Evanston is a city of 77,000 residents that borders the northern tip of Chicago along Lake Michigan. It is currently undergoing rapid gentrification, exacerbating an already severe income gap and soaring rents. Many low- and middle-income earners, as well as the unhoused, are being forced out of the marketplace as a result.
The average income in Evanston is estimated to be over $130,000, in the top 10% of cities in the United States. The average rent for a two-bedroom apartment is around $2,200 and climbing. Amidst such spiraling costs, renters need protection from arbitrary, discriminatory, or retaliatory displacement.
Evanston is a home-rule city, and thus the Cook County tenant rights law (CCRTLO) does not apply. The City’s Housing and Community Development Committee is in the long-overdue process of updating Evanston’s own Residential and Landlord Tenant Ordinance (RLTO) and is considering a Just Cause provision. Evanston renters, who make up 43% of the population, currently have little recourse when displaced through no fault of their own.
Evanston's population of Black residents has decreased from 23% in 2000 to 16% in 2003, likely due in large part to the decreasing affordability of housing. The housing crunch has created an untenable situation for many seniors over 65, who make up 28% of the community. The most vulnerable of Evanston's residents deserve to be treated as people and not commodities.
An Evanston ordinance that would require a landlord to have a justifiable reason to initiate an eviction or the non-renewal of a lease would decrease housing insecurity in the city. Currently, many landlords can game the system by fabricating causes for eviction or non-renewal of rents. Many do not provide a reason at all.
A Just Cause ordinance would provide tenants with key rights to live in their apartments or homes without fear of capricious displacement (learn more about Just Cause generally from the National Low Income Housing Coalition here). Although landlords have decried such an ordinance as impinging on their rights to an unregulated marketplace, the reality is that they would still have the ability to terminate tenant occupancy for material breaches of the lease and non-payment of rent.
As the Evanston draft proposal currently stands, they would also be allowed to non-renew leases for four reasons.
The Evanston proposal has been inspired by the Chicago Housing Justice League. Just Cause provisions have the support of Chicago Mayor Brandon Johnson, and of the Biden White House.
The average income in Evanston is estimated to be over $130,000, in the top 10% of cities in the United States. The average rent for a two-bedroom apartment is around $2,200 and climbing. Amidst such spiraling costs, renters need protection from arbitrary, discriminatory, or retaliatory displacement.
Evanston is a home-rule city, and thus the Cook County tenant rights law (CCRTLO) does not apply. The City’s Housing and Community Development Committee is in the long-overdue process of updating Evanston’s own Residential and Landlord Tenant Ordinance (RLTO) and is considering a Just Cause provision. Evanston renters, who make up 43% of the population, currently have little recourse when displaced through no fault of their own.
Evanston's population of Black residents has decreased from 23% in 2000 to 16% in 2003, likely due in large part to the decreasing affordability of housing. The housing crunch has created an untenable situation for many seniors over 65, who make up 28% of the community. The most vulnerable of Evanston's residents deserve to be treated as people and not commodities.
An Evanston ordinance that would require a landlord to have a justifiable reason to initiate an eviction or the non-renewal of a lease would decrease housing insecurity in the city. Currently, many landlords can game the system by fabricating causes for eviction or non-renewal of rents. Many do not provide a reason at all.
A Just Cause ordinance would provide tenants with key rights to live in their apartments or homes without fear of capricious displacement (learn more about Just Cause generally from the National Low Income Housing Coalition here). Although landlords have decried such an ordinance as impinging on their rights to an unregulated marketplace, the reality is that they would still have the ability to terminate tenant occupancy for material breaches of the lease and non-payment of rent.
As the Evanston draft proposal currently stands, they would also be allowed to non-renew leases for four reasons.
- When a landlord will move themselves or qualifying member into the unit.
- When the landlord must make substantial repairs that will render the unit unlivable for a period of time.
- When a landlord converts the unit into a condo.
- Or when the landlord will demolish or remove a building from the marketplace.
The Evanston proposal has been inspired by the Chicago Housing Justice League. Just Cause provisions have the support of Chicago Mayor Brandon Johnson, and of the Biden White House.
These protections already exist for millions of tenants across the country. In fact, nearly all tenants in federally subsidized housing (such as public housing or those financed through Low Income Housing Tax Credits) already require good cause to evict or non-renew. This means Just Cause is already a reality for some tenants in Evanston.
Tenants, under the Just Cause ordinance proposal, would be able to access resources and transparency from their housing provider.
An Evanston Just Cause ordinance would ensure greater stability to tenants without unduly burdening landlords. Landlords could no longer take advantage of an opaque system that essentially allows displacement for any reason, or no reason at all. Implementing good cause and relocation assistance requirements are about fundamental fairness.
It would also help stabilize neighborhoods by preventing landlords from flipping units to gentrify the community. Such purely profit-drive behavior gnaws at the social fabric and increases housing insecurity.
No family should be denied the right to transparency and resources when they have their home pulled out from under them, especially if they've paid their rent, abided by their lease, and played by the rules
Tenants, under the Just Cause ordinance proposal, would be able to access resources and transparency from their housing provider.
- Tenants would have a right to relocation assistance equal to 3x current rent, paid by the landlord, if they are being evicted or non-renewed without fault.
- Small, owner-occupied landlords of 6 or less units would only be required to pay relocation in the amount of 1x the current rent.
- City staff and HCDC members have also discussed creating a fund for the City to be able to support low-income tenants who are displaced without fault.
- City staff and HCDC members have also discussed creating a fund for the City to be able to support low-income tenants who are displaced without fault.
- Landlords would be required to follow tiered notification periods to the tenant of rent increases based on the size of the increase.
- 30 days’ written notice prior to the effective date of the change for any increase by less than five percent;
- 60 days’ written notice prior to the effective date of the change for any increase by five percent but less than ten percent; or
- 90 days’ written notice prior to the effective date of the change for any increase by ten percent but less than fifteen percent.
- 30 days’ written notice prior to the effective date of the change for any increase by less than five percent;
- If a new lease includes a rent increase of 15% or more, the tenants would be given an option to receive relocation assistance from the landlord and choose not to renew the lease.
An Evanston Just Cause ordinance would ensure greater stability to tenants without unduly burdening landlords. Landlords could no longer take advantage of an opaque system that essentially allows displacement for any reason, or no reason at all. Implementing good cause and relocation assistance requirements are about fundamental fairness.
It would also help stabilize neighborhoods by preventing landlords from flipping units to gentrify the community. Such purely profit-drive behavior gnaws at the social fabric and increases housing insecurity.
No family should be denied the right to transparency and resources when they have their home pulled out from under them, especially if they've paid their rent, abided by their lease, and played by the rules