Illinois General Assembly Spring Session Recap
The 2025 spring session of the Illinois General Assembly ended on June 1st with members working into the early morning to pass priority items, including the Fiscal Year 2026 budget. Nearly 6,400 bills were filed this session, and when legislators worked on housing issues, CAA was at the forefront advocating on behalf of the apartment industry in Illinois.
We are pleased to share that none of the proposed four rent control bills that CAA had been following passed this session, and several other concerning bills were either prevented from advancing or negotiated to a more acceptable outcome. For example, the Rental Fee and Transparency Act (HB3564) was the subject of considerable negotiations by CAA and other industry partners. On this bill, CAA offered reasonable alternatives to the most damaging provisions, however an agreement could not be reached with the sponsor. Fortunately, the bill was not ultimately called for a vote in the full Senate before the chamber adjourned. We are prepared for the possibility that this bill could be revived by the sponsor at the behest of housing advocates when the legislature returns for the Fall Veto Session in October.
While we have once again successfully prevented the passage of legislation overturning the statewide ban on rent control in Illinois, we fully anticipate a continued strong, coordinated push from advocates in Springfield on this issue, as well as on the topic of "junk fees". Bills that did not advance can still be revived before a new General Assembly is seated in January of 2027.
Below is a list of the key bills that CAA monitored and shared with members this session. More information on the Illinois General Assembly and access to a full end of session report from CAA's lobbying team, Mac Strategies Group, is available here.
Bills That Passed Both Houses
SB1563 Sen. Lakesia Collins - EVICTION-CRIMINAL TRESSPASS
CAA Support
Amends the Code of Civil Procedure. Provides that nothing in the Eviction Article may be construed to: (i) prohibit law enforcement officials from enforcing the offense of criminal trespass under the Criminal Code of 1963 or any other violation of the Code; or (ii) to interfere with the ability of law enforcement officials to remove persons or property from the premises when there is a criminal trespass.
HB3566 Rep. Dagmara Avelar - EVICTION OF MINORS
CAA Neutral
Amends the Eviction Article of the Code of Civil Procedure. Requires dismissal of a complaint in its entirety against all defendants if the complaint names a defendant who is a minor at the time of filing. Provides that such an action shall be immediately sealed. Provides that, in addition to any other remedies available to the minor, a minor willfully and wantonly named as a defendant in violation of the Act is entitled to reasonable attorney's fees, actual damages, and liquidated damages in the amount of $1,000. Provides that nothing in the Act prohibits a party from refiling an action against any defendants who otherwise may be properly named. Provides that, upon dismissing the case, the court may not waive any fees associated with refiling the action against defendants otherwise properly named.
HB3616 Rep. Will Guzzardi - IHDA-AFFORDABLE HOUSING EXEMPT
CAA Support
Amends the Affordable Housing Planning and Appeal Act. In provisions requiring the Illinois Housing Development Authority to determine which local governments are exempt or not exempt from the requirements of the Act, requires the Authority to collect data and make certain calculations based on: (i) the total number of owner-occupied housing units in each local government that are affordable to households with a gross household income that is at or below 30% of the median household income within the county or primary metropolitan statistical area; (ii) the total number of rental units in each local government that are affordable to households with a gross household income that is at or below 30% of the median household income within the county or primary metropolitan statistical area; (iii) the total number of owner-occupied housing units in each local government that are affordable to households with a gross household income that is between 80% and 140% of the median household income within the county or primary metropolitan statistical area; and (iv) the total number of rental units in each local government that are affordable to households with a gross household income that is between 60% and 80% of the median household income within the county or primary metropolitan statistical area. Requires the Illinois Housing Development Authority to publish the collected data for each local government in the State and for the State as a whole at least once every 5 years. Requires the Illinois Housing Development Authority to also compile the collected data into a report and submit the report to the General Assembly. Provides that the collected data shall be for informational purposes only and shall not factor into the determination of exempt local governments. Expands the Act's list of legislative findings.
