In court-decided eviction outcomes for Belleville, IL, tenants prevail in roughly 40.0% 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
120d
filing → judgment
From the moment an unlawful-detainer notice is filed in Belleville, IL until a money judgment is entered, a contested eviction takes about 120 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$5.4-16.0k
legal + lost rent
A typical eviction in Belleville, IL costs landlords $5,385 to $16,040 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,019
30% stretched on rent
Average gross rent in Belleville, IL is $1,019 per month per the U.S. Census American Community Survey (5-year 2023). 30% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
39.9%
of households
39.9% of occupied housing units in Belleville, 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
14.9%
5.3% unemp.
14.9% of Belleville, IL residents live below the federal poverty line, and unemployment runs at 5.3%. 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 +7.9% (2024)
5.9
Regional political climate
County-weighted neighbor mix
5.9
State political climate
Illinois legislature & governorship
5.2
Economic stress
14.9% poverty · 5.3% unemp.
6.8
Supply constraint
$1,019 average · 39.9% renters
6.7
Rent Control risk
29.8% of income on rent
6.2
Eviction process difficulty
120 days filing → judgment
4.8
Tenant organizing strength
39.9% renters
8.0
Housing court bias
County bench composition
6.5
Geographic context
Risk heat across Belleville and the region
Click any city to see its score
How Belleville compares
Risk score vs. peers, county, state, and the U.S.
Rank in St. Clair County
High
#4of 27 cities
#4 of 27 cities in St. Clair County for landlord eviction risk.
Rank in Illinois
Very High
#105of 1,456 cities
#105 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
5.6
/ 10 · ELEVATED
The verdict
A Elevated-tier market.
Composite 5.6/10. 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
120d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,019/mo. A contested eviction takes 120 days and costs $5,385-$16,040 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
39.9%
Renters
The renters
Who you'll be renting to.
Out of 41,370 residents, 39.9% rent. 30% are spending 30%+ income on rent, 14.9% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.9
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.9 and 5.9 (Dem margin +7.9% (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 4.8, housing court bias 6.5, rent-control risk 6.2. Standard process speed for the state.
50-yr trendProcess difficulty +-0.2 since '00
197620012026
Court-clerk data lands in the next release.
6.8
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 6.8. Supply constraint: 6.7. The numbers behind those: 14.9% poverty, 5.3% unemployment, 30% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Belleville sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Belleville · 120d · ~$10.7k all-in ($89/day) · score 5.6National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Belleville, Illinois, presents an elevated-friction market where documented notices and proactive screening matter. The Eviction Risk Score is 5.6/10 (ELEVATED 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 Elevated-friction market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Belleville is a city of 41,370 residents where 39.9% of occupied units are renter-occupied, and the typical renter spends 29.8% of income on rent. At an average rent of $1,019/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 Belleville eviction process actually works
Eviction process difficulty here reads 4.8/10, 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 Belleville closes 120 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 Belleville's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.5/10 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 Belleville runs $5,385 to $16,040 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 120 days of typical timeline and $1,019/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 8/10 in Belleville, and the city carries meaningful rent control exposure (6.2/10). 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 Belleville: 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 ELEVATED 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 $16,040 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Belleville
Trap · PRACTICAL TRAP
Cost-versus-timeline trade-off: at 120 days and roughly $16,040 on the high end, cash-for-keys at $6,416 to $9,624 typically beats the legal route for non-aggravated cases. Default judgment frequency is high under ILCS preemption + Chicago RLTO.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant for any reason in Belleville?
No, you need a legal reason (cause) such as non-payment of rent, lease violations, or illegal activity. While Illinois doesn't have statewide "just-cause" eviction requirements, you still can't evict a tenant arbitrarily or for discriminatory reasons. You must follow the notice periods and court process.
Q2
What if my tenant refuses to leave after the court grants an eviction order?
If the court grants you a "Judgment for Possession" and the tenant still won't leave, you must get the St. Clair County Sheriff's Department to perform the lockout. You cannot physically remove them yourself. The Sheriff will serve a final notice and then physically remove the tenant and their belongings if they don't comply.
Q3
Can I charge a late fee for overdue rent in Belleville?
Yes, as long as your lease clearly states the late fee amount and terms. Illinois law allows for late fees, but they must be reasonable. Typically, a flat fee or a percentage of the overdue rent is acceptable, but check with a local attorney to ensure your lease clause is compliant.
Q4
Does Belleville have rent control?
No, Illinois has a statewide ban on rent control. This means landlords in Belleville can generally set rents at market rates and increase them as they deem appropriate, provided they give proper notice as per the lease terms and state law. For more, see our Illinois rent control rules.
Q5
What are the biggest tenant protections I need to be aware of in Illinois?
Beyond source-of-income protection, Illinois has strong protections against landlord retaliation, illegal lockouts, and discrimination based on protected classes (race, religion, sex, etc.). You must also provide habitable living conditions. Ignoring these can lead to significant legal trouble. Our Illinois tenant protections guide covers these in detail.
A 5.6/10 places Belleville in the 93rd 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 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 Belleville (2 with eviction-risk data)
Click a neighborhood to see its pop-weighted score, constituent census tracts, and demographics. Sorted by population.
