In court-decided eviction outcomes for Lemont, IL, tenants prevail in roughly 46.4% 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
115d
filing → judgment
From the moment an unlawful-detainer notice is filed in Lemont, IL until a money judgment is entered, a contested eviction takes about 115 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$5.2–12.0k
legal + lost rent
A typical eviction in Lemont, IL costs landlords $5,171 to $11,970 all-in — court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,209
31% stretched on rent
Median gross rent in Lemont, IL is $1,209 per month per the U.S. Census American Community Survey (5-year 2023). 31% of renter households here spend more than 30% of pre-tax income on rent — the federal cost-burden threshold.
Renters
12.4%
of households
12.4% of occupied housing units in Lemont, 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
3.1%
4.4% unemp.
3.1% of Lemont, IL residents live below the federal poverty line, and unemployment runs at 4.4%. 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
3.1% poverty · 4.4% unemp.
4.3
Supply constraint
$1,209 average · 12.4% renters
5.3
Rent Control risk
30.9% of income on rent
6.8
Eviction process difficulty
115 days filing → judgment
4.5
Tenant organizing strength
12.4% renters
3.3
Housing court bias
County bench composition
4.6
Geographic context
Risk heat across Lemont and the region
Click any city to see its score
How Lemont compares
Risk score vs. peers, county, state, and the U.S.
Rank in Cook County
Low
#92of 115 cities
#92 of 115 cities in Cook County for landlord eviction risk.
Rank in Illinois
Elevated
#504of 1,456 cities
#504 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
5.1
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 5.1/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+3.6 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
115d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,209/mo. A contested eviction takes 115 days and costs $5,171–$11,970 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
12.4%
Renters
The renters
Who you'll be renting to.
Out of 17,820 residents, 12.4% rent. 31% are spending 30%+ income on rent, 3.1% 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 4.5, housing court bias 4.6, rent-control risk 6.8. Standard process speed for the state.
50-yr trendProcess difficulty +-0.5 since '00
197620012026
Court-clerk data lands in the next release.
4.3
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 4.3. Supply constraint: 5.3. The numbers behind those: 3.1% poverty, 4.4% unemployment, 31% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Lemont sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Lemont · 115d · ~$8.6k all-in ($75/day) · score 5.1National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Lemont, Illinois, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 5.1/10 (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.
Lemont is a city of 17,820 residents where 12.4% of occupied units are renter-occupied, and the typical renter spends 30.9% of income on rent. At an average rent of $1,209/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 Lemont eviction process actually works
Eviction process difficulty here reads 4.5/10 — 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 Lemont closes 115 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 Lemont's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.6/10 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 Lemont runs $5,171 to $11,970 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 115 days of typical timeline and $1,209/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 3.3/10 in Lemont, and the city carries meaningful rent control exposure (6.8/10). 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 Lemont: 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 $11,970 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Lemont
Trap · 3.1%
Local poverty rate is 3.1%, and the rent-burden distribution skews the eviction-filings curve toward moderate volume in DuPage County. Rent-control-risk sub-score: 6.8/10. Tenant organizing is most active in the rental concentration corridors.
05FAQ
Frequently asked questions
Q1
What's the best way to handle a tenant who's always late but eventually pays?
Consistency is key. Send a late notice every single time rent is late, even if they've paid. Your lease should clearly state late fees. If they consistently pay late, but within the 5-day notice period, you can't evict for non-payment. However, you can choose not to renew their lease at the end of the term, giving proper 30-day notice.
Q2
Can I increase rent in Lemont? Are there rent control rules?
Illinois does not have statewide rent control. This means you can raise rent as market conditions dictate, provided you give proper notice (typically 30 days for month-to-month, or at the end of a lease term). However, a high rent-control-risk sub-score of 6.8/10 for Illinois indicates potential future legislative efforts. Keep an eye on the Illinois rent control rules for any changes.
Q3
My tenant caused damage beyond the security deposit. What are my options?
First, document everything with photos and estimates. Send an itemized list of deductions from the security deposit, explaining why it's not enough. You can then sue the tenant in small claims court for the remaining balance. Be prepared to prove the damage wasn't normal wear and tear.
Q4
How strict are Lemont courts on eviction paperwork?
DuPage County courts are generally strict. Any errors in notice periods, service methods, or the eviction complaint itself can lead to delays or even dismissal of your case, forcing you to start over. This is why a landlord-tenant attorney is highly recommended for any eviction filing.
Q5
What if my tenant claims a maintenance issue as a reason for not paying rent?
In Illinois, tenants generally cannot withhold rent for maintenance issues unless the lease specifically allows it, or if the property is deemed uninhabitable and they follow specific legal procedures (like "repair and deduct" after proper notice). If they claim this, address the repair promptly and document your efforts. Do not let it delay your eviction process if rent is truly unpaid.
A 5.1/10 places Lemont in the 66th 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.
Cities with similar eviction risk to Lemont (5.1/10)
Same risk band nationally · click any city for its full breakdown.