Bills That Did Not Advance
HB3564 Rep. Nabeela Syed - HUMAN RIGHTS ACT-REAL ESTATE
CAA Oppose
Creates the Rental Fee Transparency and Fairness Act. Defines terms. Requires that all non-optional fees must be explicitly contained on the first page of a lease agreement, and a tenant is not liable for payment of these fees if a lease fails to do so. Requires that these fees must be disclosed with the total amount of rent. Requires that in a lease agreement disclosure or unit listing, the landlord must disclose whether utilities are included in rent. Prohibits a landlord or lease agreement from requiring specified types of fees or fines. Prohibits a landlord from charging both a security deposit and a fee for moving in or out. Makes changes to security deposits and fees for moving in or out. Provides a process for paying fees in installments and prohibits a landlord from imposing any fee, interest, or costs on a tenant because a tenant elects to pay in installments. Limits the concurrent exercise of home rule powers if inconsistent with the Act. Provides that a landlord may not rename a fee or charge to avoid application of the Act. Provides that the Act applies to all lease agreements entered into after the effective date of the Act, except that the Act does not apply to lease agreements entered into for dwelling units in owner-occupied premises containing 6 units or fewer.
HB2757 Rep. Kimberly DuBuclet - REVITALIZE DOWNTOWN CHICAGO
CAA Support
Creates the Chicago Downtown Revitalization Task Force. Includes provisions on Task Force membership, meetings, compensation, and administrative support. Requires the Task Force to (1) conduct an analysis of all taxes and economic incentives, monetary or otherwise, that impact downtown Chicago, including analyzing all taxes and incentives levied or administered directly by the State of Illinois as well as those authorized by State law but are implemented by units of local government, including the City of Chicago; (2) research and review trends impacting downtown Chicago, including, but not limited to, population growth, office occupancy rates, commercial office vacancy and valuation figures, retail sales, restaurant sales, hotel occupancy rates, and cultural event attendance; (3) examine national best practices in the area of post-pandemic revitalization of large urban centers and consider the applicability of such policies to downtown Chicago; (4) assess existing and potential industry clusters based on current and anticipated trends to consider policy solutions that may optimize the marketability and overall appeal of downtown Chicago to potential growth sectors; and (5) make recommendations regarding changes to existing policy or the implementation of new policies to enhance economic activity in and increase the overall vitality of downtown Chicago. Requires the Task Force to submit a report no later than 12 months after the effective date of the Act and periodically thereafter. Dissolves the Task Force 5 years after the effective date of the Act. Repeals the Act on January 1, 2032.
HB3652 Rep. Camille Lilly - FUEL GAS DETECTOR ACT
CAA Oppose
Creates the Fuel Gas Detector and Alarm Act. Provides that all covered buildings must comply with the requirements of this Act on or before January 1, 2028. Provides for requirements for compliance and implementation. Sets forth requirements for the transfer of real property that includes a covered building. Establishes the State Fuel Gas Safety Assistance Fund for the Office of the State Fire Marshal to provide free or subsidized fuel gas alarms to low-income households. Provides that a violation of the Act is a petty offense. Provides for enforcement and penalties. Provides for grants to units of local government, subject to appropriation. Creates the Gas Detector Alliance within the Office of the State Fire Marshal to make recommendations to the Office of the State Fire Marshal. Limits home rule. Requires the Office of the State Fire Marshal to adopt rules. Makes conforming changes in the State Finance Act. Effective January 1, 2026.
SB1728 Sen. Mike Simmons - HUMAN RIGHTS-LANDLORD-TENANT
CAA Oppose
Amends the Illinois Human Rights Act. Makes it a violation of the Real Estate Transactions Article of the Act to unlawfully discriminate using credit score and history, including insufficient credit history. Limits these provisions to landlord and tenant agreements only.
SB62 Sen. Robert Peters - BUILD ILLINOIS HOMES ACT
CAA Support
Creates the Build Illinois Homes Tax Credit Act. Provides that owners of qualified low-income housing developments are eligible for credits against the taxes imposed by the Illinois Income Tax Act or taxes, penalties, fees, charges, and payments imposed by the Illinois Insurance Code. Amends the Illinois Income Tax Act and the Illinois Insurance Code to make conforming changes. Effective immediately.
