Insurance Quotes
 
CHAPTER 765
Property
LANDLORD AND TENANT

Short title.  This Act may be cited as the Landlord  and Tenant Act. (765 ILCS 705/0.01) Sec. 0.01. (Source: P.A. 89-82, eff. 6-30-95.) Every  covenant,  agreement  or  understanding in or in connection  with  or collateral to any lease of real property, exempting the lessor from liability for damages for injuries to person or property caused by or resulting from the negligence of the  lessor,  his  or  her agents,  servants  or  employees, in the operation or maintenance of the demised premises or the real property containing  the  demised  premises shall  be  deemed  to  be  void  as  against  public  policy  and wholly unenforceable. (765 ILCS 705/1) Sec. 1.

Class X felony by lessee or occupant.
(a)  If, after the effective date of this amendatory  Act  of  1995, any  lessee  or  occupant is charged during his or her lease or contract term with having committed an offense on  the  premises  constituting  a Class  X felony under the laws of this State, upon a judicial finding of probable cause at a preliminary hearing or indictment by a  grand  jury, the  lease  or contract for letting the premises shall, at the option of the lessor or the lessor's assignee, become void, and the owner  or  the owner's ssignee may notify the lessee or occupant by posting a written notice at the premises requiring the lessee or occupant  to  vacate  the leased premises  on  or  before  a  date 5 days after the giving of the notice.  The notice shall state the basis  for  its  issuance  on  forms provided  by  the  circuit  court  clerk of the county in which the real property is located.  The owner or owner's assignee may  have  the  same remedy to recover possession of the premises as against a tenant holding over  after  the  expiration of his or her term. The owner or lessor may bring a forcible entry and detainer action.

(b)  A person does not forfeit his or her security  deposit or any part  of  the  security  deposit  due  solely  to  an eviction under the provisions of this Section.

(c)  If a lessor or the lessor's assignee voids a contract under the provisions of this Section, and a tenant or occupant has not vacated the premises within 5 days after receipt of a written notice to  vacate  the premises,  the  lessor  or  the  lessor's assignee may seek relief under Article IX of the Code of  Civil  Procedure.  Notwithstanding  Sections 9-112,  9-113,  and  9-114  of the Code of Civil Procedure, judgment for costs against the plaintiff seeking possession  of  the  premises  under this Section shall not be awarded to the defendant unless the action was brought  by  the  plaintiff in bad faith.  An action to possess premises under this Section shall not be  deemed  to be in bad faith if the plaintiff based his  or her cause of action on information provided to him or her by a law enforcement agency or the State's Attorney.

(d)  The provisions of this Section are enforceable only if the lessee or occupant  and  the owner or owner's assignee have executed a lease addendum for drug free housing as promulgated by the United States Department of Housing and Urban Development or a substantially similar document. (765 ILCS 705/5) Sec. 5.

Short title.  This Act may  be  cited  as  the  Security Deposit Return Act.

A lessor of residential real property, containing 5 or more units, who has received a security deposit from a lessee to secure the payment of rent or to compensate for damage to the leased property may not withhold any part of that deposit as  compensation for property damage unless he has, within 30 days of the date that the lessee vacated the  premises, furnished to the lessee, delivered in person or by mail directed to his last known address, an itemized statement of the damage allegedly  caused  to  the premises and the estimated or actual cost for repairing or replacing each item on that statement, attaching the paid receipts, or copies thereof,  for  the  repair or replacement. If the lessor utilizes his or her own labor to repair any damage caused by  the lessee, the lessor may include the reasonable cost of his or her labor to repair such damage. If estimated cost is given, the lessor  shall furnish the lessee with paid receipts, or copies thereof, within 30 days from  the date the statement showing estimated cost was furnished to the lessee, as required by this Section. If no such statement and receipts, or copies thereof, are furnished  to  the lessee as required by this Section, the lessor shall return the security deposit in full within  45 days of the date that the lessee vacated the premises.
    Upon  a  finding  by  a  circuit  court that a lessor has refused to supply the itemized statement required by this Section, or has  supplied such  statement  in  bad  faith, and has failed or refused to return the amount of the security deposit due within the time limits provided,  the lessor  shall  be  liable for an amount equal to twice the amount of the security  deposit  due,  together  with  court  costs   and   reasonable attorney's fees. (765 ILCS 710/1) Sec. 1.
    In the event of a sale, lease, transfer or other direct or indirect disposition of residential real property,  other  than  to  the holder of a lien interest in such property, by a lessor who has received a security deposit or prepaid rent from a lessee, the transferee of such property  shall  be  liable  to  that  lessee  for any security deposit, including statutory interest, or prepaid rent which the lessee has  paid to  the transferor. Transferor shall remain jointly and severally liable with the transferee to the lessee for such security deposit  or  prepaid rent.  (765 ILCS 710/1.1)Sec. 1.

    This Act takes effect January 1, 1974 and applies to leases executed on or after that date. (765 ILCS 710/2) Sec. 2.

Short title.  This Act may  be  cited  as  the  Security Deposit Interest Act. (765 ILCS 715/0.01) Sec. 0.01.

    A lessor of residential real property, containing 25 or more units in either a single building or a complex of buildings  located  on contiguous  parcels  of  real  property, who receives a security deposit from a lessee to secure the payment of rent or compensation  for  damage to  property  shall pay interest to the lessee computed from the date of the deposit at a  rate  equal  to  the  interest  paid  by  the  largest commercial  bank,  as  measured by total assets, having its main banking premises in this State on minimum deposit passbook savings  accounts  as of  December 31 of the calendar year immediately preceding the inception of the rental agreement on any deposit held by the lessor for more  than 6 months. (765 ILCS 715/1) Sec. 1.

    The lessor shall, within 30 days after the end of  each  12 month  rental  period, pay to the lessee any interest, by cash or credit to be applied to rent due, except when the lessee is  in  default  under the  terms of the lease.      A lessor who willfully fails or refuses to pay the interest required by this Act shall, upon a finding by a circuit court that he has willfully failed or refused to pay, be liable  for  an amount  equal to the amount of the security deposit, together with court costs and reasonable attorneys fees. (765 ILCS 715/2) Sec. 2.

This Act does not apply to any deposit made with respect to public housing. (765 ILCS 715/3) Sec. 3.

Short title.  This Act may be cited as  the  Retaliatory Eviction Act. (765 ILCS 720/0.01) Sec. 0.01.

