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Author: Mark Ainely | Partner GC Realty & Development & Co-Host Straight Up Chicago Investor Podcast
Winter brings beautiful snow and holiday lights to the Chicago area, but it also brings freezing temperatures that can make homelessness life‑threatening. To protect tenants from being put out of their homes during the coldest weeks of the year, the Cook County Sheriff issues an annual Winter Eviction Moratorium. For the 2025‑26 season, this pause on evictions is combined with ongoing weather‑related delays that can last well into spring. Below is a concise overview of what landlords and tenants need to know.
A holiday pause on removals
Cook County’s Circuit Court regularly directs the Sheriff to stand down on eviction enforcement during the holiday season. For the 2025–26 winter, no tenant evictions will be executed between 19 December 2025 and 5 January 2026. This two‑week moratorium ensures families are not forcibly removed during Christmas, New Year’s, and the final stretch of school vacation.
The pause applies to the physical act of removing a tenant from a property. It does not prevent landlords from filing eviction lawsuits, nor does it stop courts from entering judgments. Instead, it delays the Sheriff’s final step of executing those orders. In practice, landlords will see a backlog of cases, while tenants receive temporary relief but still remain responsible for rent owed and any court judgments accrued during the moratorium.
Weather‑related delays continue into spring
Beyond the official holiday pause, the Sheriff must also reschedule evictions any time the outside temperature drops to 15 °F (–9 °C) or below. Extreme weather conditions, such as heavy snow, ice storms or dangerously low wind chills, trigger the same rule. These safeguards remain in effect after 5 January and continue until warmer spring weather arrives.
In 2024–25, legal commentators noted that even a mild winter still caused postponements whenever cold snaps occurred. A similar pattern is expected in early 2026: January and February evictions may be pushed back repeatedly due to intermittent cold spells, and the resulting backlog often means March and April court orders also take longer to enforce. Landlords should therefore plan for longer timelines when budgeting for vacant units.
Why 15 °F?
Fifteen degrees Fahrenheit may seem arbitrary, but it reflects public‑health considerations. Studies show that exposure to ambient temperatures below 15 °F can cause frostbite within thirty minutes, and prolonged exposure can lead to hypothermia. For families suddenly displaced, these risks are heightened. By pausing evictions when temperatures drop this low, the Sheriff’s office reduces the likelihood that people become unhoused in conditions where emergency shelters may be full or inaccessible.
Implications for landlords
Landlords who have obtained an eviction order should expect delays between the court judgment and the actual removal of a tenant. The 2025 order makes clear that enforcement will resume on 6 January 2026, but extreme weather may continue to stall individual evictions. This backlog means:
Longer turnover times. Vacant units may not be available for re‑renting until well after the moratorium ends.
Cash‑flow impacts. Budgeting should account for several additional weeks without rental income.
Additional notice requirements. State and local laws require landlords to provide proper notice to tenants even when scheduling new enforcement dates. Communicate clearly with the Sheriff’s office to learn when a particular eviction will be executed.
Landlords can use this time to prepare units for turnover (e.g., maintenance and cleaning) so they are ready once the Sheriff completes the eviction. They should also consider alternative resolutions, such as cash‑for‑keys agreements, which can end tenancies more quickly and amicably.
Implications for tenants
Although the moratorium halts physical removals, tenants remain liable for rent. Falling behind during the winter pause will not cancel an eviction case; instead, arrearages will accumulate. Tenants should:
Continue paying rent if possible and communicate with landlords about payment plans.
Seek rental assistance from local agencies or charities. Because evictions will resume in January, early intervention is key.
Consult legal aid organizations for guidance. While the Sheriff cannot physically remove people during the moratorium, court proceedings can still move forward, and professional advice can help tenants understand their rights.
