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Author: Mark Ainely | Partner GC Realty & Development & Co-Host Straight Up Chicago Investor Podcast
I’m a Chicago property manager, real estate investor, and co-host of the Straight Up Chicago Investor Podcast. Every week, I talk with landlords and property owners across the city and suburbs about new laws, market trends, and compliance issues that affect how they operate.
One of the most common questions I’ve been getting lately is about the CARES Act 30-day notice rule, specifically, whether it’s still in effect and what landlords in Illinois need to do now that Fannie Mae and Freddie Mac have ended their enforcement of it.
If you’re a Chicago landlord or Illinois property owner, this update matters because it impacts how you handle evictions, serve notices, and stay compliant. And as we’ve seen before, one small misstep in this area can lead to a full case dismissal or even fines.
What Changed: The End of the 30-Day CARES Act Notice
As of October 8, 2025, the Federal Housing Finance Agency (FHFA) announced that Fannie Mae and Freddie Mac will no longer enforce the 30-day notice requirement under the CARES Act.
That rule was originally part of the pandemic-era tenant protections, requiring landlords with federally backed mortgages to give tenants at least 30 days’ written notice before filing an eviction for nonpayment of rent.
For over five years, this rule applied to thousands of properties, even after most other COVID-related restrictions ended. But now, if your property’s mortgage is backed by Fannie Mae or Freddie Mac, you can follow the standard Illinois eviction timeline, which means a five-day notice for nonpayment is once again valid.
The Catch: It’s Not Gone for Everyone
Here’s where things get confusing.
Just because Fannie and Freddie ended enforcement doesn’t mean every CARES Act rule is off the table. The U.S. Department of Housing and Urban Development (HUD) has not yet released a formal opinion saying the same.
That means for properties with federal rent subsidies, like Section 8, Housing Choice Vouchers, or Low-Income Housing Tax Credit (LIHTC) units, the 30-day notice requirement still applies until HUD issues new guidance.
In other words:
If your property has Fannie Mae or Freddie Mac financing, the 30-day rule no longer applies.
If your tenants receive federal rent subsidies, you still need to provide the 30-day notice before filing.
This distinction is crucial. Until HUD clarifies its position, landlords in subsidized housing programs must continue following the longer timeline.
Why This Matters for Illinois Landlords
For Illinois landlords, this change simplifies eviction procedures for some but adds another layer of diligence for others.
On one hand, you’re no longer bound by the federal notice rule if your property’s loan is through Fannie or Freddie. But on the other hand, you still have to balance state and local rules, like the Chicago RLTO or Cook County RTLO, which carry their own notice and retaliation requirements.
Here’s a breakdown to keep things clear:
Market-rate properties: Follow Illinois law, typically a five-day notice for nonpayment.
Subsidized properties: Continue serving the 30-day CARES Act notice until HUD says otherwise.
Chicago properties: Comply with RLTO, which has strict requirements on notices, repairs, and retaliation.
Cook County properties (outside city limits): Follow RTLO guidelines, which mirror much of the RLTO.
If you’re not sure which rules apply to your property, don’t guess, verify your loan and tenant subsidy status. A single misstep can delay your eviction case for months.
Quick Refresher: What the CARES Act 30-Day Rule Was
The CARES Act, passed in March 2020, provided economic relief during the height of the pandemic. One of its many tenant-protection measures was a 30-day notice to vacate requirement for “covered properties”, meaning properties with federally backed mortgages or federal rent subsidies.
Even after the initial eviction moratorium ended, that notice rule stayed in effect. It was meant to give tenants extra time to secure alternative housing during the pandemic’s financial instability.
Now that Fannie and Freddie have withdrawn enforcement, landlords can finally move closer to pre-pandemic norms, but this shift doesn’t remove the need for caution and compliance.
How to Stay Compliant Now
At GC Realty & Development, we’ve managed hundreds of rental properties across Chicago and the suburbs, and I can tell you firsthand, the landlords who stay compliant do two things well: they verify before they act, and they document everything.
Here’s how to keep your processes airtight:
1. Confirm Your Property’s Status
Use Fannie Mae’s or Freddie Mac’s public lookup tools to confirm your loan type. If your property isn’t federally backed and your tenants aren’t receiving federal aid, you can safely revert to Illinois’ standard notice requirements.
If you have subsidized tenants, continue serving the 30-day notice for now.
2. Update Your Notice Templates
Many landlords still have CARES Act language baked into their eviction notices or management software. Clean those up to reflect the current law and prevent confusion in court.