    It is declared to be against the public policy of the  State for  a  landlord  to  terminate or refuse to renew a lease or tenancy of property used  as  a  residence  on  the  ground  that  the  tenant  has complained to any governmental authority of a bona fide violation of any applicable  building  code, health ordinance, or similar regulation. Any provision in any lease, or any agreement or understanding, purporting to permit the landlord to terminate or refuse to renew a lease  or  tenancy for such reason is void.  (765 ILCS 720/1) Sec. 1.

Short title.  This Act may  be  cited  as  the  Property Taxes Of Alien Landlords Act. (765 ILCS 725/0.01) Sec. 0.01.

  No contract, agreement or lease in writing or by  parol,  by which  any lands or tenements therein are demised or leased by any alien or his agents for the purpose of farming, cultivation or the raising  of crops thereon, shall contain any provision requiring the tenant or other person  for  him,  to  pay taxes on said lands or tenements, or any part thereof, and all such provisions, agreements  and  leases  so  made  are declared  void  as  to the taxes aforesaid. If any alien landlord or his
agents shall receive in advance or at any other time any sum of money or article of value from any tenant in lieu  of  such  taxes,  directly  or indirectly,  the  same  may  be recovered back by such tenant before any court having jurisdiction of the amount thereof, and all  provisions  or agreements  in  writing  or otherwise to pay such taxes shall be held in all courts of this state to be void. (765 ILCS 725/1)
Sec. 1. (Source: P.A. 81-1509.)

Short  title.   This  Act  may  be  cited  as  the  Rent Concession Act. (765 ILCS 730/0.01) Sec. 0.01.

    That the purpose of this Act is to  regulate  the  prevalent practice  of  making  or  using  written  leases  of real estate, which, because of concessions to the lessees, do not truly state the  real  net rent  being  paid,  it  being  recognized that such practice can be, and frequently is, used to mislead prospective purchasers and  lessees,  and lenders of money on the security of such real estate, into a belief that the rental value or market value thereof is greater than it really is.  (765 ILCS 730/1) Sec. 1.
   A rent concession is made, within the meaning of  this  Act, when,  in  case of a written lease of real estate or a part thereof, the lessor before or at the time the lease  or  any  agreement  therefor  is entered  into, and in consideration of such lease or agreement therefor, directly or indirectly, gives, or agrees or promises  to  give,  to  the lessee,  without  express  mention  thereof  in  the  lease,  any of the following:
(1) any credit upon the rent reserved by  the  lease  between the  parties,  or  rebate of such rent or any part thereof after payment thereof by the lessee, or

(2) the right, privilege or license to  occupy the  leased  premises  for  a  period other than the term created by the lease, rent free or for a rent less than the average rent fixed  by  the lease  for  the  entire  term, or

(3) any other valuable thing, right or privilege. Repairing and decorating the leased premises  by  the  lessor shall not be deemed a rent concession. An agreement by a lessor to waive any of the terms or conditions of the lease other than those relating to the payment of rent shall not be deemed a rent concession. (765 ILCS 730/2) Sec. 2.
    When a rent concession shall be made  in  the  case  of  any lease hereafter entered into, it shall be the duty of the lessor, at the time or immediately after the lease is made, to cause such lease to bear a legend across the face and text thereof plainly legible and in letters not   less  than  one-half  inch  in  height  consisting  of  the  words "Concession Granted," and to bear a memorandum on the margin  or  across the  face  of such lease stating the amount or extent and nature of each such concession, and any failure on the part of a lessor so to do  shall be unlawful and a violation of this Act.  (765 ILCS 730/3) Sec. 3.

    When a rent concession shall have been made in the  case  of any lease heretofore or hereafter entered into, it shall be unlawful and a  violation  of  this Act for any person knowing of such concession, to exhibit such lease to any purchaser or lessee or  prospective  purchaser or  lessee of real estate, any part of which is covered by the lease, or to any lender of money, or prospective lender  of  money  on  such  real estate or any part thereof as security, unless such lease shall bear the legend and memorandum required by section 3 hereof in the case of leases heretofore made.  (765 ILCS 730/4) Sec. 4.

    The terms "lessor," "lessee" and  "person"  as  used  herein shall include the plural thereof and shall include corporations.  (765 ILCS 730/5) Sec. 5.

    The provisions of this Act shall  have  no  application  to farm  or  agricultural  property,  or  property used as such, nor to any leases or evidences of leasing executed relative thereto. (765 ILCS 730/5a) Sec. 5a.

    Any person or corporation violating the provisions  of  this Act,  by  using  or exhibiting to any person, persons or corporation any written lease or other written evidence of leasing, not having  endorsed thereon  any  and all concessions as herein provided, for the purpose of selling or effecting a sale of  the  premises  in  question  or  a  loan thereon, shall be deemed guilty of a Class A misdemeanor.
(765 ILCS 730/6) Sec. 6.

Short title.  This  Act  may  be  cited  as  the  Rental Property Utility Service Act.  (765 ILCS 735/0.01)Sec. 0.01.

    Utility payments; termination and restoration  of  service. Whenever,  pursuant  to  any  agreement,  either  written  or  verbal, a landlord or his or her agent is required to pay for any  water,  gas  or electrical  service,  and  the landlord or his or her agent does not pay for such service, the tenant, or tenants in  the  event  more  than  one tenant is served by a common system of water, gas or electrical service, including  electrical  service  to  common  areas,  which goes through a common meter in a single building, may  pay  for  such  service  if  the nonpayment  jeopardizes the continuation of the service to the tenant or tenants, as the case may be. The utility  company  shall  not  terminate service for such nonpayment until the utility company mails, delivers or posts  a  notice  as  specified in Section 3 to all tenants of buildings with 3 or more residential apartments.  Upon receipt of such payment  of the  past  due cost of such water, gas or electrical service owed by the landlord, the provider of such service shall immediately restore service to such tenant or tenants.  In the alternative,  the  provider  of  such service  shall  immediately  restore  and  continue  such service to any tenant who (a) requests that the utility put the  bill  in  his  or  her name;

(b) establishes satisfactory credit references or provides for and pays  a  security  deposit  pursuant to the rules and regulations of the Illinois Commerce Commission applicable to applicants  for  new  utility service;  and

(c)  agrees to pay future bills. Any sums the tenant or tenants, as the case may be, pay for water, gas  or  electrical  service that  the  landlord  or  his  or  her  agent  was required to pay may be deducted from the rent due by the tenant or tenants, and the total  rent is  diminished  by the amount the tenant or tenants, as the case may be, have paid for the continuation of the water, gas or electrical service.  (765 ILCS 735/1) Sec. 1.