SB2264 Sen. Karina Villa - CRIME-FREE HOUSING
CAA Support
Amends the Counties Code. Provides that a county shall not adopt, enforce, or implement any ordinance, resolution, policy, program, or other regulation that contains certain provisions such as imposing or threatening to impose a penalty against a resident, property owner, tenant, landlord, or other person as a consequence of requests for law enforcement or emergency assistance, on their own behalf or on behalf of another person in need of assistance, including, but not limited to, a request related to an incident of domestic violence, dating violence, sexual assault, stalking, or another act of violence or concerning an individual with a disability or a person entitled to protections under the Juvenile Court Act of 1987. Provides that if a county adopts, enforces, or implements a crime-free housing or nuisance ordinance, resolution, policy, program, or other regulation, then the county shall create the Office of the Crime Free Housing Coordinator. Provides that the coordinator shall be designated by the county board and shall have no less than 3 years of experience in social work, social services, or community advocacy. Provides that the coordinator shall receive fair housing training from a qualified fair housing program, including training specific to housing protections for survivors of domestic violence, dating violence, sexual assault, stalking, and other victims, persons with disabilities, and persons entitled to protection under the Juvenile Court Act of 1987. Provides that any resident, property owner, tenant, landlord, or other person that receives a notice to quit due to a violation of a crime-free housing or nuisance ordinance, resolution, policy, program, or other regulation shall be directed to the Office of the Crime Free Housing Coordinator by the county. Provides that a home rule county may not regulate tenancy in a manner inconsistent with this provision. Amends the Illinois Municipal Code and the Housing Authorities Act to make conforming changes.
HB1813 Rep. Bob Rita - MUNI CD-ACCESSORY DWELLINGS
CAA Support
Amends the Control Over Building and Construction Article of the Illinois Municipal Code. Provides that a municipality may not prohibit the building or usage of accessory dwelling units in the municipality. Provides that a municipality may provide reasonable regulations relating to the size and location of accessory dwelling units similar to other accessory structures unless a regulation would have the effect of prohibiting accessory dwelling units. Limits home rule powers. Defines terms.
HB1814 Rep. Bob Rita - MUNI CD-ZONING-MIDDLE HOUSING
CAA Support
Amends the Zoning Division of the Illinois Municipal Code. Provides that, for all new development after January 1, 2026, each city with a population of 25,000 or more shall allow the development of all middle housing types on lots or parcels with a total area greater than 5,000 square feet and that are zoned for any type of residential use. Provides that each city with a population of more than 10,000 and less than 25,000 shall allow the development of a duplex on each lot or parcel zoned for residential use that allows for the development of detached single-family dwellings. Provides that municipalities may regulate siting and design of middle housing provided that the regulations do not, individually or cumulatively, discourage the development of all middle housing types permitted in the area through unreasonable costs or delay. Provides that municipalities may regulate middle housing to comply with protective measures adopted under statewide land use planning goals. Limits home rule powers.
SB1669 Sen. Christopher Belt - LANDLORD-TENANT-PET FEES
CAA Oppose
Amends the Landlord Tenant Act to create a pet fee (any one-time non-refundable fee paid at the beginning of a tenancy to allow a pet to remain at the property for the duration of the tenancy) and "pet rent" (any recurring non-refundable fee paid alongside rent to allow a pet to remain at the property for the duration of the tenancy). Provides that a landlord may charge a tenant either a one-time pet fee or recurring pet rent, but not both. Provides that pet fees may not exceed $500 and pet rent may not exceed $25 for small animals and $50 for large animals per pet. Provides that a landlord may not charge a pet fee or pet rent for an assistance animal consistent with the Assistance Animal Integrity Act. Provides that nothing in the Act may be construed to require a landlord to charge either a pet fee or pet rent.
SB1996 Sen. Graciela Guzman – PREVENT RENTAL PRICE FIXING
CAA Oppose
Creates the Preventing Algorithmic Rent Fixing in the Rental Housing Market Act. Provides that a real estate lessor, or any agent or subcontractor of a real estate lessor, shall not subscribe to, contract with, or otherwise exchange anything of value in return for the services of a real estate service provider. Provides that a real estate service provider shall not facilitate an agreement to not compete between real estate lessors with respect to residential dwelling units. Provides that a violation of the provisions of the Act is an unlawful practice under the Consumer Fraud and Deceptive Business Practices Act. Provides for a private right of action. Amends the Consumer Fraud and Deceptive Business Practices Act to make a conforming change.
