In court-decided eviction outcomes for Rest Haven, IL, tenants prevail in roughly 33.0% 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
114d
filing → judgment
From the moment an unlawful-detainer notice is filed in Rest Haven, 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
$5.3–14.5k
legal + lost rent
A typical eviction in Rest Haven, IL costs landlords $5,260 to $14,484 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,332
40% stretched on rent
Average gross rent in Rest Haven, IL is $1,332 per month per the U.S. Census American Community Survey (5-year 2023). 40% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
38.2%
of households
38.2% of occupied housing units in Rest Haven, 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
16.0%
18.5% unemp.
16.0% of Rest Haven, IL residents live below the federal poverty line, and unemployment runs at 18.5%. 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 +1.6% (2024)
5.9
Regional political climate
County-weighted neighbor mix
5.9
State political climate
Illinois legislature & governorship
5.2
Economic stress
16.0% poverty · 18.5% unemp.
8.4
Supply constraint
$1,332 average · 38.2% renters
7.8
Rent Control risk
40.4% of income on rent
9.0
Eviction process difficulty
114 days filing → judgment
4.5
Tenant organizing strength
38.2% renters
7.7
Housing court bias
County bench composition
8.0
Geographic context
Risk heat across Rest Haven and the region
Click any city to see its score
How Rest Haven compares
Risk score vs. peers, county, state, and the U.S.
Rank in Will County
Very High
#3of 42 cities
#3 of 42 cities in Will County for landlord eviction risk.
Rank in Illinois
Very High
#80of 1,456 cities
#80 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.8
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.8/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+2.6 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
114d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,332/mo. A contested eviction takes 114 days and costs $5,260–$14,484 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
38.2%
Renters
The renters
Who you'll be renting to.
Out of 455 residents, 38.2% rent. 40% are spending 30%+ income on rent, 16.0% 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 +1.6% (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 4.5, housing court bias 8, rent-control risk 9. Standard process speed for the state.
50-yr trendProcess difficulty +-0.5 since '00
197620012026
Court-clerk data lands in the next release.
8.4
Economic stress
The stress
Economic pressure is the real risk.
Economic stress: 8.4. Supply constraint: 7.8. The numbers behind those: 16.0% poverty, 18.5% unemployment, 40% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Rest Haven sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Rest Haven · 114d · ~$9.9k all-in ($87/day) · score 4.8National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Rest Haven, Illinois, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.8/10 (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.
Rest Haven is a city of 455 residents where 38.2% of occupied units are renter-occupied, and the typical renter spends 40.4% of income on rent. At an average rent of $1,332/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 Rest Haven 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 Rest Haven 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 Rest Haven's timeline is usually the calendar, not the motion practice. Housing court bias scores 8/10 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 Rest Haven runs $5,260 to $14,484 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 $1,332/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 7.7/10 in Rest Haven, and the city sits at the top of the rent control risk spectrum (9/10). 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 Rest Haven: 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, 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 $14,484 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Rest Haven
Trap · 9/10
The 6.7/10 score weighs nine sub-factors including political climate, court bias, supply constraint, and tenant organizing strength. Rest Haven's rent-control-risk sub-score is 9/10, driven by demographic and political pressure for tenant relief.
05FAQ
Frequently asked questions
Q1
What if my tenant pays part of the rent after I give a 5-day notice?
Accepting a partial payment after issuing a 5-day notice can complicate your eviction case. In Illinois, it can sometimes be seen as waiving your right to evict based on that specific notice, potentially requiring you to issue a new notice. If you absolutely must accept a partial payment, get a written agreement signed by the tenant stating that the payment does not waive your right to proceed with the eviction based on the original notice, and that the remaining balance is still due by the original deadline. Better yet, consult your attorney first.
Q2
Can I evict a tenant in Rest Haven for making too much noise?
Yes, if the noise violates a specific clause in your lease agreement or constitutes a nuisance. This would typically fall under a "curable" lease violation. You'd issue a notice to cure the violation (often 10-day notice, but check your lease and consult an attorney) or quit. If they don't cure the issue, you can then proceed with eviction. Make sure you have clear documentation of the noise complaints and your attempts to resolve them.
Q3
Is there rent control in Rest Haven, IL?
No, there is no rent control in Rest Haven, nor is there statewide rent control in Illinois. However, the high "rent-control-risk" sub-score (9/10) for Illinois indicates that this is an area where legislative efforts could emerge. Landlords should stay informed about any proposed changes at the state or local level that could impact their ability to set rent. Always refer to our Illinois rent control rules for the latest updates.
Q4
What are the biggest mistakes landlords make during eviction in Will County?
The biggest mistakes include: 1) Improperly serving notices (wrong person, wrong method, wrong information). 2) Attempting self-help eviction (changing locks, turning off utilities). This is illegal. 3) Not hiring an attorney and trying to navigate the complex court system alone. 4) Accepting partial rent payments without a clear, written agreement. 5) Failing to document everything. Any of these can lead to dismissal of your case and starting over, costing you significant time and money.
A 4.8/10 places Rest Haven in the 95th 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.
Cities with similar eviction risk to Rest Haven (4.8/10)
Same risk band nationally · click any city for its full breakdown.
