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Author: Mark Ainely | Partner GC Realty & Development & Co-Host Straight Up Chicago Investor Podcast
This Illinois program has taken off with Illinois Landlords but there are changes you need to know about. Below breaks down what is new and what to do if you have never even heard of this program yet.
When rent goes unpaid and eviction notices are posted, landlords often feel trapped between enforcing lease agreements and sympathizing with tenants facing hardship. Court is expensive, time‑consuming and emotionally draining. What if there were a program that could pay a significant portion of back rent, court costs and even future rent while avoiding displacement? In Illinois, such a program exists. The Court‑Based Rental Assistance Program (CBRAP), administered by the Illinois Housing Development Authority (IHDA), offers emergency assistance to tenants in eviction court. Revised in 2025, CBRAP aims to prevent homelessness, stabilize property owners’ finances and reduce the burden on the court system. In this article we’ll explore how the program works, who is eligible, what conditions accompany the funds, and how GC Realty & Development can help you navigate the application and decide whether it’s right for your situation.
The Problem: Eviction Is Costly for Everyone
Evictions aren’t just about removing tenants who haven’t paid rent; they’re complex legal proceedings that require time, money and patience. Landlords must serve proper notices, file court paperwork, attend hearings, and often deal with counterclaims or requests for continuances. Tenants facing eviction may have lost income due to job loss, illness or unexpected expenses. The process is stressful and can result in families being displaced with nowhere to go. Meanwhile, the rental unit sits vacant or generates no income while the case drags through the docket.
During the pandemic, millions of dollars in federal funds were allocated to emergency rental assistance programs. Illinois distributed these funds through various initiatives, including the Emergency Rental Assistance Program (ERAP) and the Illinois Rental Payment Program (ILRPP). These programs helped many households avoid eviction, but they were time‑limited and ended once federal funds ran out. Recognizing that the need for assistance continues, IHDA created CBRAP as a more targeted, court‑based tool.
What Is CBRAP?
The Court‑Based Rental Assistance Program provides financial help to tenants and landlords who are already in eviction court. Unlike previous programs that allowed anyone behind on rent to apply, CBRAP restricts eligibility to households with a pending eviction case. The rationale is to prevent evictions at the last stage by paying back rent and giving tenants a chance to stay housed.
The 2025 update clarified benefits and improved procedures. Under CBRAP, eligible households can receive up to $10,000 to cover past‑due rent, future rent and court costs. Specifically, the program may pay:
Past‑due rent owed to the landlord.
Court costs, such as filing fees and service fees, up to a defined limit (often around $700, depending on the county).
Up to two months of future rent to help stabilize tenants while they catch up on their finances.
These funds are paid directly to landlords to satisfy outstanding debts. In exchange, landlords agree to certain conditions that aim to preserve housing stability.
Who Can Apply?
Eligibility hinges on several factors:
Eviction in progress: The tenant must have a current eviction case filed against them. The case can be for non‑payment of rent, holdover tenancy or other lease violations, but CBRAP is most commonly used for unpaid rent cases.
Income limits: The household’s gross income must not exceed 80% of the area median income (AMI). These limits vary by county and household size and are updated annually. Applicants must provide documentation such as pay stubs or benefits statements to prove income.
Illinois residency: The tenant must reside in Illinois and the rental unit must be located in the state.
Tenant and landlord cooperation: Both parties must complete parts of the application. The tenant typically initiates the process, but landlords can also start an application and invite tenants to participate. Both need to supply contact information (email address is required), a copy of the lease, a ledger of rent owed, and photo identification. Proof of past payments and any communication about payment plans may also be requested.
No citizenship requirement: Undocumented immigrants may apply; Social Security numbers or proof of immigration status are not required. This inclusive approach recognizes that housing instability affects all residents.
How to Apply
The application process is done online through IHDA’s portal. Here’s a step‑by‑step outline:
Register and create an account. Both tenant and landlord must have email addresses. If the landlord starts the application, they invite the tenant via email, and vice versa.