Definitions. As used in this Act:
    "Agreement"  includes  leases,  oral  agreements,  and   any   other understandings or contracts reached between a landlord and a tenant.
    "Individually  metered  utilities" means that the utility service to one or more rental dwelling units in a  building  is  registered  by  an individual meter for each dwelling unit.
    "Master  metered  utilities"  means  that  the  utility service to a building with one or more rental  dwelling  units  is  registered  by  a single meter for the building.
    "Landlord"  includes the owner of a building, the owner's agent, and the lessor of a building.
    "Tenant" includes occupants of a building or  mobile  home, whether under a lease or periodic tenancy.
    "Utility   company"  includes  all  suppliers  of  utility  service, including municipalities.
    "Utility service" includes electric, gas, water, or sanitary utility service rendered by  a  utility  company  to  a  tenant  at  a  specific location.  (765 ILCS 735/1.1) Sec. 1.1.

Certain  tenant-paid   utility   payment   arrangements prohibited; Notice of change in payment arrangements
(a)  No landlord shall rent or cause to be rented any unit in which the tenant is responsible by agreement, implication,  or  otherwise  for direct  payment  for utility service to the utility company and in which the utility company billing for that service  includes  any  service  to common areas of the building or other units or areas used or occupied by persons  other  than  the individual tenant and those occupying the unit with the tenant on the  utility  account,  unless,  before  offering  an initial  lease  or  a  renewal  lease,  accepting a security deposit, or otherwise entering into an agreement with the prospective tenant to  let the premises:
(1)  The  landlord  provides  the  prospective  tenant  with  a written  statement  setting forth the specific areas of the building and any appurtenances that are served by the meter that will be in the tenant's name and the nature of the utility uses of those areas, including  any  that have not been reflected in past utility company billings but that may arise (such as the  rental  of  a  neighboring unit that has been vacant, the installation of washers and driers in the basement, or the use of the garage for mechanics);

(2)  The  landlord  provides the prospective tenant with copies of the utility bills for the unit for the previous 12 months, unless waived by the tenant in writing;

(3)  The landlord neither suggests nor requires the  tenant to collect  any  money for utility bills from neighboring tenants whose utility usage will be reflected in the prospective tenant's utility company billings; and

(4)  The  landlord  sets  forth  in  writing  the amount of the proposed rent reduction, if any, that is offered to  compensate  for the  tenant's  payments  for  utility  usage outside of the tenant's unit.
(b)  No landlord shall request or cause to be effected a change

(i) from  landlord-paid master metered utilities to tenant-paid individually metered utilities or

(ii) from landlord-paid to  tenant-paid  utilities, regardless of the metering arrangement, during the term of a lease.  The landlord  shall  provide  a  minimum  of 30 days notice to each affected tenant before effecting such a change in service; for  tenants  under  a lease,  the notice shall be provided to the tenants no less than 30 days before the expiration of  the  lease  term.  This  subsection  does  not prohibit  the  landlord  and  tenant from agreeing to amend the lease to effect such a change; the amendment must be in writing and subscribed by both parties.

(c)  Any term  or  condition  in  a  rental  agreement  between the landlord  and  the tenant that is inconsistent with this Section is void and unenforceable.

(d)  Nothing in this Section  affects  the  relationship  between a utility company and its customers. (765 ILCS 735/1.2) Sec.  1.2.

Tenant remedies and burdens of proof.
(a)  A residential tenant shall be entitled to recover damages  from the  landlord  for  the utility bills rendered in the tenant's name as a result of the landlord's violation of this Act and  which  the  landlord has  not  paid to the utility company.  The tenant shall have the burden of establishing that the tenant was billed  for  utility  service  as  a result  of  the  landlord's  violation  of  this Act.  Upon proof by the tenant that the tenant was billed an amount for service not attributable to the unit or premises occupied by the tenant, the  landlord  shall  be liable  to the tenant for 100% of those utility bills. However, this sum shall be reduced by whatever percentage of use that the court finds that the landlord has established to have been attributable to  the  unit  or premises  the  tenant  occupied  during  the  period  that the violation continued.  The tenant may recover these damages by an action at law  or by  a  counterclaim  in  any  action brought by the landlord against the tenant.  The court may treble the damage award when the court finds that the landlord's violation of this Act was  knowing  or  intentional.  The tenant may also recover costs and fees, including attorneys fees, if the amount  awarded by the court for utility service is in excess of $3,000. The remedies contained in  this  Act  do  not  limit  or  supersede  any remedies  the  tenant  may  have  under  a lease, contract, or the laws, including the common law, of this State.

(b)  This Section shall be prospective in application; the  remedies shall not attach to any violation that occurred before July 1, 1992.

(c)  Nothing  in  this  Section  affects  the relationship between a utility company and its customers. (765 ILCS 735/1.3) Sec. 1.3.

Prohibition  on  termination  of utility service by landlord.
No landlord shall cause or request utility service to tenants to be interrupted, discontinued, or terminated in an  occupied  building:
(i)  by  nonpayment  of utility bills for which the landlord has assumed responsibility by  agreement  or  by  implication  (such  as  where  the utilities  are  master  metered)  or

(ii) by tampering with equipment or lines. This Section does not  prohibit  temporary  utility  shutoffs  in cases  of  emergencies such as gas leaks or fire or, upon 7 days written notice to each affected tenant, temporary shutoffs required for building repairs or rehabilitation.  (765 ILCS 735/1.4) Sec.  1.4.

