In court-decided eviction outcomes for La Grange Park, IL, tenants prevail in roughly 43.5% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation — landlord-friendliness drops as this rises.
Timeline
114d
filing → judgment
From the moment an unlawful-detainer notice is filed in La Grange Park, IL until a money judgment is entered, a contested eviction takes about 114 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$4.9–14.8k
legal + lost rent
A typical eviction in La Grange Park, IL costs landlords $4,893 to $14,793 all-in — court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,442
32% stretched on rent
Median gross rent in La Grange Park, IL is $1,442 per month per the U.S. Census American Community Survey (5-year 2023). 32% of renter households here spend more than 30% of pre-tax income on rent — the federal cost-burden threshold.
Renters
27.8%
of households
27.8% of occupied housing units in La Grange Park, 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
4.0%
3.2% unemp.
4.0% of La Grange Park, IL residents live below the federal poverty line, and unemployment runs at 3.2%. 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
Dem margin +42.0% (2024)
6.3
Regional political climate
County-weighted neighbor mix
6.3
State political climate
Illinois legislature & governorship
5.2
Economic stress
4.0% poverty · 3.2% unemp.
3.9
Supply constraint
$1,442 average · 27.8% renters
6.9
Rent Control risk
32.4% of income on rent
6.6
Eviction process difficulty
114 days filing → judgment
5.3
Tenant organizing strength
27.8% renters
5.7
Housing court bias
County bench composition
4.7
Geographic context
Risk heat across La Grange Park and the region
Click any city to see its score
How La Grange Park compares
Risk score vs. peers, county, state, and the U.S.
Rank in Cook County
Low
#72of 115 cities
#72 of 115 cities in Cook County for landlord eviction risk.
Rank in Illinois
High
#326of 1,456 cities
#326 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
5.4
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 5.4/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+3.9 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
114d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,442/mo. A contested eviction takes 114 days and costs $4,893–$14,793 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
27.8%
Renters
The renters
Who you'll be renting to.
Out of 13,447 residents, 27.8% rent. 32% are spending 30%+ income on rent, 4.0% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.3
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.3 and 6.3 (Dem margin +42.0% (2024)). State climate at 5.2 — 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 shows up in process. Eviction process difficulty reads 5.3, housing court bias 4.7, rent-control risk 6.6. Standard process speed for the state.
50-yr trendProcess difficulty +0.3 since '00
197620012026
Court-clerk data lands in the next release.
3.9
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 3.9. Supply constraint: 6.9. The numbers behind those: 4.0% poverty, 3.2% unemployment, 32% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
La Grange Park sits in the slow & expensive quadrant
Bubble size = population · color = risk score
La Grange Park · 114d · ~$9.8k all-in ($86/day) · score 5.4National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in La Grange Park, Illinois, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 5.4/10 (MODERATE 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.
La Grange Park is a city of 13,447 residents where 27.8% of occupied units are renter-occupied, and the typical renter spends 32.4% of income on rent. At an average rent of $1,442/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 La Grange Park eviction process actually works
Eviction process difficulty here reads 5.3/10 — 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 La Grange Park closes 114 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 La Grange Park's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.7/10 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 La Grange Park runs $4,893 to $14,793 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 114 days of typical timeline and $1,442/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 5.7/10 in La Grange Park, and the city carries meaningful rent control exposure (6.6/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5–3x 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 — exceed 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 La Grange Park: 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 MODERATE tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one — 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 $14,793 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in La Grange Park
Trap · 4.7/10
For landlords, the 5.4/10 score is most actionable when combined with DuPage County's specific court behavior. Housing-court bias sub-score: 4.7/10. Use proactive screening and documented notices.
05FAQ
Frequently asked questions
Q1
What if my tenant pays part of the rent after I give them the 5-day notice?
If your tenant pays *some* rent but not the full amount within the 5-day notice period, it complicates things. Accepting a partial payment can sometimes waive your right to evict based on that specific notice. It’s best practice to accept only the full amount or none at all. If you accept partial payment, you likely need to issue a *new* 5-day notice for the remaining balance. Always consult your attorney before accepting partial payments after a notice is served.
Q2
Can I turn off utilities if my tenant doesn't pay rent?
Absolutely not. In Illinois, it is illegal for a landlord to turn off utilities, change locks, or otherwise engage in "self-help" evictions. Doing so can result in serious penalties, including fines and damages owed to the tenant. You must follow the formal eviction process through the courts, no matter how frustrated you get.
Q3
How often can I raise the rent in La Grange Park?
Illinois has no statewide rent control (rent-control-risk is 6.6/10, but that's a statewide assessment, not specific to La Grange Park). This means there's no limit on how much you can raise the rent, provided you give proper notice. For month-to-month leases, you typically need to give 30 days' written notice before the rent increase takes effect. For tenants on a fixed-term lease, you can only raise the rent after the lease term expires, and a new lease is signed.
Q4
What happens if my tenant damages the property beyond normal wear and tear?
You can use the security deposit to cover damages beyond normal wear and tear, unpaid rent, or other breaches of the lease agreement. Remember, you must provide an itemized statement of deductions within 30 days of the tenant vacating. If the damages exceed the security deposit, you can sue the tenant in small claims court for the difference, but collecting can be difficult.
Q5
Do I need a lawyer for an eviction in La Grange Park?
While you can technically represent yourself in court, it is highly recommended to hire an attorney for an eviction in Illinois. The legal process is complex, and even small errors can lead to significant delays and costs. Given the 114-day timeline and potential $14,000+ cost, an attorney's expertise is invaluable. See our DuPage County eviction guide for more details.
A 5.4/10 places La Grange Park in the 78th 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 1–10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply 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.
Neighborhoods in La Grange Park (1 with eviction-risk data)
Click a neighborhood to see its pop-weighted score, constituent census tracts, and demographics. Sorted by population.