Upload documents. The tenant provides proof of income, a copy of the eviction notice or complaint, government‑issued ID and, if possible, a copy of the lease. The landlord submits the lease, rent ledger, W‑9 and proof of ownership or authorization to act on behalf of the owner.
Specify the amount owed. The landlord lists past rent due, court costs (filing fees, sheriff service fees) and future rent requested. It’s crucial to accurately calculate court costs; once submitted, the amount cannot be modified.
Agree to the terms. Both parties must sign an agreement outlining the conditions of assistance. This includes dismissing the eviction, forgiving certain fees and refraining from filing a new non‑payment eviction for a specified period.
Await review. IHDA reviews the application and may request additional documentation. Once approved, funds are disbursed directly to the landlord.
Conditions of the Assistance
CBRAP is not a free giveaway; it’s a contract. By accepting the funds, landlords agree to specific terms that may affect their bottom line. The key conditions include:
Dismissal of the eviction case. Landlords must dismiss the ongoing eviction with prejudice, meaning the case is closed and cannot be refiled on the same grounds. This also means waiving any balance that exceeds the assistance amount. For example, if a tenant owes $12,000 and CBRAP pays $10,000, the landlord must write off the remaining $2,000.
Forgiveness of fees and penalties. Late fees, interest, attorney’s fees, and other penalties must be forgiven. Some landlords’ leases classify fees such as utilities or parking charges as “additional rent,” which raises questions about whether these can be included in assistance. The safest course is to consult with legal counsel.
Temporary moratorium on evictions. After receiving assistance, landlords cannot file a new eviction for non‑payment for a period of time, typically 60 days. This allows tenants to stabilize and avoid immediate re‑eviction.
No eviction for the covered period. The assistance covers a designated timeframe, typically up to two months of future rent. Landlords cannot evict for non‑payment of rent that accrues during this period. However, you may still evict for other lease violations (e.g., noise complaints, illegal activity) if allowed by your lease and local ordinances.
Option to negotiate a move‑out. One of the 2025 updates allows landlords and tenants to negotiate an agreed move‑out date as part of the assistance agreement. If both parties agree, the tenant receives assistance and vacates by a certain date. If they fail to leave, the landlord may revive the eviction and proceed with obtaining possession. This flexibility is useful when a landlord wants to recover the unit but also recoup some rent.
These conditions aim to balance the interests of landlords (who need to recover some or all of their losses) with those of tenants (who need stability). Accepting CBRAP means sacrificing some money (such as waived fees) in exchange for immediate payment and closure.
Weighing the Pros and Cons
Is CBRAP worth it? The answer depends on your situation. Here are factors to consider:
Amount owed versus cap: The program cap is $10,000. If your tenant owes less than that, CBRAP can make you whole and even cover court costs and future rent. If they owe significantly more, you’ll have to write off the difference. Ask yourself whether the remaining balance is realistically collectible through a judgment.
Tenant quality: Consider whether the tenant is likely to pay on time going forward. If they were reliable before a temporary setback, CBRAP may help them regain stability. If they have a history of chronic non‑payment or lease violations, you may prefer to proceed with eviction.
Time and expense: Evictions take time. Court dates may be months away, and legal fees add up. Even if you win, collecting on a judgment can be challenging if the tenant has limited resources. CBRAP offers a way to recoup some funds quickly and avoid the uncertainty of collection.
Market conditions: In a tight rental market, you may prefer to regain possession quickly and re‑rent at a higher rate. In a softer market with higher vacancy rates, receiving rental assistance and keeping a tenant may be more attractive. Our free rental analysis can help you gauge market conditions and decide whether holding out for a new tenant is worthwhile.
Tenant relationship: If your relationship with the tenant has deteriorated to the point where cooperation is impossible, negotiating and adhering to CBRAP’s requirements may be unrealistic. On the other hand, tenants who are communicative and cooperative can complete the application smoothly.
GC Realty’s Role: Guiding You Through CBRAP
At GC Realty & Development, we recognize that rental assistance programs can be confusing and intimidating. Our property managers and legal partners are experienced in navigating these programs. Here’s how we help our clients:
Assess eligibility and collect documents. We review the tenant’s situation, income documentation and court status to determine whether CBRAP is an option. We ensure all paperwork, including ledgers, leases and notices, is accurate and complete.
