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I recently moved into a new apartment in Chicago, and I've been experiencing issues with the HVAC system. The humidity in my bedroom fluctuates between 70-80%, creating a musty smell. I'm concerned about mold growth, as I've noticed black spots on the vents. Despite my immediate... View More

answered on Jul 10, 2025
Exactly what you can or cannot compel your landlordTo do is spelled out in your lease. I have never seen the lease in Chicago that recited a minimum or maximum relative humidity that needed to be achieved or maintained. There are literally dozens of possible reasons why one room would be more... View More
I live in a low-income apartment for the disabled, and my next-door neighbor has been accessing my home without my permission while I'm away. The neighbor has caused damage to my furniture, stolen mail, and manipulated false income documents. They have tampered with my food and drinks, which... View More

answered on Jul 9, 2025
You claim that your next-door neighbor is:
1.) "accessing my home without my permission" - You have heard of locks. They are cheap and you can put them on doors and windows.
2.) " blowing something up from the crawl space that irritates my eyes and throat" - How... View More
I have been living with friends for three months, but my mail still goes to my husband's house in Illinois. We are not legally separated or divorced yet. I plan to buy a house entirely with my own money, and we have no shared funds or prenuptial agreement. My husband is possibly aware of my... View More

answered on Jun 24, 2025
Yes. Do not buy a house during the marriage unless you understand all of the legal consequences. Based on your message, you may believe that "your" money is yours because it comes from your paycheck and it is placed into your account. This is not accurate. I highly suggest that you speak... View More
I would like to know if it is legal to sell my personally owned items fairly regularly (a couple of times a month) on online platforms such as Whatnot and eBay in Illinois without an auctioneer license. Most items are used, and I may consider expanding sales to buyers outside Illinois. I want to... View More

answered on Jun 12, 2025
The Auction License Act, 225 ILCS 407/5-1, et. seq., governs the conduct of auctioneers. Under the Act, an "Auctioneer" is defined as "a person or entity who, for another, for a fee, compensation, commission, or any other valuable consideration at auction or with the intention or... View More
I am considering purchasing a property with a clear title, which previously had underground storage tanks removed between 1991 and 1993. I possess an IEPA Field Report documenting the cleanup during that time. However, there is no notice on the title or from the IEPA indicating that no further... View More

answered on Jun 11, 2025
Before you sign a contract to purchase or pay the grantor, hire an IL attorney to search the title and check for any environmental problems. You may need an environmental consultant, and you must check with both State and US EPAs. Buying a dirty site will destroy you. Also do not have the... View More
After being evicted on default on 5/7/25, my landlord deliberately damaged my belongings by putting lighter fluid on them. I have photos and many witnesses to support this claim. Is the landlord legally allowed to do this, and what actions can I take?

answered on Jun 6, 2025
If you are within the city limits of Chicago, your landlord had a duty to protect your property for 7 days under local ordinance. Elsewhere in Illinois, unless there is a provision to the contrary in the rental agreement, Landlords should follow a "best practice" scenario of storing... View More
I've been living in my parent's home for 22 years and provided unpaid care for my father, who had chronic COPD, cancer, and other health issues, for 13 years. I was added to two joint bank accounts with him to manage finances and paid property taxes, home insurance, and maintenance costs.... View More

answered on May 5, 2025
You must be careful not to mix or confuse your care for an aging parent with your rights to property under a will or trust. Carefully review your parent's last wishes, as reflected in the signed estate documents, and abide by the final wishes of your father under his codicil or other governing... View More
I'm 17 years old and planning to leave my parents' house soon. I bought a used car with my money, but it's registered under my dad's name. My brother witnessed me paying for it, and I'm listed as a driver on my dad's insurance policy, although he refuses to transfer... View More

answered on May 1, 2025
You cannot have the title in your name alone unless you are 18. You were a minor when the car was purchased. It does not matter who paid for it. If your dad's name is on the title, he will want the car to be insured. You cannot take the car without your father's permission.
I live in a quad coach home in Illinois and have experienced severe roof leakage and drywall damage for over three years, despite the roof being replaced six years ago. With worsening damage each winter, we contacted our HOA multiple times. Initially, they found nothing wrong but cleared partially... View More

answered on Apr 30, 2025
How is the HOA liable? The HOA didn't do anything. On your facts, "roofers discovered an unconnected HVAC exhaust pipe releasing hot air into our attic, causing condensation and extensive mold growth." According to you, the individual or company responsible for disconnecting the... View More
I am not married to the father of my children, and we own a house together with a joint mortgage. He recently quit his job and cashed out his 401k. We all still live in the house, and I pay for my portion of the mortgage. There is currently no legal agreement for child support, but he refuses to... View More

answered on Apr 12, 2025
You should hire a lawyer immediately if any of his 401k is left to have it held for child support AND if you intend to separate from him. Generally, if you are living together it is perceived that you are accepting his quitting his job and you will not get a child support order. He can not avoid... View More
I would like to ensure that my wife can take over our home mortgage if I die unexpectedly. She is not currently a co-signor or co-owner of the property, and we do not have an estate plan in place yet. I have a life insurance policy that could help cover the mortgage. What steps should I take?

