House & Apartment

Owning and maintaining a home is a lot of work. Make sure you know your obligations, rights, and available resources.

Homeowner’s insurance

Homeowner’s insurance protects your home and belongings. It covers damages from theft The unlawful taking of property, money, or services from another person, business, or organization , fire, storms, tornadoes, or other events. Policies vary. Make sure you understand what your policy does or does not cover.Learn more about homeowner’s insurance. 

The most important parts of homeowner’s insurance are: 

• The amount of coverage (the coverage limit),
• The deductibles, and 
• The premiums Money that must be paid every month, such as for health insurance . 
• You may qualify for discounts if you install smoke detectors or a security system.

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.

Property taxes

In Illinois, local governments assess real estate Property consisting of land or buildings like a house or an apartment taxes. They include counties, municipalities, and school districts. Each county has an assessor’s office responsible for property taxes. Taxes are charged in arrears. This means that taxes assessed in 2023 will be due in 2024. 

Your mortgage company A company that lends someone money to buy a house. The company can take the house if the homeowner cannot repay the loan. might pay your taxes and insurance for you. If this is the case, they will keep an escrow account and make your property tax payments.

The assessor will determine your tax rate based on the fair market value The price that a normal buyer would pay of the property. You have the right to appeal A request to change a court's decision your assessed value if you believe it is incorrect. Some lawyers will assist you with your appeal. They only charge a fee if they succeed in reducing your tax rate. Learn more about challenging your assessed rate.

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. are available for: 

• Homeowners, 
• Senior citizens, 
• Persons with disabilities, and 
• Some veterans. 
• Learn more about obtaining a tax exemption.

You have several options for paying your property taxes in Illinois, including: 

• Online payments, 
• Mail-in checks, and 
• In-person payments at designated locations. 
• Be aware that penalties and interest may apply if you fail to pay on time. Learn about your options if you fail to pay your property taxes.

Learn more about property taxes at the Illinois Department of Revenue website.

Learn more about house-related deductions and programs at the Internal Revenue Service website.

Problems with neighbors

Disputes with neighbors may arise over: 

• Boundaries, 
• Noise, 
• Trees, 
• Satellite dishes, and 
• Other issues. 
• If you cannot solve a problem through talking with your neighbor, you might:
• Hire a lawyer Someone who represents clients in courts or who gives legal advice to write your neighbor a letter explaining your rights,
• Begin an alternative dispute resolution process such as mediation When a neutral person, called a mediator, works to help the parties in a case reach an agreement , or
• Bring a legal action asking your neighbor for money or  to do or not do something. Note that lawsuits can be time-consuming, lengthy, and expensive.

Building Code Violations

Local authorities cite Illinois homeowners for violating local codes or ordinances. These include rules about building, health and safety, and zoning. You have the right to receive clear notice of the violation. Units of local government, such as cities, villages, or counties make local building ordinances.  These ordinances are enforced in different ways depending on where you live. Contacting your local government's building department for more information.

Typically, administrative law judges hear Listen to and judge a case building code cases.  If you fail to fix a code violation or  prove it was fixed, your local government can: 

• Fine you, and 
• Record a lien A claim against property that may be used to repay a debt against your property. 
• If you lose or miss the hearing When the parties in a case present their sides of a case to a judge or other officer , you have 35 days to seek review in the Circuit Court The lowest level of court in Illinois .

Home improvement contractors

Working with contractors can be daunting. Here are some tips to help ensure your project goes smoothly.

• Make sure your contractor has any required licenses and insurance: 
  • Cities and some counties grant general contractor’s licenses. 
  • The Illinois Department of Financial and Professional Regulation controls roofing licenses. 
  • The Illinois Department of Public Health grants plumbing licenses. 

Call the building department in your county or city for license and insurance requirements.

• Research your contractor online by reading reviews. You can also ask your contractor for references and pictures of completed projects.
• Get an agreement for your home improvement project in writing.
• If you don’t agree with the contractor on something, write to the contract about the problem and demand a solution.
• Keep all records of your communications.
• If you cannot reach a resolution, you may file a complaint A written statement to start a lawsuit that says what the defendant did with the Illinois Attorney General’s Office. However, it depends on the nature of the dispute. 
• Contacting a lawyer may also be appropriate. 

Learn more about contractor’s liens. The Illinois Attorney General's Office has more advice on home repair and construction.

Help with home repairs and renovations

The Illinois Housing Development Authority (IDHA) has programs to help homeowners make necessary repairs and accessibility improvements.

• IDHA has opened its applications for its Homeowner Assistance Fund Home Repair Program (HAFHR). HAFHR will allow eligible homeowners to make eligible critical home repairs up to $60,000 per household. IDHA has posted a PDF file of the HAFHR grantees on their website. Interested homeowners should review the list and contact a grantee servicing your area. Please act fast as demand for this program is quite high. For more information, contact a grantee or visit the HAFHR website.
  
  To qualify, you must:
  • Have a household income at or below a certain level.,
  • Certify a financial hardship related to the COVID-19 pandemic after January 21, 2020, 
  • Own and occupy your home, and 
  • Not have received HAF housing assistance before.

Check with IDHA and IDHA grantees to find other programs that might benefit you. For more information visit the HAFHR website.

• The Home Repair and Accessibility Program (HRAP) assists low-income homeowners with funds for: 
  • Vital health and safety repairs, and 
  • Accessibility improvements. 

Eligible homeowners may receive up to $45,000 for eligible repairs and accessibility improvements. Assistance is in the form of a 5- or 3-year forgivable loan. To apply, view the HRAP grantee list and contact the organization in your area. Please note that as of January 2024, several organizations have stopped accepting applications.

• The Home Accessibility Program (HAP) is for seniors and persons with disabilities. It provides up to $25,000 for accessibility and safety repairs and improvements.
• USDA’s Single Family Housing Repair Loans and Grants is for rural properties with homeowners of:
  • Very low income, and 
  • Over the age of 62. 

It provides loans to homeowners to repair, improve, or modernize their homes. It also grants to elderly homeowners to remove health and safety hazards.

Financial help paying utilities

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. The LIHEAP application period is October 2, 2023 to August 15, 2024, or until funds are spent.

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

Giving someone your house when you die

• You can use a transfer on death instrument ("TODI") if you: Own your home, 
• Want to give it to someone when you die, and 
• Want to avoid probate A court process where a person's property is given out after they die . 
• Unlike a will, a TODI can only transfer your home. However, it can save your loved ones time and money in dealing with your property after you die.
• Learn more about using a TODI to leave your house to someone, and
• Use our Easy Form to fill out a TODI Form.