Frequently asked questions
Question | Answer |
Does the moratorium cover all of Illinois? | No. The order discussed here applies to Cook County (including Chicago and its surrounding suburbs). Other Illinois counties may have different policies. |
Can landlords file new eviction cases during the pause? | Yes. Courts can accept filings and enter judgments, but sheriffs will not execute removals until the moratorium lifts and weather conditions permit. |
What constitutes “extreme weather”? | The order notes that temperatures below 15 °F or conditions that endanger health and welfare trigger rescheduling. Examples include severe blizzards, ice storms or dangerously low wind chills. |
How will I know if my eviction is postponed? | The Sheriff’s office typically notifies landlords and tenants when an eviction is rescheduled. Checking with the Sheriff’s civil process unit or your attorney is advisable. |
Will the moratorium forgive unpaid rent? | No. The moratorium only delays the physical removal of tenants; it does not waive rent owed or court-ordered judgments. Tenants remain responsible for arrears accumulated before, during, and after the pause, and landlords may pursue collection once enforcement resumes. |
Does the moratorium apply to commercial properties? | The Cook County order is aimed at residential evictions. Commercial tenants (businesses) are generally not covered and could still face eviction if they default on their lease. Always consult legal counsel for specific situations. |
What if a tenant is causing serious damage or criminal activity? | In cases involving illegal activity or threats to safety, landlords may petition the court for expedited or emergency relief. However, the Sheriff still considers weather restrictions when scheduling any removal. Reach out to law enforcement and legal professionals for guidance. |
How can landlords stay informed about weather-related postponements? | The Cook County Sheriff posts updates about moratorium dates and weather delays on its website and social-media channels. Landlords can also call the Sheriff’s civil process unit or subscribe to email/text alerts to receive notices about rescheduled evictions. |
Are there resources for tenants facing eviction? | Yes. Tenants can seek assistance from Cook County Legal Aid for Housing and Debt, the Chicago Department of Housing, or nonprofit groups that offer rental assistance and legal counseling. Early engagement with these resources can help avoid eviction or negotiate a payment plan. |
Will there be eviction protections after the moratorium ends? | The winter pause is temporary. However, Chicago and Cook County have laws such as the Residential Landlord and Tenant Ordinance (RLTO) and the Just Housing Amendment that provide ongoing protections against discrimination and unfair practices. Landlords should familiarize themselves with these rules, and tenants should know their rights under these ordinances. |
What’s the difference between Chicago’s RLTO and the Cook County RTLO? | Chicago’s Residential Landlord and Tenant Ordinance (RLTO) applies within the city and governs issues like security deposits, eviction notices and repairs. The Cook County Residential Tenant Landlord Ordinance (RTLO) applies to suburbs outside Chicago. Both sets of rules share themes, such as returning security deposits within 45 days and requiring proper eviction notices, but there are differences in notice periods and enforcement. GC Realty provides a free e-book to help landlords navigate the RTLO. |
How do I ensure my lease complies with recent ordinances such as the flood disclosure and credit report laws? | Landlords should incorporate required disclosures, such as flood history and acceptance of reusable tenant-provided credit reports, and ensure leases follow RLTO/RTLO requirements on repairs and maintenance. GC Realty’s blog series on the Flood Disclosure Law and the 2025 credit report law provides guidance, and their property management team can review leases for compliance. |
What should tenants do if they suspect retaliation after complaining about repairs? | Tenants should document requests and any adverse actions. Under Illinois’ Retaliation Act, landlords cannot raise rent, terminate a lease or file an eviction because a tenant reported code violations. If repairs are not made, the RLTO allows tenants to withhold rent or make emergency repairs and deduct costs; legal aid groups can advise on next steps. |
What fair-housing best practices should landlords follow? | Fair-housing laws prohibit discrimination based on race, color, religion, sex, national origin, disability, familial status and other protected traits. Landlords must apply the same screening criteria to every applicant and maintain habitable units. The Cook County Just Housing Amendment also restricts how criminal histories may be considered. Training, documentation and consulting with experts like GC Realty help ensure compliance. |
How can landlords minimize vacancy losses during the moratorium? | Use the downtime to improve marketing, refresh units and adjust rents to market levels. GC Realty recommends performing a Free Rental Analysis to ensure pricing aligns with current demand and using their Tenant Placement service to quickly fill vacancies once allowed. Staying competitive and having qualified tenants ready can reduce the impact of enforcement delays. |
What is a Free Rental Analysis, and why is it useful? | A Free Rental Analysis examines comparable properties to determine the optimal rent for a unit. Correct pricing helps attract quality tenants quickly and reduces days on market. GC Realty offers this service at no cost; it’s a data-driven tool that benefits both new and experienced landlords. |
Preparing for a post‑moratorium surge
Once the moratorium ends and temperatures rise, the Sheriff’s office will begin working through a significant backlog. Evictions delayed by the holiday pause and weather conditions will likely stretch into spring 2026. Both landlords and tenants should prepare for crowded court dockets and longer enforcement timelines.