answered on Mar 16, 2025
Under federal law, when a home loan borrower dies and the house is inherited by a family member, such as a spouse, the lender may not call a loan due or force the family member to assume the loan. All your wife will need to do is notify the lender that you have passed and that she has inherited... View More
I have text threads showing that $200,000 was agreed upon when I purchase the house I am currently renting. If they try saying they need more than $200K, are the texts enough to take to court?

answered on Nov 8, 2024
An Illinois attorney could advise best, but your question remains open for two weeks. Until you are able to consult with a local attorney, the short answer is that digital evidence such as texts, screenshots, emails and similar things are generally admissible today. Rules of evidence have expanded... View More
My mother passed away in 2019. My grandmother had life insurance policy on her and agreed to pay the next three years of property taxes in Madison county Illinois. Well apparently she didn't, and I was served a certified letter about losing my home and property... Can I ask for an extension?... View More

answered on Oct 13, 2024
There is a redemption period for unpaid real estate taxes. Below is from the county clerk website from Madison County:
Contact us
Madison County Clerk
P.O. Box 218
Edwardsville, IL 62025
Call: 618 692-6290
Fax: 618-692 8903
Hours: 8:30 a.m. -... View More

answered on Jun 26, 2024
This question raises some important legal concerns. Here's a concise response based on general principles, but please note that specific legal advice would require consulting a qualified attorney:
1. Timing is crucial: If your parents have already filed for bankruptcy, transferring... View More

answered on Jun 23, 2024
Yes, you can, but be sure that their Order Discharge has been entered and that no appeal has been timely taken from that Order.
Also, ensure that the bankrupts will not inherit, or learn of imminent inheritance, within six months of the discharge.
The Bankruptcy provisions enabling... View More
Failed to fix heat pump, roof is missing a shingle after storm, has tires stacked in yard, window unit has ruined wood siding, built a pallet fence connected to porch, removed spindles from railing to put a board as a ramp for animals without permission, and who knows what inside the house will not... View More

answered on Apr 16, 2024
I apologize that you're dealing with a difficult situation with your contract for deed purchaser. However, I want to be very careful about providing advice, as the legal process for addressing breaches and pursuing eviction or foreclosure can be complex and varies by jurisdiction. The best... View More
I recently purchased a home in a subdivision that the HOA had expired within the month. 11 months later we receive a letter requesting funds for the HOA. We have contacted the sender to inquire. The responce was that the reinstatement is being worked on by an attorney. Our concern is that this... View More

answered on Mar 31, 2024
If the HOA has expired and is attempting to collect fees without properly notifying residents about the current status and reinstatement process, you may have the following options for recourse:
1. Request documentation: Ask the sender for official documentation proving that the HOA is... View More
My brother-in-law bought a house from his grandma 4 years ago to avoid inheritance fees. Since then he has put $40k into the house and paid the property taxes. We have also bought the house/property to avoid losing it in his divorce (so it is in our name). He is not currently living there as there... View More

answered on Feb 26, 2024
Your grandma is still alive or there would be no inheritance fees. A lawyer should have been consulted. There is a 5 year look back period. If she goes into a nursing home within 5 years of selling or giving away property for less than fair market value she is penalized and yes, they can have a... View More
This would be related IRS topic 701 capital gain exclusion from a home sale.

answered on Jan 31, 2024
In the context of IRS Topic 701 and the capital gain exclusion from a home sale, the concept of a "wash sale" generally doesn't apply. The wash sale rule is primarily associated with securities, like stocks and bonds, and aims to prevent taxpayers from claiming a tax loss on a... View More
I run off with my money, n I have texts messages of the deal .

answered on Jan 11, 2024
In your situation, where a contractor has taken your money without fulfilling their part of a real estate investment deal, you have several legal options to consider. The text messages you have can serve as evidence of the agreement and the contractor's obligations.
First, you may... View More
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