Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
40.9%
/ 100 outcomes
In court-decided eviction outcomes for Lima, IL, tenants prevail in roughly 40.9% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
127d
filing → judgment
From the moment an unlawful-detainer notice is filed in Lima, IL until a money judgment is entered, a contested eviction takes about 127 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$4.4-16.0k
legal + lost rent
A typical eviction in Lima, IL costs landlords $4,380 to $16,039 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$824
27% stretched on rent
Average gross rent in Lima, IL is $824 per month per the U.S. Census American Community Survey (5-year 2023). 27% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
21.3%
of households
21.3% of occupied housing units in Lima, IL are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
6.1%
11.9% unemp.
6.1% of Lima, IL residents live below the federal poverty line, and unemployment runs at 11.9%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +47.4% (2024)
3.4
Regional political climate
County-weighted neighbor mix
3.4
State political climate
Illinois legislature & governorship
5.2
Economic stress
6.1% poverty · 11.9% unemp.
6.4
Supply constraint
$824 average · 21.3% renters
5.2
Rent Control risk
27.0% of income on rent
4.2
Eviction process difficulty
127 days filing → judgment
5.0
Tenant organizing strength
21.3% renters
5.2
Housing court bias
County bench composition
3.5
Geographic context
Risk heat across Lima and the region
Click any city to see its score
How Lima compares
Risk score vs. peers, county, state, and the U.S.
Rank in Adams County
High
#5of 23 cities
#5 of 23 cities in Adams County for landlord eviction risk.
Rank in Illinois
Low
#992of 1,456 cities
#992 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
3.4
/ 10 · LOW
The verdict
A Low-tier market.
Composite 3.4/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+1.9 over 50 yr
197620012026
Steady ratchet · no large swings
127d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $824/mo. A contested eviction takes 127 days and costs $4,380-$16,039 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
21.3%
Renters
The renters
Who you'll be renting to.
Out of 224 residents, 21.3% rent. 27% are spending 30%+ income on rent, 6.1% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
3.4
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 3.4 and 3.4 (GOP margin +47.4% (2024)). State climate at 5.2, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
5.2
State politics
The process
Moderate calendar, moderate friction.
State political climate 5.2/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 5, housing court bias 3.5, rent-control risk 4.2. Standard process speed for the state.
50-yr trendProcess difficulty +0.0 since '00
197620012026
Court-clerk data lands in the next release.
6.4
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 6.4. Supply constraint: 5.2. The numbers behind those: 6.1% poverty, 11.9% unemployment, 27% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Lima sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Lima · 127d · ~$10.2k all-in ($80/day) · score 3.4National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Lima, Illinois, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 3.4/10 (LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Lima is a city of 224 residents where 21.3% of occupied units are renter-occupied, and the typical renter spends 27.0% of income on rent. At an average rent of $824/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Lima eviction process actually works
Eviction process difficulty here reads 5/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Lima closes 127 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Lima's timeline is usually the calendar, not the motion practice. Housing court bias scores 3.5/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Lima runs $4,380 to $16,039 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1-2 months' rent is typically the economically rational choice. With 127 days of typical timeline and $824/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 5.2/10 in Lima, and the city has limited rent control exposure (4.2/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Illinois, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Lima: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Illinois's statutory language. Fix those four, and most cases settle or default. Skip them, and a $16,039 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Lima
Trap · 4.7/10
The 4.7/10 score combines local political climate, court bias, cost-of-eviction, tenant organizing strength, and the likelihood of new tenant-protective legislation. See the breakdown above for Lima-specific sub-scores.
05FAQ
Frequently asked questions
Q1
What is the biggest risk for landlords in Lima, IL?
The biggest risk is the lengthy and costly eviction process in Illinois. With an average timeline of 127 days and costs up to $16,039, a single eviction can severely impact your cash flow. The economic stress sub-score of 6.4/10 also indicates a higher likelihood of non-payment issues.
Q2
Do I need an attorney for an eviction in Lima?
While not legally required, it's highly recommended. Illinois eviction law (735 ILCS 5/9) is complex. Mistakes in notice, filing, or court procedure can lead to delays or dismissal, costing you more in the long run. An attorney specializing in landlord-tenant law will ensure the process is handled correctly and efficiently.
Q3
Can I deny a tenant in Lima if they use Section 8?
No. Illinois has statewide source-of-income protection. You cannot discriminate against tenants based on their lawful source of income, including Section 8 vouchers. You must evaluate all applicants using the same screening criteria, regardless of how they pay their rent.
Q4
How long do I have to return a security deposit in Lima?
You have 30 days from the date the tenant vacates the property to return the security deposit. If you withhold any portion, you must provide an itemized statement of damages or charges within that same 30-day period.
Q5
What's the best way to prevent evictions in Lima?
Thorough tenant screening is your best defense. Don't cut corners. Verify income, check eviction history, criminal background, and contact previous landlords. A clear, comprehensive lease agreement is also crucial. Also, consider proactive communication with tenants experiencing financial difficulties; sometimes a payment plan or "cash for keys" is less costly than a full eviction.
A 3.4/10 places Lima in the 34th percentile of Illinois cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Lima (3.4/10)
Same risk band nationally · click any city for its full breakdown.
