Probate process Illinois timeline usually runs 6–12 months, and it cannot finish before the 6-month creditor deadline. In Cook County, you start by filing in probate court at the Daley Center and asking for Letters of Office. The executor then gathers assets, opens an estate account, and sends required notices. Illinois law requires published notice once a week for 3 weeks, with claims due at least 6 months after first publication. After that window, the executor pays valid debts and taxes, then prepares a final report and distribution plan. If heirs disagree, real estate must be sold, or assets are hard to value, probate can take 18–24+ months. A probate attorney helps keep filings and deadlines on track.

If you can’t pay your mortgage in Chicago, foreclosure is not your only option. Illinois follows a judicial foreclosure process that often takes 6–12 months. That time creates chances to act before losing the home. Common mortgage default options include loan modification to lower payments, short-term forbearance lasting 3–6 months, or a repayment plan. Homeowners may also choose a short sale or deed-in-lieu to avoid foreclosure. In Cook County, court timelines often slow lender action, giving borrowers more time. The right choice depends on income, equity, and how long hardship lasts. Contact your lender or a HUD-approved housing counselor as soon as payments fall behind.

llinois law requires sellers to disclose known foundation issues to buyers. Most Chicago buyers request a home inspection, which often flags cracks, settling, or water damage. Foundation repair cost in Chicago often ranges from $5,000 to $25,000, based on damage type and access. Some sellers repair before listing to protect value, while others sell as-is at a lower price. Cash buyers and investors often accept homes with foundation issues without repairs.

You can sell a fire damaged house in Chicago by disclosing the damage and choosing whether to repair or sell as-is.
Illinois law requires sellers to disclose known fire damage, including smoke damage and structural fire damage. Chicago sellers often sell fire damage property as-is to avoid repair costs and permit delays. Fire damage can lower value, even when flames affected only part of the home. Buyers may still purchase burned houses for renovation or land use. Selling as-is avoids repair timelines that can exceed 6 months. You can list with an agent or sell directly to an investor. Each option affects price, speed, and paperwork. Review Chicago disclosure forms before listing.

A property tax lien forms when delinquent taxes are unpaid, and in Cook County, this can occur after one missed bill. The lien follows the property, so buyers require it to be cleared before transfer. Most sellers pay the past-due balance from sale proceeds, which often includes interest and fees. If the taxes were sold at a Cook County tax sale, you must redeem them before closing, and this process can take several days.

The real cost of cleaning a hoarder house in Chicago ranges from about $3,000 to $15,000 depending on the level of clutter and hazards. Cleanup prices rise when crews handle biohazards, structural damage, or large multi-room units. Chicago costs run slightly higher because disposal fees in Cook County average $60–$85 per ton and some items require special waste handling. Severe cases may also need mold work or pest control, which adds extra labor hours.

You can sell a house with code violations in Chicago, but you must disclose all city citations to buyers. The Chicago Department of Buildings records violations such as unsafe wiring, plumbing leaks, or unpermitted renovations. Selling as-is is legal, but these issues may reduce your sale price or slow the process. Cash buyers and investors in Chicago often purchase homes with violations since they handle repairs and compliance after closing. Always check the city’s online records for open violations before listing your property.

Over 8,000 property liens are filed in Cook County every year, and most Chicago homeowners don't discover them until they try to sell. A lien legally blocks your sale until paid—but you have options. Learn how to run a Cook County lien search, what tax liens, mechanic's liens, and judgment liens mean for your closing, and whether paying off the lien yourself or selling as-is to a cash buyer makes more financial sense.

Inheriting a home can feel like a mixed blessing. On the one hand, it’s often a final gift from someone you loved. On the other, it can instantly become a responsibility you didn’t ask for—and maybe don’t have the time, funds, or emotional energy to manage.

Chicago is no stranger to debates about housing, affordability, and neighborhood health. But in 2026, one issue has gained unprecedented attention: vacant homes

Relocating to Chicago is exciting—but coordinating a major move while selling your home can feel like a full-time job. The process involves timelines, financial decisions, logistics, and market strategy, all working together to create a smooth transition.

Winter is the season when property owners gain the clearest financial picture of the year. Nearly twelve months of expenses, rental income, repairs, upgrades, and paperwork are sitting in front of you, giving you a complete snapshot of your property’s performance.

Winter has a way of revealing the truth about a property. While spring sunshine and freshly mulched flower beds can make any home look picture-perfect, cold weather has no interest in staging.

This guide breaks down exactly what drives winterization costs, from outdoor faucet protection ($75–$150) and sprinkler blowouts ($75–$175) to pipe insulation ($100–$300) and HVAC service ($80–$200). You'll learn what's included in professional service, how DIY compares (typically $100–$300 in materials but 6–10 hours of labor), and how to evaluate quotes to ensure fair pricing.

Frozen pipes cause over 250,000 insurance claims annually in the United States, with average repair costs exceeding $5,000 per incident. For Chicago homeowners, the risk increases significantly when temperatures drop below 20°F for extended periods.

This guide explains exactly how to winterize a house so pipes don't freeze, covering both long-term prevention measures and emergency actions when temperatures plummet.

You wake up to a 28°F morning in Chicago. You rush to turn on the kitchen faucet. Nothing happens. Your pipes froze overnight.

This nightmare is avoidable with the right winterization steps.

This complete guide breaks down exactly what needs to be done to winterize a house—from essential DIY tasks like draining outdoor faucets and insulating pipes, to knowing when you should call in a professional for HVAC service or sprinkler blowouts.

Navigating house ownership during probate can be a complex process. Probate is a legal procedure that occurs after someone passes away. It involves distributing the deceased's estate according to their will or state law. 

Raising rent in Chicago is more than just updating a number on a lease; it’s a balancing act between staying profitable, keeping your property competitive, and respecting your tenants’ rights.

Foreclosure rates in Chicago are rising sharply, and it’s not affecting every neighborhood equally. While the city as a whole is feeling the pressure from economic stress, inflation, and higher mortgage rates, certain communities are being hit much harder than others.

Deciding to downsize your home can feel overwhelming, but it often leads to a simpler, more fulfilling life. Many homeowners live in houses that are bigger than they need.