HB3269 Rep. Camille Lilly – HOUSING EQUITY-AFFORDABILITY
CAA Oppose
Creates the Housing Equity, Affordability, and Development Act. Provides that the Department of Revenue shall collect a fee from landlords with more than 5 units in an amount equal to 5% of the difference between their monthly rental income for a unit and $1,200, unless the rental income for the unit is less than $1,200, to be paid into the Housing Equity, Affordability, and Development Fund. The Illinois Housing Development Authority shall create a program under the Act to assist in home purchases for households whose tenant payments to the landlord have been more than 30% of their income for a period of 12 calendar months, and whose income is less than 3.33 times the median rent for their metropolitan area; or if the household does not live in a metropolitan area, 3.33 times the median rent in the closest metropolitan area. Provides that assistance shall be limited to $15,000 per household.
SB1964 Sen. Cristina Castro – RES RENTAL FEE FAIRNESS ACT
CAA Oppose
Creates the Rental Fee Transparency and Fairness Act. Provides that unless otherwise allowed under the Act, a landlord's agent may not impose any fee on, or collect any fee from, a tenant related to the rental of residential real property, and any real estate salesperson or real estate broker who publishes a listing for a rental of residential real property with the permission or authorization of the landlord for the property may not impose any fee on, or collect any fee from, a tenant related to the rental of the listed property. Prohibits a person conditioning the rental of residential property on a tenant engaging any agent. Provides that all fees to be paid by a tenant be explicitly contained in the first page of a lease agreement and the itemized disclosure of the fees must include a short description of them. Provides that a tenant is not liable for any fees not so disclosed. Prohibits a lease from containing a clause that: (i) assigns a late fee (not to exceed $25) for the late payment of rent if payment occurs within 7 days of the required date of payment although a lease may provide for a grace period longer than 7 days; (ii) assigns to a tenant an administrative fee for the renewal of a lease agreement; (iii) assigns to a tenant a fee for the modification of a lease; (iv) assigns to a tenant a fee for contacting the building owner or the property manager; (v) assigns to a tenant a fee or penalty for an eviction notice or an eviction action; and (vi) assigns a fee to a tenant for pet occupancy for the duration of the lease. Makes other changes. Provides that the changes to residential lease applies to all lease agreements entered into after the effective date of the Act. Preempts home rule.
Rent Control Bills That Did Not Advance
HB3526 Rep. Abdelnasser Rashid – MOBILE HOME RENT CAP
CAA Oppose
Amends the Mobile Home Landlord and Tenant Rights Act. Prohibits a park owner from increasing rent more than 3% per year. Provides that a park owner may adjust rent annually, beginning in 2027, to reflect a percentage equal to the percentage change in the consumer price index-u during the preceding 12-month calendar year that may not be more than a 5% increase in the 3% cap. Provides that the amendatory Act may be referred to as the Mobile Home Tenant Protection Act. CAA opposes this bill.
HB3828 Rep. Anna Moeller – MOBILE HOME-RENT NOTICE
CAA Oppose
Amends the Mobile Home Landlord and Tenant Rights Act. Provides that a park owner shall notify a manufactured homeowner in the park of a rent or fee increase if the increase is in excess of 3% above the current rent or in the Consumer Price Index, whichever is greater. Provides that if the rent or fee increase is greater than the percentage rate of rent in the Consumer Price Index, the park owner shall provide a written justification for the increase and make documentation available to all residents that shows the costs and commencement of work that justifies the rent or fee increase. Provides that in order for an increase in costs to justify such a rent or fee increase, for costs incurred for ordinary maintenance, property or real estate taxes, and utilities not directly paid by the manufactured home owner, the park owner must demonstrate that the work performed was necessary to meet the park owner's warranty of habitability obligations and demonstrate that the rent or fee increase imposed was no more than was necessary to cover the actual and reasonable cost of the work performed.
HB3687 Rep. Lilian Jimenez – LANDLORD/TENANT-VARIOUS
CAA Oppose
Creates the Let the People Lift the Ban Act. Amends the Rent Control Preemption Act. Provides that a prohibition on a unit of local government enacting, maintaining, or enforcing an ordinance or resolution that would have the effect of controlling the amount of rent charged for leasing private residential or commercial property does not apply if the voters of the unit of local government have approved a referendum allowing rent control. Adds provisions about local rent control regulation, including regulation within a district, precinct, ward, or other similar subdivision of a unit of local government.
SB1260 Sen. Graciela Guzman – RENT CONTROL PREEMPTION ACT
CAA Oppose
Repeals the Rent Control Preemption Act