Receivership; utility service termination.
(a)  Tenants, upon receiving notice of utility  service  termination pursuant  to  Section  1, and utility companies may petition the circuit court, or any court having jurisdiction, for appointment of  a  receiver of  rents due for use and occupancy of the building. No one building may be the subject of more than 2 such petitions in any consecutive 12 month period.  The petition shall be served upon the landlord at  his  or  her last  known  address  and  upon  the  utility company which has rendered notice of termination  of  utility  service,  except  when  the  utility company  is  the  petitioner.   Upon a finding that the tenants' utility service is subject to termination or has been terminated as a result  of an  amount  due  and  owing  by the landlord to the utility company, the court shall appoint a receiver who shall be authorized to collect  rents due  from  the tenants for use and occupancy of the building.  The court shall also design a payment plan through which  the  receiver  shall  be required  to  remit  to the utility company such portion of the funds as
are necessary for payment of current utility bills incurred  during  the term  of  the  receivership, including any security deposit requested by the utility in accordance with the rules and regulations of the Illinois Commerce Commission.  The receiver shall  remit  the  remainder  of  the collected rents as the court shall direct, taking into consideration the ordinary  and  necessary  expenses  of  the  property including, but not limited to, repair, maintenance, other utility  bills,  property  taxes, arrearages  which  were  the  subject  of  the petition, and any capital expenditures deemed necessary by the court.  The landlord or his or  her
agent  shall  be  liable for arrearages due to the utility company which the court in its payment plan determines cannot feasibly be remitted  by the receiver from the collected rents within 12 months.

(b)  Within 10 days of the appointment of the receiver, during which time the utility company shall not discontinue service to  the  building for reason of nonpayment, such receiver shall make a determination as to whether  or  not the rents due for the use and occupancy of the building can reasonably be expected to be sufficient to pay current bills and  to pay  any security deposit which may be requested by the utility.  Upon a determination by the court that the rents due for the use and  occupancy of  the  building  cannot reasonably be expected to be sufficient to pay current bills and to pay any security deposit which may be requested  by the utility, such receivership shall be terminated.

(c)  In  the  event  that a petition for receivership is filed after utility service has been terminated, service shall be restored  as  soon as  the  utility  company  receives  notice  that  a  receiver  has been appointed. The receiver shall make all reasonable efforts to provide  to the utility access to the building at all times.

(d)  Any  receivership established pursuant to this Section shall be terminated by the court upon its finding that the  arrearage  which  was the  subject of the petition has been satisfied or upon its finding that the income from the building has  become  insufficient  to  pay  current utility  bills  and  retire  the  arrearages as ordered by the court and shows no reasonable likelihood of becoming sufficient.  (765 ILCS 735/2) Sec. 2.

Tenant damages.
(a)  A landlord's violation of Section 1.4 entitles the  residential tenant to damages from the landlord in the amount of a 100% abatement of the  rental  obligation  for each month, and prorated for each part of a month, that the utility service  was  terminated  and  to  consequential damages.  The tenant has a duty to mitigate damages.

(b)  When   utility  service  is  terminated  as  a  result  of  the landlord's violation of Section 1.4  under  circumstances  demonstrating the  landlord's  deliberate or reckless indifference or wilful disregard for the rights of the tenants, or bad faith, the court may  additionally award each affected residential tenant in the building statutory damages up  to  $300 each or the sum of $5,000 divided by the number of affected tenants, whichever is less.  (765 ILCS 735/2.1) Sec. 2.1.

Recovery of damages; costs and fees.
    In the  case  of  a petition  filed  on  or after July 1, 1992, where termination of utility service is averted as a result of action taken by the utility company or tenant or tenants under Section 2, the petitioner is entitled to recover its costs (including court costs), fees (including attorney's fees), and expenses  incurred  in  connection  with   bringing   the   receivership proceeding. The costs, fees, and expenses, and damages recoverable under Section 2.1, may be awarded by the court in the receivership proceeding. The sum awarded by the court to the utility company shall be paid by the receiver to the utility company out of the rents paid to the receiver.  (765 ILCS 735/2.2) Sec. 2.2.

Notice of utility service termination.
    The utility  company shall  notify  all  tenants  of  buildings  with  3  or more residential apartments of the proposed termination of utility service.  This  notice
shall contain the following information:
(1)  the specific date, no sooner than 10 days after the notice is rendered, that  utility  service is subject to termination;

(2) a statement of the tenants' statutory right either
(A) to pay the utility company the amount due and owing  by the  landlord  and to deduct the amount paid to the utility company from the rent due on the rental agreement or

(B) to petition  the  court  for appointment of a receiver to collect the rents due for use and occupancy of  the  building and remit a portion to the utility company for payment of utility bills;
(3) the dollar amount of the utility bills due and owing  on  the date such notice is given and the average monthly utility bill; and

(4) the name and telephone number of any legal services agency within the utility company's service area where the tenants  may  obtain free legal assistance.   Any  notice provided to tenants of a building under this Act shall be of a conspicuous size, on red paper, and  in  at least 14 point bold face type, except that the words "notice of (utility service)  termination" shall be in 36 point bold face type if the notice is posted, and shall state:
It is unlawful for the landlord or his or her agent to alter, deface, tamper with, or remove this notice. A landlord or his or her agent   who   violates  this  provision  is  guilty  of  a  Class  C misdemeanor.  (765 ILCS 735/3) Sec. 3.

    The lessor, landlord or his agent shall not  increase  rent paid  by  the lessees or tenants of the building in order to collect all or part of the amount lawfully deducted for utility service pursuant  to this Act.  (765 ILCS 735/4) Sec. 4.

    Nothing in this Act shall be construed to prevent a utility company from pursuing any other  action  or  remedy  that  it  may  have against  the lessor, landlord or his agent for any amounts due and owing to the utility company and nothing in this Act  shall  be  construed  to prevent a utility company from acting in the interest of public safety.  (765 ILCS 735/5) Sec. 5.

Short title.  This Act may be cited as the  Tenant Utility Payment Disclosure Act.
(765 ILCS 740/1) Sec. 1.

Disclosure of utility payments included in rent.
(a)  No landlord  may  demand  payment  for  master  metered  public utility  services  pursuant  to  a  lease provision providing for tenant payment of a proportionate share of public utility service  without  the landlord  first  providing  the  tenant with a copy in writing either as part of the lease or another written agreement of the  formula  used  by the  landlord  for  allocating  the  public  utility  payments among the tenants.  The total of payments under the formula for the building as  a whole for a billing period may not exceed the sum demanded by the public utility.   The  formula  shall  include  all  those that use that public utility service and may reflect variations in apartment size  or  usage. The landlord shall also make available to the tenant upon request a copy of  the  public utility bill for any billing period for which payment is demanded.   Nothing  herein  shall  preclude  a  landlord  from  leasing property to a tenant, including the cost  of  utilities,  for  a  rental which does not segregate or allocate the cost of the utilities.