Apply efficiently. The application process can be cumbersome. We guide tenants and landlords through creating accounts, uploading documents and responding to requests from IHDA. Our attention to detail reduces delays and increases approval chances.
Negotiate terms. If a move‑out date is desirable, we help negotiate the best possible agreement. We also ensure the agreement complies with the law and protects our clients’ interests.
Comply with conditions. Once funds are received, we help landlords dismiss the eviction correctly, forgive required fees, and manage the moratorium period. We monitor the tenant’s compliance with the move‑out date or payment plan.
Free rental analysis and tenant placement. Should you decide not to keep the tenant, our free rental analysis identifies competitive rent and market demand. Our tenant placement service screens applicants thoroughly, ensuring your next tenant is qualified and less likely to default. By pricing your rental correctly and finding responsible tenants, you reduce the risk of eviction and the need for assistance programs.
Questions & Answers
Q: Do I have to participate if my tenant applies?
No. Participation is voluntary for landlords. If you choose not to complete your part of the application, IHDA may still approve funds for the tenant, but the check goes directly to them. They could use the money for moving expenses rather than paying you. Cooperation gives you more control and guarantees payment.
Q: Can I include utilities and other fees in the amount requested?
Only rent and certain court costs are covered. Late fees, attorney’s fees and other charges must be waived. If your lease specifies that utilities are “additional rent,” consult an attorney. Courts have not definitively ruled on whether such charges can be included. Err on the side of caution and request only rent and allowed costs.
Q: How long does approval take?
Processing times vary based on application volume and whether documentation is complete. On average, approval can take several weeks. During this period, it’s important to continue with court dates. Judges often grant continuances if CBRAP is in process, but you should consult your attorney.
Q: What happens if the tenant doesn’t uphold the agreement?
If the tenant fails to comply with the move‑out date or stops paying rent after the moratorium period, you can file a new eviction. You may need to provide evidence that you complied with the CBRAP agreement and that the tenant violated its terms. The court will treat it as a new case.
Q: Is CBRAP available indefinitely?
Funding for CBRAP depends on state and federal budgets. The 2025 update continued the program, but future funding is not guaranteed. If you think your tenant might qualify, act quickly. Our property managers can help evaluate the timing and advise whether it makes sense to apply now or proceed with eviction.
Q: How does this tie into other eviction laws?
CBRAP is just one piece of the eviction puzzle. You must still comply with notice requirements under the RLTO, RTLO and Illinois eviction statutes. CBRAP does not override fair housing laws or anti‑discrimination rules. Always consult legal counsel or work with a professional property manager to ensure you meet all obligations.
About GC Realty & Development
At GC Realty & Development, we’ve learned that almost every eviction story starts with one thing, the wrong tenant. And that’s exactly where strong tenant screening makes all the difference.
Since 2003, we’ve managed thousands of residential, multifamily, and commercial units across Chicagoland, and one thing has stayed consistent: the right screening process prevents headaches down the road. By verifying income, checking rental history, and evaluating each applicant carefully, we’ve helped landlords avoid costly evictions, late payments, and turnover before they ever happen.
With over 1,400 units and 1 million square feet of commercial and industrial space under management, GC Realty has earned a reputation as Chicago’s Responsive Property Manager, a team that solves problems early and does things the right way the first time.
Whether you need help finding the right tenant, navigating Chicago landlord laws like the RLTO or RTLO, or implementing a solid property management system that keeps you compliant and profitable, we’re here to help.
Visit www.gcrealtyinc.com to learn more or request your Free Rent Analysis today.
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Who’s on your investing team? Do you even have a team? GC Realty & Development, LLC has a dedicated team of professionals willing to share decades of experience in all facets of real estate investment. We handle everything from brokerage, leasing, and property management. Whether you hire us or not, we’re happy to provide our resources and expertise.
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We hope that in return, they will one day hire us for our tenant placement or property management services, refer us to someone they know, or leave a review about our services. We would clearly love all three; however, we’re happy whenever we get the opportunity to help!
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