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 (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.

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

• If there is a mortgage (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 about your options if you fail to pay your 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 fair market value is how much someone might pay to buy the property.

Next, the assessed value of the property is determined. For homeowners, the 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 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 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.

The following property tax exemptions may be available for homeowners:

• 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). Bordering counties have an $8,000 max, and all other counties have a $6,000 max. Applies only to the primary residence (single-family home, condo, or co-op). Read the statute at 35 ILCS 200/15-175, check with the county assessor's office, or ask a property tax attorney for help figuring out specific situations.
• Longtime Homeowner Exemption (Cook County only): Provides a larger exemption with no limit if your property’s assessed value increased beyond state limits. Requires meeting ownership, residency, and income criteria.

The following property tax exemptions and benefits may be available for senior citizens (age 65+):

• Senior Citizen Homestead Exemption (35 ILCS 200/15-170): Reduces a home’s EAV by $8,000 in Cook County (added to the $10,000 homeowner exemption for a total $18,000 reduction). Other counties have a $5,000 max (increasing to $8,000 in Cook and neighboring counties after 2022). Applies only to primary residences.
• Senior Assessment Freeze ("Senior Freeze") (35 ILCS 200/15-172): Freezes a property’s assessed value to prevent increases. Requires income under $65,000 and enrollment in certain public assistance programs. Must apply annually.
• Senior Citizen Tax Deferral Program (320 ILCS 30): 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.

The following property tax exemptions may be available for veterans:

• Returning Veterans’ Exemption (35 ILCS 200/15-167): Provides a $5,000 reduction in a home’s EAV for two years after returning from active duty. The veteran must own and live in the home on January 1 each year.
• Standard Veterans with Disabilities Homestead Exemption (35 ILCS 200/15-169): Reduces the EAV based on the veteran’s disability level, as certified by the U.S. Department of Veterans Affairs. Also available to surviving spouses of veterans who died due to service, if unmarried.
• Veterans with Disabilities Exemption for Specially-Adapted Housing (35 ILCS 200/15-165): 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.

The following property tax exemption may be available for persons with disabilities:

• Persons with Disabilities Homestead Exemption (35 ILCS 200/15-168): Gives a $2,000 reduction in your property’s 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.

There are additional exemptions for veterans with disabilities.

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

You can get your property taxes lowered by proving that your house is worth less than the assessor says it is. However, there can be strict timeframes and rules for this process. The process depends on where your property is located in the state.

You must continue paying your property taxes while your appeal is pending, but if your appeal is successful, you will receive a refund for any overpaid amount. To support your appeal, gather evidence like appraisals or sales of similar properties, and check for errors in your property details on the assessor’s records.

In most of Illinois, you can contact your local assessor or chief county assessment officer about the value of your property. Some assessors may require you to file something in writing, such as a complaint form. You may have to formally appeal to your local board of review about how much your house is worth. Contact information for the local boards of review is available on the Illinois Property Tax Appeal Board website.

In Cook County, you can appeal the value of your property with the Cook County Assessor or the Cook County Board of Review. The deadlines for appeals depend on where your property is located. You should reach out to these offices about when your specific property can be appealed.

You can lose your home or property if you don’t pay your residential property taxes. After you fail to pay, your taxes will be considered delinquent. Failing to pay property taxes when due can mean:

• The amount you owe may increase from interest, penalties, and costs,
• Taxes become delinquent, and the county can file a lien on your property,
• Your unpaid taxes can be sold at a public auction,
• A tax buyer may become the new owner of your property and evict you, and
• If your mortgage contract requires you to pay your property taxes on time, your lender may file for foreclosure.

Property tax notices are usually sent by mail. Not receiving property tax notices doesn’t protect you from the legal consequences of not paying your property taxes. Check whether the county has your correct mailing address and read your mail carefully.

You have limited time to request exemptions or dispute the amount due. Talk to your county right away if you:

• Are asked to pay the wrong amount of taxes (or aren’t sure if the bill is correct),
• Fall behind on payments, or
• Haven’t received notices.

If you don’t pay your property taxes, the county can sell your unpaid tax debt at a public auction, called a tax sale. At this auction, investors or other buyers purchase tax certificates that represent the unpaid taxes on your property. When someone buys a tax certificate, they are essentially paying your tax debt to the county.