Steps landlords can take
Stay in contact with the Sheriff to confirm scheduled eviction dates and learn about any weather‑related changes.
Document communication with tenants. Keeping records ensures compliance with notice requirements.
Explore mediation. Settlement agreements can sometimes achieve faster resolutions than court enforcement.
Budget for delays. Include buffer periods in financial planning and consider securing interim financing if needed.
Steps tenants can take
Seek legal counsel early, even during the moratorium. Free legal aid services can help navigate court proceedings.
Apply for rental assistance before the eviction resume date. Programs often take weeks to process and may require documentation.
Plan for housing alternatives. If eviction is inevitable, start looking for new accommodations while there is still time.
Screening Process
The Cook County Sheriff’s Winter Eviction Moratorium demonstrates a balance between enforcing court orders and protecting public health during frigid weather. From 19 December 2025 through 5 January 2026, no evictions will occur, and after this period the Sheriff must reschedule evictions whenever the temperature is 15 °F or colder or other extreme weather threatens safety. These policies can create significant delays, so landlords and tenants should prepare early, communicate clearly and seek professional guidance to navigate the months ahead.
Beyond watching the weather and court calendars, landlords can dramatically reduce eviction risk by screening tenants properly from the start. Careful screening goes well beyond running a credit report; it means verifying income, employment, rental history and references, and applying the same criteria consistently to every applicant to comply with Chicago’s fair‑housing and Just Housing regulations. When you choose residents who have a track record of paying on time and caring for their homes, you are far less likely to find yourself scheduling a sheriff’s removal in the dead of winter.
At GC Realty & Development, we believe that knowledge is your best asset. Our resource, Mastering Tenant Screening in 2025, walks landlords through the latest best practices in applicant evaluation, including Illinois’ Retaliation Act updates, the Just Housing Amendment, reusable credit reports and flood‑disclosure requirements. By following this guide, you will learn how to set objective criteria, avoid unintentional discrimination and build a portfolio of reliable tenants. If vacancy fills are on your horizon once the moratorium lifts, tools such as our Free Rental Analysis and Tenant Placement service can help ensure your pricing is competitive and your marketing attracts qualified applicants.
Investing time in screening today can save landlords months of headaches and thousands of dollars in lost rent or legal fees tomorrow, and help families find homes where they can thrive. Winter weather may be beyond anyone’s control, but the people you choose to entrust with your properties are not. Making smart, informed decisions now will pay dividends long after the snow has melted.
Who Is On Your Team?
We’ve shared a lot of information here on investing in real estate locally in Chicagoland. If you live outside the area, it may seem overwhelming for those wanting to invest in the Chicago market. But we just look at it as a team sport.
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.
What gets me up in the morning and keeps me going 12 hours a day is the ability to add value to local area investors in Chicago and beyond! Those who connect with me often hear me say that our goal is to bring value to everyone we come in contact with.
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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Partner / Co-Host of Straight Up Chicago Investor Podcast
