What I Learned: Evicting a Tenant (for Illinois)
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When Being Nice Isn’t Enough: My First Eviction Experience as a Landlord
Hello guys!
As you can see from the title, we’ve got another real experience on our hands—and I hope it helps some of you in your real estate journey.
Today’s story is about something many landlords eventually face but no one really wants to deal with: evicting a tenant. So let me tell you what happened, what I learned, and how it might help you in the future.
The Situation
One of my tenants in an investment property fell three months behind on rent. They had lost their job and could no longer afford to pay. They made attempts to pay part of the rent here and there—but I personally don’t like to accept partial payments.
Now to be fair, they weren’t a bad tenant overall. But I had to move forward with the eviction process. This is a business, after all, and we can’t let emotions or sympathy keep us from handling our responsibilities.
The Eviction Process
Let me just say—this was not fun at all, especially since I had sympathy for their situation.
The first step was giving them a five-day notice to either pay the full amount or vacate the property. I had already warned them ahead of time that this was coming. They told me they’d stay “as long as possible,” since they were eventually planning to move back in with their parents.
Now, we could have agreed to break the lease early, but again—this is a business. And I was still owed money based on the lease agreement.
Reality Hits
Here’s where I messed up: I thought once I served the five-day notice, that was it. I assumed they’d be gone after five days. Nope! That’s not how it works.
When I called the police to try and have them removed, I found out I had to file an eviction lawsuit, also called a Forcible Entry and Detainer action, because they stayed past the notice period.
More Delays
So I filed the paperwork—but guess what? More waiting. The tenant had to be served a summons and complaint at least three days before the court date.
And I had to pay someone to serve those documents—yep, more money out of pocket.
When the court date finally came around, I brought proof of non-payment and got the judgment. Pretty smooth… or so I thought.
They Still Didn’t Leave
The judge gave them two more weeks to move out. But remember, they told me they’d stay “as long as possible”—and they meant it.
I went by the property two days after their deadline, and they were still there! At that point, I had to call the sheriff to remove them. Finally, they were out.
Luckily, the unit wasn’t damaged—just really dirty. So I was relieved. No major repairs, just a deep clean. I was ready to start collecting rent again ASAP.
Bonus: 3 Real Estate Tips for Investors
This bonus section is just for my fellow real estate investors. If you’re buying, selling, or holding property for profit, here are three valuable tips you can take with you.
🔍 Tip #1 – Research the Location
This is rule number one in real estate: location matters.
If you want your properties to increase in value, you need to buy in places where demand is strong—especially areas with good school districts. Properties in strong districts appreciate faster, making them more profitable long term.
Think of it like this: buying in the wrong area is like burning money—and we don’t do that.
🏘 Tip #2 – Buy in Bulk (If You Can)
If you’ve got the funds, buying multiple homes in a new development can pay off big. Think of it like buying in bulk.
Say you buy five homes at $180K each in a new community instead of $220K each. Fast forward 6–12 months, and the property values rise—you could be looking at $500K or more in profit.
It’s a bigger upfront investment, but a smarter long-term play if you’ve got the capital.
📍 Tip #3 – Keep Projects Close Together
If you’re juggling multiple renovation projects, try to keep them within 3 miles of each other. This saves you and your contractors time and money.
Trust me—it’s a simple move that makes logistics, labor costs, and management way easier.
Final Thoughts & Summary
Here’s what I learned from all of this:
When something sounds like it’ll be quick and easy—like a five-day eviction—don’t count on it. My first eviction ended up taking months and wasted more of my time than expected.
Now, I have an attorney who handles the entire process. Yes, it costs more upfront—but my time is worth even more.
Every state is different, so know your local laws, and be prepared to protect your investment. I hope this post helps someone out there avoid the same frustration.
Thanks for stopping by, and shout out to everyone who stuck around for the bonus section! Let me know:
- Did you learn anything new?
- Was this helpful?
- Did you enjoy it?
Drop your comments below—and come back soon! Good luck out there, my friends.