⚠️ BREAKING UPDATE: Illinois Senate Bill 1563, known as the “Squatter Bill,” has passed both chambers of the legislature unanimously and awaits Governor JB Pritzker’s signature. This groundbreaking legislation will fundamentally transform squatter removal in Illinois, allowing immediate police intervention in many cases.

*Disclaimer: We are not attorneys. Always consult with your qualified attorney before taking any actions, legal or otherwise.

Dealing with squatters on your Illinois property has historically been one of the most challenging situations any property owner could face. However, with new anti-squatter legislation on the horizon, the landscape is rapidly changing for landlords considering their options and investors navigating complex tenant situations. This comprehensive guide breaks down both the traditional eviction process and the revolutionary new fast-track removal system that will soon be available in Illinois.

Understanding Illinois Squatters Rights and Recent Legislative Changes

Before diving into removal processes, it’s crucial to understand how squatters rights in Illinois currently work and what’s changing. Illinois adverse possession laws require continuous occupation for 20 years before any legitimate ownership claims can be made. However, this lengthy timeframe has never meant property owners should wait – and soon, waiting won’t be necessary at all.

Squatters typically gain access through various means: abandoned buildings, properties between tenants, or situations where previous occupants refuse to leave after lease termination. Unlike legitimate tenants with signed agreements, squatters have no legal right to occupy your property from day one – a distinction that SB1563 will make crystal clear to law enforcement.

Which Removal Process Should You Use?

With Illinois’ new anti-squatter legislation, property owners will have two distinct pathways for removing unauthorized occupants:

Use New Fast-Track Removal (Once SB1563 is signed):

• Clear-cut squatter situations with obvious unauthorized occupation
• You have clear ownership documentation readily available
• No previous landlord-tenant relationship exists
• Squatters used fraudulent documentation to gain entry

Use Traditional Eviction Process:

• Legitimate tenant disputes or lease violations
• Holdover tenants with documented lease history
• Complex ownership situations requiring court determination
• Cases involving potential adverse possession claims

Overwhelmed by determining which process applies to your situation? Braddock Investment Group specializes in purchasing properties with complex tenant situations. We handle all legal complexities and can close quickly regardless of occupancy status. Call us today for a no-obligation consultation at (312) 564-4058 or fill out this form and we’ll contact you in 24 hours.

New Fast-Track Squatter Removal Process (SB1563)

Timeline: 1-3 days
Estimated Costs: $200-500

Once Governor Pritzker signs SB1563 into law, property owners will have access to an expedited removal process that treats squatters as trespassers rather than tenants. This revolutionary change allows:

• Immediate police intervention when property owners present clear ownership documentation
• No court proceedings required for straightforward squatter situations
• Enhanced criminal penalties for using fraudulent leases or false identities

The process involves presenting law enforcement with clear evidence of legal ownership. Police will then be authorized to remove squatters immediately, bypassing the formal eviction process entirely.

Required Documentation:

• Property deed or title documentation
• Proof you’re listed as owner in county tax records
• Evidence no legitimate lease agreement exists
• Documentation of unauthorized entry if available

Traditional Eviction Process (Still Required for Complex Cases)

Step 1: Verify Status and Document Everything (Days 1-7)

Timeline: 1 week
Estimated Costs: $200-500

For cases requiring traditional eviction proceedings, begin with comprehensive documentation:

• Detailed photographs of property condition and any damage
• Utility usage records and billing information
• Witness statements from neighbors or property managers
• Police reports if applicable
• Current property tax records and ownership documentation

Professional tip: If you’re dealing with a tenant destroyed rental property situation or considering whether to sell a house with bad tenants, proper documentation remains critical for both legal proceedings and potential property sales.

Step 2: Serve Legal Notice (Days 8-13)

Timeline: 5-10 days
Estimated Costs: $150-300

Illinois law mandates serving proper notice before beginning traditional eviction proceedings. Serve a “Notice to Quit” demanding vacation within 5-10 days, including complete legal property description, specific reason for eviction, clear deadline to vacate, and legal consequences of non-compliance.

Step 3: Filing the Eviction Lawsuit (Days 14-21)

Timeline: 1 week
Estimated Costs: $500-1,200

When squatters don’t vacate after receiving proper notice, file an unlawful detainer lawsuit in the appropriate Illinois circuit court. Filing costs typically include court filing fees ($300-400), professional process server fees ($75-150), and attorney consultation ($200-500).

Step 4: Court Hearing and Judgment (Days 22-35)

Timeline: 2-3 weeks
Estimated Costs: $800-2,500

For cases proceeding through traditional eviction, present compelling evidence proving clear property ownership, that squatters have no legal right to occupy the premises, proper notice was served according to Illinois law, and any property damage or interference with ownership rights.