(b)  No  condominium  or  common  interest community association may demand payment for master metered public utility services  from  a  unit owner  of  a  proportionate share for public utility service without the condominium or common interest community association first providing the unit owner with a copy in writing of the formula used by the association for allocating the public utility payments among the unit  owners. The total  of  payments under the formula for the association as a whole for the annual budgeted billing period may not exceed the  sum  demanded  by the public utility, provided however, that the board of directors of the association  may direct that any payments received by the association in excess of actual utility bills be applied to other budgeted items having a deficit, or be applied  to  the  association's  reserve  fund,  or  be credited  to  the  account  of  the unit owners for the following year's budget.  The formula shall  include  all  those  that  use  that  public utility  service  and  may  reflect,  but  is  not  limited  to, percent interest, unit size, or  usage.   The  condominium  or  common  interest community  association  shall also make available to the unit owner upon request a copy of the public utility bill for  any  billing  period  for which  payment  is  demanded.   A condominium association shall have the right to establish and maintain a system of master  metering  of  public utility  services  pursuant  to Section 18.4 of the Condominium Property Act.  A common interest community association shall have  the  right  to establish  and  maintain  a  system of master metering of public utility services pursuant to Section 18.5 of the Condominium Property Act.  (765 ILCS 740/5) Sec. 5.

Applicability.
    This Act shall regulate and determine legal rights, remedies and obligations of the parties to any lease of a mobile home or mobile home lot in a mobile home park containing  five  or  more mobile  homes  within  this State.  Any lease, written or oral, shall be unenforceable insofar  as  any  provision  thereof  conflicts  with  any provision of this Act. (765 ILCS 745/1) Sec. 1.

Jurisdiction.
    Any person  whether  or  not  a  citizen  or resident  of  this  State,  who  owns,  holds an ownership or beneficial interest in, uses, manages or possesses real  estate  situated  in  this State,   submits   himself   or   his  personal  representative  to  the jurisdiction of the courts of this State as to any action proceeding for the enforcement of an obligation arising under this Act. (765 ILCS 745/2) Sec. 2.

Definitions.
    Unless otherwise expressly defined, all terms in this Act  shall  be  construed  to  have  their  ordinarily  accepted meanings or such meaning as the context therein requires.
(a)  "Person"  means any legal entity, including but not limited to, an  individual,  firm,  partnership,  association,  trust,  joint  stock company, corporation or successor of any of the foregoing.

(b)  "Mobile  Home"  means  a  structure  designed   for   permanent habitation  and  so  constructed  as  to permit its transport on wheels, temporarily or permanently attached to its frame, from the place of  its construction  to  the  location  or  subsequent locations at which it is intended to be  a  permanent  habitation  and  designed  to  permit  the occupancy  thereof  as a dwelling place of one or more persons, provided that any such structure served by individual utilities and resting on  a permanent foundation, with wheels, tongue and hitch permanently removed, shall not be construed as a "mobile home".

(c)  "Mobile  Home  Park"  or  "Park" means an area of land or lands upon which five or more independent mobile homes are harbored for rent.

(d)  "Park Owner" means the owner of a  mobile  home  park  and  any person  authorized  to  exercise  any  aspect  of  the management of the premises, including any person who directly or indirectly receives rents and has no obligation to deliver the whole of such receipts  to  another person.

(e)  "Tenant"  means  any  person  who occupies a mobile home rental unit for dwelling purposes or a lot on which he parks a mobile home for an agreed upon consideration.

(f)  "Rent"  means  any  money  or other consideration given for the right of use, possession and occupancy of  property,  be  it  a  lot  or mobile home.

(g)  "Master  antenna television service" means any and all services provided by or through the facilities  of  any  closed  circuit  coaxial cable  communication  system,  or  any microwave or similar transmission services other than a community antenna television system as defined  in Section 11-42-11 of the Illinois Municipal Code.  (765 ILCS 745/3) Sec. 3.
    Requisites for Rental or Offer of Mobile Home  or  Lot  for Rental.    No  person shall rent or offer for rent any mobile home which does not conform to the sanitation, housing  and  health  codes  of  the State  or  of  the  county  or  municipality in which the mobile home is located.

    No person shall rent or offer for rent any lot in a mobile home park which does not conform  to  subdivision  ordinances  of  the  county  or municipality in which the mobile home park is located.  (765 ILCS 745/4) Sec. 4.

    No park owner, after the effective date of this amendatory Act of 1987, may require a tenant  to  remove  an  outside  conventional television  antenna,  or  require that a tenant subscribe to and pay for master  antenna  television  services  rather  than   use   an   outside conventional  television  antenna.   This  Section shall not prohibit an owner from supplying free master antenna  television  services  provided that  the  price of such services, is not made a part of the rent of the tenant. This Section also shall not prohibit a park owner from requiring a tenant to remove an outside conventional television  antenna  if  such owner  makes  available  master antenna television services at no charge above the rental stated in such tenant's lease.  (765 ILCS 745/4a) Sec. 4a.

Exemptions.
    No mobile home park operated by the State  or the  Federal  Government,  or  park land owned by either, and no trailer park  operated for the use of recreational campers  or  travel  trailers shall be subject to the provisions of this Act.
(765 ILCS 745/5) Sec. 5.

    Obligation of Park Owner to Offer Written Lease.  No person shall offer a mobile home or lot for rent or sale in a mobile home  park without  having first exhibited to the prospective tenant or purchaser a copy of the lease applicable to the respective mobile home park.

(a)  The park owner shall be required to offer to each  present  and future  tenant  a  written  lease for a term of not less than 12 months, unless the parties agree to a different term subject to existing  leases which shall be continued pursuant to their terms.

(b)  Tenants  in  possession on the effective date of this Act shall have 30 days after receipt of the offer for a written lease within which to accept or reject such offer; during which period, the rent may not be increased or any other terms and conditions changed, except as permitted under this Act; providing that if the tenant has not so elected he shall vacate within the 30 day period.

(c)  The park owner shall notify his tenants in  writing  not  later than  30 days after the effective date of this Act, that a written lease shall be available to the tenant and that such lease is being offered in compliance with and will conform to the requirements of this Act.  (765 ILCS 745/6) Sec. 6.

Effect of Unsigned Lease.
    If the tenant shall fail to sign a written lease which has been signed and tendered to him by  the  owner and  shall further provide the owner with a rejection in writing of such offer, the tenant's continuation  of  possession  and  payment  of  rent without reservation shall constitute an acceptance of the lease with the same effect as if it had been signed by the tenant.  (765 ILCS 745/7) Sec. 7.