3. Know Your Local Ordinances
Even with the federal rule easing up, the RLTO and RTLO still control how you operate in Chicago and Cook County. That means detailed disclosure requirements, strict retaliation protections, and limits on how you handle partial payments.
4. Communicate Early and Often
Before you ever serve a notice, talk to your resident. Offer payment plan options or rental assistance programs when possible. A simple conversation can prevent most evictions.
5. Focus on Prevention Through Screening
As a property manager, I’ve seen it hundreds of times: landlords spend time and money figuring out eviction laws when the real solution is preventing the eviction altogether. And that starts with strong tenant screening.
When you place qualified tenants from the beginning, people with stable income, good credit, and solid rental history, you eliminate 90% of potential legal headaches.
Real Example from the Field
A few months ago, we worked with a landlord who’d inherited a tenant through a property purchase in Maywood, one of the RTLO-covered suburbs. The tenant was behind on rent, and the landlord wanted to file a five-day notice.
When we reviewed the file, we discovered the tenant was using a Section 8 voucher. Because of that federal tie, the 30-day CARES notice still applied. Had we filed the shorter notice, the judge would have dismissed the case outright.
Instead, we helped the owner set up a repayment plan, communicated directly with the housing authority, and avoided unnecessary court costs.
The key lesson: don’t let frustration override compliance. Knowing your tenant’s status, and verifying your property’s funding, keeps you out of trouble.
Lessons We’ve Learned Managing Chicago Rentals
After managing thousands of units throughout Chicagoland, I’ve learned a few things about surviving constant rule changes:
Always verify your property’s funding and your tenant’s program participation before filing anything.
Stay current on RLTO and RTLO requirements. They change more than you might think.
Update your forms annually. A small detail in outdated paperwork can ruin your case.
Document everything. Communication logs and payment records matter when a dispute arises.
Lead with empathy, not frustration. A cooperative resident is more likely to work things out, saving you both time and money.
Every one of these lessons ties back to a single idea: the right process prevents the wrong outcome.
Connecting the Dots: The Bigger Compliance Picture
The end of the CARES 30-day rule isn’t the only change landlords should pay attention to. Illinois has been adding new housing protections steadily, and it’s easy to miss one that affects your operation.
For example, starting in 2026, the Illinois Eviction Act will include a new amendment that prohibits landlords from naming minors in eviction filings. If you haven’t already, check out my other article, “Understanding the 2026 Illinois Eviction Act Changes: Protecting Minors and Staying Compliant”, where I break down how that law works, why it was passed, and how landlords can adapt their leases and notices to stay compliant.
Together, both of these changes, the end of the CARES 30-day rule and the protection of minors in eviction cases, show how quickly the legal landscape can shift for housing providers.
If you’re managing property in Chicago or anywhere in Illinois, staying up to date on these laws isn’t optional. It’s part of protecting your investment.
At GC Realty & Development, It All Starts with Screening
At GC Realty & Development, we’ve found that almost every eviction story starts with one thing: the wrong tenant.
Since 2003, we’ve managed thousands of residential, multifamily, and commercial properties across Chicagoland. With more than 1,400 units and 1 million square feet under management, we’ve built a reputation as Chicago’s Responsive Property Manager, the team that solves problems early, communicates clearly, and always follows the law the first time.
Our philosophy is simple:
✅ Screen right. Prevent problems before they start.
✅ Communicate clearly. Keep tenants informed and owners protected.
✅ Stay compliant. Follow every ordinance and adapt quickly to new laws.
Whether you need help placing qualified tenants, navigating eviction compliance, or understanding Chicago landlord laws like the RLTO or RTLO, we’re here to help.
Visit gcrealtyinc.com to request your Free Rent Analysis and see how your property stacks up in today’s market, or download our Tenant Screening Mastery Guide to see the exact system we use to avoid evictions and protect your investment.
Final Thoughts
The end of the CARES 30-day rule marks a new phase for landlords, one that rewards organization, documentation, and proactive management. But as the 2026 eviction changes show, compliance isn’t getting simpler.
My advice: focus on screening the right tenants, keeping your leases current, and staying informed about both federal and local laws. The landlords who succeed in this market aren’t just collecting rent, they’re running their rentals like real businesses.
And when you approach it that way, you don’t just stay compliant, you stay profitable.
Visit www.gcrealtyinc.com to learn more or request your Free Rent Analysis today.
Don’t Want To Go At This Alone?
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 really 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!
Reach out today!