To avoid losing your ownership rights, it’s important to pay your taxes or dispute any errors before the tax sale occurs. After the tax sale, you have a limited time to pay your delinquent taxes plus fees, which is called the redemption period. If unpaid after the redemption period, the tax buyer can take ownership and evict you without a separate court case.

You can request a “sale-in-error” declaration if you believe a mistake occurred during the property tax sale process, such as taxes being paid but not credited, or if bankruptcy protection was ignored. The county may fix the problem administratively or through the courts.

Challenging a tax sale or tax deed can be complex. Consulting with an attorney experienced in real estate and property tax law can be very helpful.

If you have already lost your property to a tax deed, you may be able to get some money from the county to compensate you for the lost property. You must file a petition for this money, which is called “indemnity,” within 10 years of the date a judge issued the tax deed.

The petition must be filed with the court that issued the deed. You may be able to work with the tax buyer to use indemnity money to buy back the property. Talk to a lawyer for help in filing an indemnity petition. 

If your house has been damaged or destroyed by a natural disaster or incident, report the loss to your insurance company as soon as possible. Also, report any criminal damage to the police.

The insurance company will assign a claim number and adjuster to your loss. Fill out a claim report and describe your loss. You may be required to sign a formal statement or answer questions under oath. Gather information about the loss that you can share with the insurance company, such as: 

• Photos or videos of the damaged property, and
• Damage estimates. 

Keep the receipts if you make temporary repairs to protect the property from more damage. You can give them later to the insurance company. 

If you have to move out of the property because of severe damage, save the receipts for your expenses and inform the insurance company. Talk to your insurance adjuster or agent about the claim process and any settlement offer. 

The insurance company may disagree with you about what is covered and how much they will pay. Insurance is a contract between the policyholder and the insurance carrier. The insurer will only approve claims covered by the policy or applicable law. Sometimes, however, an insurance company may make mistakes.

If the insurance company denies part or all of your claim, ask for the basis of the denial in writing. If you disagree with the denial, contact the insurance agent or company about your concern. Keep a record of any phone calls and other communications. Explain your concerns and offer any documentation to support your position. 

You can also review your insurance policy yourself, including:

• The coverages,
• The exclusions, and
• The conditions.

Check the appraisal clause in your policy. You may be able to have an appraiser decide on the damage amount if you disagree with the loss value. 

Sometimes, you can't resolve your concern after talking with the insurance company. Do not wait to take action because there are strict timelines for pursuing legal remedies. You can call the Illinois Department of Insurance Consumer Assistance line at (866) 445-5364 or file a complaint with the Illinois Department of Insurance. You 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.

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.

Check with your local city or county code enforcement office to find out which codes apply and how to address any violations.

Local government officials usually enforce these rules through inspections. They may check properties routinely or respond to complaints. If they find a violation, they must give you a clear written notice explaining the problem and how to fix it.

In Illinois, the exact timelines and procedures can vary by locality, so it’s important to contact your local building or code enforcement department for specific details. If you don’t correct a code violation or prove it has been fixed, your case will usually be heard by an administrative law judge. After that:

• You may be fined, and
• The local government can place a lien on your property.

If you miss or lose the hearing, you have 35 days to file a request for review in the county circuit court. For more information, contact your local building department or code enforcement office.

In most counties, you usually need a permit before building a shed, fence, or deck. The exact rules depend on where you live and how big or complex the project is.

To find out if you need a permit, contact your local building or zoning department. Once you know the requirements, you’ll typically need to provide documents like a plat of survey (a map of your property), architectural or building plans, and any other required paperwork. You can usually apply for the permit online or in person through your municipality.

Yes. Owning a home means keeping up with repairs and maintenance. Certain repairs may be required by local law or by your property association if you live in a condo or planned development.

If any part of your home violates local building codes or creates a safety hazard, the city or local government has the authority to require you to fix the problem or, in some cases, tear down the unsafe part.  If you receive a notice of violation, the city or your property association will usually give you a deadline to complete the repairs or appeal the decision. 

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.

Additionally, many cities and counties have their own home repair assistance programs—check with your local government or housing department for more options.

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,
• Ask your contractor for references and pictures of completed projects,
• Get an agreement for your home improvement project in writing, and
• If you don’t agree with the contractor on something, write to the contractor about the problem 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, 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