant an attorney's objection. in writing. Tell the insurance agent or company about any concerns and offer supporting documentation. Keep a record of any phone calls and other communications. When there is disagreement over the amount of damage, ask whether an appraiser can determine the cost.

Sometimes, homeowners cannot resolve their concerns after talking with the insurance company. Pursue the issue immediately, as there are strict timelines for accessing legal remedies.

Call the Illinois Department of Insurance Consumer Assistance line at (866) 445-5364 or file a complaint with the Illinois Department of Insurance. Homeowners can also hire an independent adjuster or attorney to help resolve the claim.

Code violations happen when a person, business, or property doesn’t follow local laws or rules about building, safety, health, zoning, or other community standards. These rules are set by city, county, or state governments to protect public health, safety, welfare, and property values. Code violations may be issued after damage happens to property if repairs are not made soon enough or without the required approvals.

Common examples of code violations include:

• Building without proper permits,
• Unsafe or deteriorating structures,
• Illegal land use or zoning (like running a business in a residential area),
• Improper waste disposal or sanitation problems,
• Fire safety hazards, and
• Noise or nuisance violations..

Local government officials usually enforce Taking legal steps to make someone do what the court tells them to do these rules through inspections. They may check properties routinely or respond to complaints. If they find a violation, they must provide a clear written notice explaining the problem, how to fix it, and the deadline (often 15 days).

If a violation is not fixed by the deadline, the next step is usually an administrative hearing. Similar to trial but less formal. It's held in front of a judge who works for a government agency. The hearing When the parties in a case present their sides of a case to a judge or other officer officer can decide whether to allow the local government to fine the property owner and place a lien A claim against property that may be used to repay a debt on the property. A property owner who misses or loses the administrative hearing has 35 days to file a request for review in the county circuit court. The lowest level of court in Illinois

The exact rules depend on where the property is located and how big or complex the project is. Sometimes, the rules that apply depend on whether the homeowner is doing the work themselves or using contractors.

Ask the local building or zoning department for more information. 

Yes. Owning a home means keeping up with repairs and maintenance. Money the court orders one spouse to pay the other spouse after their divorce (formerly called alimony) If any part of a property violates local building codes or creates a safety hazard, the city or local government has the authority to require the owner to fix the problem or, in some cases, tear down the unsafe part.

Yes, there are both national and statewide programs to help Illinois homeowners pay for necessary home repairs and improvements. These programs can assist with costs like fixing structural issues, upgrading heating or plumbing systems, or adding accessibility features like ramps or grab bars.

Some key programs include:

• Homeowner Assistance Fund Home Repair Program (HAFHR): Offers low-interest loans or grants for essential repairs, including roofing, electrical, plumbing, and heating systems.

• Section 504 Home Repair Program: Provides financial help to low-income homeowners for home repairs, improvements, or modernization projects.

• Chicago Home Repair Program: Available to income-eligible homeowners in Chicago, offering repairs and improvements to roofs, porches, and more.

Eligibility and application details vary by program and location. To learn which programs you may qualify for and how to apply, visit the Illinois Housing Development Authority (IHDA) website or contact your local housing agency.

Call the building department in the county or city where the property is located. Ask about permit, license, and insurance requirements for the planned work.

To find a contractor:

• Research the contractor online,
• Ask the contractor for references and pictures of completed projects,
• Get an agreement for the home improvement project in writing, and
• Request copies of any insurance documents if the contractor has insurance.

Make sure the contractor has any required licenses:

• Cities and some counties may have their own licenses,
• The Illinois Department of Financial and Professional Regulation controls roofing licenses, and
• The Illinois Department of Public Health grants plumbing licenses.

If there is a disagreement with the contractor, write to them about the issue and demand a solution. The Illinois Attorney General's Office has more information on home repair and construction.

The Low-Income Home Energy Assistance Program (LIHEAP) helps eligible low-income households pay for home energy services. This includes assistance with heating gas, propane, and electricity. Visit your Community Action Agency (sometimes called a local agency) for more information about:

• Services available in your area,  and
• Benefits available for homeowners.

Energy audits may also help you with your utility payments by  helping identify: 

• Energy-saving opportunities, and
• Common home improvements like insulation, air sealing, When a criminal record is hidden from most of the general public, but not law enforcement and ventilation.

Check with your utility provider for information on energy audits or other programs:

• Ameren Illinois
• ComEd
• Nicor Gas
• North Shore Gas
• Peoples Gas
• Mid American