If you’re a real estate investor in Chicago, nothing derails your plans faster than finding squatters in your property. Whether you’re holding a vacant house, rehabbing a multi-unit, or just closed on a new acquisition, dealing with Chicago squatters can turn into a costly, time-consuming legal headache. 

From understanding your rights to navigating eviction timelines, this quick guide walks you through what you need to know — and how to protect your investment.

What Is a Squatter?

A squatter is someone who occupies a property without legal ownership or a lease agreement. Unlike a trespasser who’s there temporarily, a squatter may stay for weeks, months, or even years — sometimes making claims of legal residency. In Chicago, this often happens in vacant or inherited properties, making it a key concern for flippers and buy-and-hold investors alike.

The Eviction Process in Chicago (Step by Step)

The eviction process in Chicago follows Illinois law but is layered with city-specific protections and procedures. Here’s a simplified look at the process if you discover an unauthorized occupant:

1. Serve the Correct Notice

Start by serving a 5-Day Notice to Vacate. If there was never a lease, you’re legally asking them to leave immediately for unauthorized use.

2. File for Eviction (Forcible Entry and Detainer Action)

If the squatter ignores the notice, you must file a case in Cook County eviction court. You can’t legally remove them yourself.

3. Court Hearing

You’ll appear in court and present proof of ownership and the notice served. If the judge rules in your favor, they’ll issue a court order of possession.

4. Sheriff Enforcement

Only the Cook County Sheriff’s Office can physically remove a squatter from the premises. This step often takes 2–6 weeks depending on the backlog.

💡 Pro Tip: Trying to evict someone without a court order (like changing locks or shutting off utilities) is illegal in Illinois — and could delay your case further.

What Is Adverse Possession in Illinois?

This is where it gets tricky. Adverse possession in Illinois is a legal doctrine that allows a person to claim ownership of a property after 20 years of continuous, open, and exclusive use — even without a deed.

To claim adverse possession, a squatter must prove:

• They’ve used the property continuously for 20+ years
• Their occupancy was open (not hidden)
  Their use was exclusive and hostile (without permission)

This rarely applies to urban residential properties with clear ownership — but if you leave a building vacant and unsecured long enough, it’s not out of the question.

How to Prevent Chicago Squatters?

As a real estate investor, your best move is prevention. Here are a few tips to keep unauthorized occupants out:

✅ Install security cameras and motion lights
✅ Board up windows and reinforce all entry points
✅ Visit your properties regularly, especially vacant ones
✅ Post “No Trespassing” signs clearly
✅ Keep utilities off in vacant buildings
✅ Work with a local real estate attorney if anything feels off

And perhaps most importantly, act quickly. The longer a squatter stays, the more legal hoops you’ll need to jump through to get them out.

What If You Bought a Property With a Squatter?

This is common when buying foreclosures, inherited homes, or off-market deals. If you discover someone living there:

1. Document the situation immediately
2. Confirm whether there’s a lease or any rental agreement
3. Serve the proper notice and contact your attorney
4. Begin the formal eviction process right away

Do not attempt to negotiate in person or use force. Let the legal system do the heavy lifting — it’s slower but safer (and more successful in court).

Final Thoughts

Chicago is full of opportunity for smart investors — but understanding the legal landscape around squatters and evictions is part of protecting your ROI. From adverse possession laws in Illinois to the eviction process in Chicago, knowing your rights helps you act confidently and quickly when something goes wrong.