Renewal of Lease.
    Every lease of a mobile home or lot in a mobile home park shall contain an option which automatically renews  the lease;  unless:
(a) the tenant shall notify the owners 30 days prior to the expiration of the lease that he does not intend to renew the  lease;
or

(b)  the  park  owner  shall  notify the tenant 30 days prior to the expiration of the lease that the lease will not be renewed  and  specify in  writing  the  reasons,  such as violations of park rules, health and safety codes or irregular or non-payment of rent; or

(c) the park  owner elects  to  cease the operation of either all or a portion of the mobile home park.  The tenants shall be entitled to at least 12  months  notice of such ceasing of operations.   If  12 months or more remain on the existing lease at the time of notice, the  tenant  is  entitled  to  the balance  of  the  term  of  his  lease.  If there is less than 12 months remaining in the term of his  lease,  the  tenant  is  entitled  to  the balance  of  his  lease  plus  a  written month to month tenancy, at the expiring lease rate to provide him with a full 12 months notice.
   All notices required under this Section shall be by certified  mail or  personal  service.   Certified  mail shall be deemed to be effective upon the date of mailing.  (765 ILCS 745/8) Sec. 8.

The Terms of Fees and Rents.
    The terms for payment of rent shall be clearly set forth and all charges for services, ground  or  lot rent,  unit rent, or any other charges shall be specifically itemized in the lease and in all billings of the tenant by the park owner.
   The owner shall not change the rental terms nor increase the cost of fees, except as provided herein.
    The park owner shall not charge a  transfer  or  selling  fee  as  a condition  of  sale  of a mobile home that is going to remain within the park unless a service is rendered.
    Rents charged to a tenant by a park owner may be increased upon  the renewal  of  a  lease. Notification of an increase shall be delivered 60 days prior to expiration of the lease.  (765 ILCS 745/9) Sec. 9.

Waiver of Provisions.
    Any provision of a lease whereby any provisions of this Act are waived is declared void.  (765 ILCS 745/10) Sec. 10.

    Provisions  of  mobile  home  park  leases.   Any  lease hereafter executed or currently existing between an owner and tenant  in a mobile home park in this State shall also contain, or shall be made to contain,  the  following covenants binding the owner at all times during the term of the lease to:
(a)  identify to each tenant prior to  his  occupancy  the lot area for which he will be responsible;

(b)  keep  all exterior property areas not in the possession of a tenant, but part of the mobile home park property, free  from  the species  of  weeds  and  plant growth which are generally noxious or detrimental to the health of the tenants;

(c)  maintain all electrical, plumbing, gas or other  utilities provided  by  him  in  good  working condition with the exception of emergencies  after  which  repairs  must  be  completed within a reasonable period of time;

(d)  maintain  all subsurface water and sewage lines and connections in good working order;

(e)  respect the privacy of the tenants and if only the lot is rented, agree not to enter the mobile home without the permission of the mobile home owner, and if the mobile home is the property of the park  owner, to enter only after due notice to the tenant, provided,the park owner or his representative may  enter  without  notice  in emergencies;

(f)  maintain all roads within the mobile home park in good condition;

(g)  include a statement of all services and  facilities  which are  to  be  provided  by  the  park owner for the tenant, e.g. lawn maintenance,  snow  removal,  garbage  or  solid   waste disposal, recreation  building,  community  hall,  swimming pool, golf course, laundromat, etc.;

(h)  disclose the full names and addresses of  all  individuals in  whom  all  or part of the legal or equitable title to the mobile home park is  vested,  or  the  name  and  address  of the owners' designated agent;

(i)  provide  a custodian's office and furnish each tenant with the  name,  address  and  telephone number of the custodian and designated office.  (765 ILCS 745/11) Sec.  11.

Lease  prohibitions.
    No  lease  hereafter  executed  or currently existing between a park owner and tenant in a mobile home park in this State shall contain any provision:
(a)  Permitting  the  park  owner  to  charge a penalty fee for late payment of rent without allowing a tenant a minimum of 5 days beyond the date the rent is due in which to remit such payment;

(b)  Permitting the park owner to charge an amount in excess of  one month's rent as a security deposit;

(c)  Requiring  the  tenant  to  pay  any  fees not specified in the lease;

(d)  Permitting the park owner to transfer, or move, a  mobile  home to  a  different  lot, including a different lot in the same mobile home park, during the term of the lease.  (765 ILCS 745/12) Sec. 12.

    No lease hereafter executed between a  mobile  home  park owner  and  a  tenant  in  such  a  park in this State shall contain any provision requiring the tenant to purchase a mobile home from  the  park owner,  or requiring that if the tenant purchases any mobile home during the lease term that such mobile home must be  purchased  from  the  park owner, and no such requirement shall be made as a condition precedent to entering into a lease agreement with any such tenant. (765 ILCS 745/12a) Sec. 12a.
 

Tenant's Duties.
    The tenant  shall  agree  at  all  times during the tenancy to:
(a)  Keep  the  mobile  home unit, if he rents such, or the exterior premises if he rents a lot, in a clean and sanitary condition,  free  of garbage and rubbish;

(b)  Refrain from the storage of any inoperable motor vehicle;

(c)  Refrain  from washing all vehicles except at an area designated by park management;

(d)  Refrain from performing any major repairs of motor vehicles at any time;

(e)  Refrain from the storage of any icebox, stove, building
material, furniture or similar items on the exterior premises;

(f)  Keep  the supplied basic  facilities,  including  plumbing fixtures, cooking and refrigeration equipment and electrical fixtures in a leased mobile home unit in a  clean  and  sanitary  condition  and  be responsible  for the exercise of reasonable care in their proper use and operation;

(g)  Not deliberately or negligently destroy, deface, damage, impair or remove any part of the premises or knowingly permit any person to  do so;

(h)  Conduct  himself and require other persons on the premises with his consent to conduct themselves in a manner that will  not  effect  or disturb his neighbors peaceful enjoyment of the premises;

(i)  Abide  by  all  the  rules  or  regulations concerning the use, occupation and maintenance of the premises; and

(j)  Abide by any reasonable  rules for guest parking which are clearly stated. (765 ILCS 745/13) Sec. 13.