Step 5: Sheriff’s Eviction (Days 36-49)

Timeline: 1-2 weeks
Estimated Costs: $400-800

After receiving court judgment, request sheriff’s department execute the eviction order, involving sheriff’s execution fee ($200-400), storage costs for removed belongings ($200-500 per day), and professional locksmith services ($100-200).

Cost Comparison: Traditional vs. Fast-Track Process

New Fast-Track Process: $200-500 over 1-3 days Traditional Eviction Process: $1,500-15,000+ over 45-180 days

Additional Considerations for Traditional Process:

• Lost rental income during proceedings: $800-2,500+ monthly
• Property damage repairs and restoration: $1,000-10,000+
• Ongoing utility costs during occupation: $200-500 monthly
• Professional property management during process: $300-600
• Insurance implications and potential premium increases

Frustrated with either eviction timeline? If you need to sell rental property fast or want a cash offer for rental property, Braddock Investment Group can close in as little as 7 days. We specialize in helping property owners exit challenging situations quickly, regardless of occupancy complications. Call (312) 564-4058 today.

Real-World Timeline Scenarios

Best-Case Scenario with SB1563 (1-3 days):

• Clear ownership documentation available
• Obvious unauthorized occupation
• Cooperative law enforcement response
• Total estimated costs: $200-500

Traditional Process Best-Case (45-60 days):

• Cooperative squatters who leave after initial notice
• Clear documentation and proper service
• Available court dates and minimal delays
• Total estimated costs: $1,500-3,000

Traditional Process Worst-Case (90-180 days):

• Contested proceedings or frivolous appeals
• Significant property damage and vandalism
• Multiple service attempts and court delays
• Extended legal battles with complications
• Total estimated costs: $5,000-15,000+

Legislative Landscape: What’s Changing

Illinois has joined a growing number of states strengthening property owner rights against unauthorized occupation. The advancing Senate Bill 1563 represents the most significant change to Illinois squatter laws in decades, giving law enforcement clear authority to act swiftly in appropriate cases.

Enhanced Protections Under New Legislation:

• Streamlined removal process reduces delays in resolving squatter-related disputes
• Enhanced trespassing penalties increase deterrent effect
• Digital documentation acceptance in courts simplifies evidence presentation
• Clear legal standing requirements eliminate fraudulent occupancy claims

Future Considerations: Additional legislation (SB1985) is under consideration that would provide even broader police authority for property owner complaints, though this remains under review by housing advocates and legal professionals.

When to Consider Alternative Solutions

For many property owners, especially those managing problem rental property portfolios, even the new fast-track process may prompt consideration of alternative strategies:

Direct Negotiation: Sometimes offering squatters a modest cash payment to leave voluntarily (“cash for keys”) proves faster than any legal process. (Anywhere from $500 to $5000).

Strategic Property Sale: If you’re already considering selling, particularly if you sell investment property Chicago area, addressing occupancy first may not be necessary if buyers are experienced with tenant situations.

Professional Cash Buyers: Companies that buy houses for cash can often close quickly, handling any occupancy issues as part of their purchase process. The best companies that buy houses for cash will manage legal complexities seamlessly.

Protecting Yourself During Any Process

Legal Considerations:

• Never attempt “self-help” eviction methods regardless of which process you use
• Always follow proper legal procedures as outlined by current Illinois statute
• Document everything with detailed photos and written records
• Consider hiring an experienced real estate attorney for complex cases

Financial Protection:

• Immediately notify your insurance company about unauthorized occupation
• Consider professional security services for high-value properties
• Maintain detailed records of all costs for potential damage recovery claims

Ready to avoid lengthy processes entirely? Whether you’re a landlord tired of maintenance & property issues or dealing with complex adverse possession Illinois concerns, Braddock Investment Group offers fair cash offers for properties in any condition. We handle all tenant and legal complications, allowing you to move forward quickly and stress-free. Call (312) 564-4058 for your free consultation.

Conclusion

While squatters rights in Illinois may seem complex, property owners now have unprecedented legal remedies available. With SB1563’s fast-track removal process potentially reducing resolution time from months to days, and costs from thousands to hundreds of dollars, the landscape strongly favors property owners.

Remember, every day unauthorized occupants remain on your property can increase complications and costs. Whether you choose to pursue the new expedited removal process, traditional eviction proceedings, or sell house with tenants to a professional buyer, taking immediate action protects your investment.

For property owners overwhelmed by rapidly changing legal requirements, selling to an experienced cash buyer often proves the most cost-effective solution, eliminating uncertainty and legal proceedings entirely.

Legal Disclaimer: Illinois squatter laws are rapidly evolving. This article reflects laws current as of June 2025, but Senate Bill 1563 may change procedures significantly once signed. SB1563 has passed both chambers of the legislature but awaits the governor’s signature. Always consult with a qualified attorney for current legal requirements and case-specific guidance.