Rules and regulations of park.
    Rules and regulations promulgated  and  adopted  by  the  park owner are enforceable against a tenant only if:
(a)  A copy of all rules and regulations was delivered by  the  park owner to the tenant prior to his signing the lease;

(b)  The  purpose  of  such  rules and regulations is to promote the convenience, safety and welfare of the tenants, preserve  park  property from  damage or to fairly distribute park services and facilities to the tenants;

(c)  They are reasonably related to the purpose for which adopted;

(d)  They apply to all tenants in a fair manner;

(e)  They are sufficiently explicit  in  prohibition,  direction  or limitation  of the tenant's conduct to fairly inform him of what he must or must not do to comply; and

(f)  They are not for the purpose of evading the obligation  of  the park owner.
    A  rule  or  regulation  adopted  during  the  term  of  a  lease is enforceable against the tenant only if 30 days  written  notice  of  its adoption  is  given  the  tenant  and  such rule or regulation is not in violation of the terms and conditions of the lease.  (765 ILCS 745/14) Sec. 14.

    The  Department  of  Public  Health  shall  produce  and distribute a pamphlet setting forth clearly, and in detail, the tenant's and park operator's rights and obligations under this Act.  The pamphlet shall  be  produced  within  90  days  of  the  effective  date  of this amendatory Act of 1992.

    Each park owner shall make these pamphlets available to all  current tenants  within 60 days after receiving the pamphlets.  This requirement may be satisfied by  distributing  or  mailing  the  pamphlets  to  each tenant.    All  new tenants shall be offered a pamphlet at or before the time at which they are offered a written lease.

    A violation of the provisions of this Section shall not render any lease void or voidable nor shall it constitute:
(1)  A  defense  to  any  action  or  proceeding to enforce the lease.

(2)  A defense to any action or proceeding for breach of the lease.  (765 ILCS 745/14-1) Sec. 14-1.

Statutory  grounds  for  eviction.
A  park  owner  may terminate the lease and evict a tenant  for  any  one  or  more  of  the following acts:
(a)  Non-payment of rent due;

(b)  Failure to comply with the park rules;

(c)  Failure   to  comply  with  local  ordinances  and  State  laws regulating mobile homes.  (765 ILCS 745/15) Sec.  15.

Improper grounds for eviction.
The following conduct by a tenant shall not constitute grounds for eviction or termination  of  the lease,  nor  shall  a judgment for possession of the premises be entered against a tenant:
(a)  As a reprisal for the tenant's effort to secure or enforce  any rights  under  the  lease  or  the laws of the State of Illinois, or its governmental subdivisions of the United States;

(b)  As a reprisal for  the  tenant's  good  faith  complaint  to  a governmental  authority  of  the  park  owner's alleged violation of any health or safety law, regulation, code or ordinance,  or  State  law  or regulation  which  has  as its objective the regulation of premises used for dwelling purposes;

(c)  As a reprisal for the tenant's being an organizer or member of, or involved in any activities relative to a home owners association. (765 ILCS 745/16) Sec. 16.

Notice required by Law.
    The  following  notice  shall  be printed  verbatim  in  a  clear  and conspicuous manner in each lease or rental agreement of a mobile home or lot:

"IMPORTANT NOTICE REQUIRED BY LAW:
The rules set  forth  below  govern  the  terms  of  your  lease  of occupancy  arrangement with this mobile home park.  The law requires all of these rules and regulations to be fair and reasonable,  and  if  not, such rules and regulations cannot be enforced against you.
    You may continue to reside in the park as long as you pay your rent and abide by the rules and regulations of the park.   You  may  only  be evicted  for non-payment of rent, violation of laws, or for violation of the rules and regulations of the park and the terms of the lease.
    If this park requires you to deal exclusively with  a  certain  fuel dealer or other merchant for goods or service in connection with the use or  occupancy  of your mobile home or on your mobile home lot, the price you pay for such goods or services may not be more than  the  prevailing price in this locality for similar goods and services.
    You may not be evicted for reporting any violations of law or health and  building  codes  to  boards  of health, building commissioners, the department of the Attorney General or any other  appropriate  government agency."  (765 ILCS 745/17)
Sec. 17.

Security deposit; Interest.
(a)  If the lease requires the tenant to provide  any  deposit  with the  park  owner  for  the  term of the lease, or any part thereof, said deposit shall be considered a Security Deposit.  Security Deposits shall be returned in full to the tenant, provided that the tenant has paid all rent due in full for the term of the lease  and  has  caused  no  actual damage to the premises.  The park  owner  shall  furnish  the  tenant,  within 15 days after termination or expiration of the lease, an itemized list of the  damages incurred upon the premises and the estimated cost for the repair of each item. The tenant's failure to object to the itemized list within 15 days shall  constitute  an  agreement  upon  the  amount of damages specified therein.  The park owner's failure to  furnish  such  itemized  list  of damages shall constitute an agreement that no damages have been incurred upon   the  premises  and  the  entire  security  deposit  shall  become immediately due and owing to the tenant. The tenant's failure to furnish the park owner a forwarding  address shall  excuse  the  park owner from furnishing the list required by this Section.

    (b)  A park owner of any park regularly containing 25 or more mobile homes shall pay interest to the tenant, on any deposit held by the  park owner,  computed  from  the  date of the deposit  at a rate equal to the interest paid by the largest  commercial  bank,  as  measured  by  total assets,  having  its  main  banking  premises  in  this State on minimum deposit passbook savings accounts as of December  31  of  the  preceding year  on any such deposit held by the park owner for more than 6 months. However, in the event that  any  portion  of  the  amount  deposited  is
utilized  during  the  period  for  which  it  is  deposited in order to compensate the owner for non-payment of rent or to  make  a  good  faith reimbursement  to  the  owner  for  damage  caused  by  the  tenant, the principal on which the interest accrues may be recomputed to reflect the reduction for the period commencing on the first  day  of  the  calendar month following the reduction.
    The  park owner shall, within 30 days after the end of each 12-month period, pay to the tenant any interest owed under this Section in  cash, provided,  however,  that the amount owed may be applied to rent due if the owner and tenant agree thereto.
    A park owner who willfully fails or  refuses  to  pay  the  interest required  by  this  Act shall, upon a finding by a circuit court that he willfully failed or refused to pay, be liable for an amount equal to the amount of  the  security  deposit,  together  with  court  costs  and  a reasonable attorney's fee. (765 ILCS 745/18) Sec. 18.

Purchase of Goods and Services.
(a) No park  owner  shall restrict  a  tenant  in  his  choice  of  a seller of fuel, furnishings, accessories or goods or services connected with  a  mobile  home  unless such  restriction  is  necessary  to protect the health or safety of the park residents.  The park owner may determine by rule or regulation  the style  or  quality  of  exterior equipment to be purchased by the tenant from a vendor of the tenant's choosing.
    Provided that no park owner shall  be  required  to  permit  service vehicles  in  the  park  in  such numbers and with such frequency that a danger is created for pedestrian traffic in the park.

(b)  No park owner shall  require  as  a  condition  of  tenancy  or continued  tenancy for a tenant to purchase fuel oil or bottled gas from any particular fuel oil or bottled gas dealer or distributor.
    Provided that this Section shall not  apply  to  a  park  owner who provides  a centralized distribution system for fuel oil or bottled gas, or both, for residents therein.  No park owner providing  a  centralized distribution system shall charge residents more than a reasonable retail price.  (765 ILCS 745/19) Sec. 19.

Gifts, Donations, Bonus,  Gratuity,  Etc.
(a)  Any  park owner  who,  directly  or indirectly, receives, collects or accepts from any person any donation, gratuity, bonus or gift, in addition to  lawful charges,  upon  the  representation  that compliance with the request or demand will facilitate, influence or procure an  advantage  in  entering into  an  agreement, either  oral or written, for the lease or rental of real property, or contract of sale of a mobile home, or any  park  owner or  his representative, who refuses to enter into such lease or contract of  sale  unless  he  receives,  directly  or  indirectly,  a  donation, gratuity, bonus or gift, or any park owner  or  his  representative  who directly  or  indirectly  aids,  abets, requests or authorizes any other person to violate any provision of this Section, commits a violation  of this Act.

(b)  Any  person who pays such donation, gratuity, bonus or gift may recover twice its value, together with costs of the action, against any such person in violation of this Section.  (765 ILCS 745/20) Sec. 20.

Remedies,  Tenants.
    If the park owner fails to substantially  conform  to the lease agreement or fails to substantially comply with any code, statute, ordinance  or  regulation  governing  the operation  of a mobile home park or the maintenance of the premises, the tenant may, on written notice to the park owner, terminate the lease and vacate the premises at any time during the first 30 days  of  occupancy. After  the expiration of said 30 days the tenant may terminate the lease only if he has remained in possession in reliance upon the park  owner's written  promise to correct all or any part of the condition which would justify termination by the tenant under this Section.
    Any condition which deprives the tenant of substantial  benefit  and enjoyment which the park owner shall fail to remedy within 30 days after having  received  notice  in  writing of such condition shall constitute grounds for the tenant to terminate the lease and vacate  the  premises.  No such notice shall be required where the condition renders the mobile home uninhabitable or poses an imminent threat to  the  health,  welfare and safety of any occupant.
    If such condition was proximately caused by the willful or negligent act  or  omission  of the park owner, the tenant may recover any damages sustained  as a result of the condition including, but not  limited  to, reasonable  expenditures necessary to obtain adequate substitute housing while the mobile home is uninhabitable.
    The tenant may sue to enforce all Sections of this Act and the court may award damages or grant any injunctive or other relief.  (765 ILCS 745/21) Sec.  21.

Remedies, Park Owner.
    A park owner may, any time rent  is overdue, notify the tenant in writing that unless payment is made within the  time  specified  in  the notice, not less than 5 days after receipt thereof, the lease  will  be  terminated.   If  the  tenant  remains  in default,  the  park  owner  may  institute  legal action for recovery of possession, rent due and any damages.
    If the tenant breaches any provision  of  the  lease  or  rules  and regulations  of  the  mobile  home park, the park owner shall notify the tenant in  writing  of  his  breach.   Such  notice  shall  specify  the violation and advise the tenant that if the violation shall continue for more  than  24  hours  after  receipt  of such notice the park owner may terminate the lease.  (765 ILCS 745/22) Sec. 22.

Termination  of  Lease.
    If  a  tenant  shall  remain  in possession  of  the  premises  after the expiration of his lease without having notified the park owner of  his  acceptance  or  rejection  of  a renewal  of  the lease  and without the park owner's consent, the tenant shall pay to the park owner a sum,  not  to  exceed  twice  the  monthly rental  under  the previous lease, computed and pro-rated daily for each day he shall remain in possession.  (765 ILCS 745/23) Sec. 23.

Sale of Mobile Home.
    The park owner shall be enjoined and restrained from prohibiting, limiting, restricting,  obstructing  or  in any manner interfering with the freedom of any mobile home owner to:
(a)  Sell his mobile  home  to a purchaser of his choice, provided that  the  park  owner  shall  be  allowed  to  promulgate  any  general qualifications or lawful restrictions on park residents which  limit  or define  the  admission of entrants to the park.  The purchaser, prior to closing, must obtain a written and signed lease;

(b)  Employ or secure the services of an independent salesperson  in connection  with  the  sale  of  said  mobile  home, providing that said salesperson collects and remits all governmental taxes.
    The park owner is  prohibited  from  imposing  any  fee,  charge  or commission  for  the  sale  of  a mobile home, except when a mobile home owner requests the park owner or his  agent  to  assist  in  securing  a purchaser  for  his  mobile home.  A commission may be accepted for such service subject only to the following conditions:
(1)  That  the  exact  amount  of  commission  or  fee  shall  be  a percentage of the actual sales price of the mobile home; and

(2)  That the maximum percentage figure  for  the  services  in  the resale  of the mobile home by park owner or his agent shall be set forth in writing prior to the sale.
    The park owner is prohibited from requiring,  upon  the  sale  by  a tenant  of  a mobile home to a qualified purchaser, the removal from the park of such mobile home unless the mobile home is  less  than  12  feet wide  or  is significantly deteriorated and in substantial disrepair, in which case the park owner shall bear the burden  of  demonstrating  such fact  and  must,  prior  to  sale,  have given the tenant written notice thereof, and that unless first corrected, removal will be required  upon sale.  (765 ILCS 745/24) Sec. 24.

Meetings of Tenants.
    Meetings  by  tenants  relating  to mobile home living shall not be subject to prohibition by the park owner if  such  meetings  are held at reasonable hours and when facilities are available and not otherwise in use. (765 ILCS 745/25) Sec. 25.

This Act shall be cited as the "Mobile Home  Landlord  and Tenant Rights Act".
(765 ILCS 745/26) Sec. 26                      

Need Help? Visit our free online discussion forum

 
 
 
This site Copyright 2003 by US Landlord. All rights reserved.