Residential
HOA/Association
Northern Illinois property management for owners, investors and associations
ALPS Property Management has managed rentals across Northern Illinois since 1995, from Chicago two-flats and suburban single-family homes to multi-family buildings, commercial space and condo and homeowner associations. Our local pages cover the communities we work in most, and we manage properties well beyond them across the region.
One region, many rulebooks
Rental rules in Northern Illinois change at the city and county line. Chicago has its Residential Landlord and Tenant Ordinance, suburban Cook County has its own Residential Tenant Landlord Ordinance, and many suburbs run rental licensing, registration or crime-free housing programs. Elsewhere, Illinois state law sets the rules. We confirm which rules apply to your address before the first lease, and we price every property on nearby leases rather than a regional average.
Properties we manage in Northern Illinois
Illinois rules we handle
We confirm the current state, county and local rules for your address before every new lease.
Residential
HOA/Association
What we handle
How we run your
Northern Illinois rental
Everything a Northern Illinois rental needs, from pricing and screening to the year-end statement, handled by one team on a published fee.
01
A rental price analysis, professional photos and listings on the sites renters use, with a dedicated leasing specialist and showings scheduled for you.
02
Credit, employment, debt-to-income, eviction and criminal history checks plus calls to past landlords, applied the same way to every applicant.
03
Online payments, automatic reminders and late notices, and direct follow-up after the grace period, with the rent we collect deposited to you.
04
24/7 request intake through the resident portal, troubleshooting before work orders, and local vendors who know each town's requirements.
05
Monthly owner statements, direct deposit, year-end 1099s and property tax oversight in an online owner portal.
06
Notices, filings and court dates handled in the county where your property sits, backed by our $1,000 eviction guarantee.
Pricing
What property management
costs in Northern Illinois
ALPS charges a management fee starting at 8% of the rent we collect, and nothing in a month when rent is not collected. A new lease carries a leasing fee of 50% of one month's rent, and a renewal is $250.
On a $2,000-a-month rental, that works out to $160 a month in management fees and $1,000 when a new resident signs.
Our agreement runs month to month with no termination fee, and our written guarantees cover tenant placement, evictions, pet damage and on-time rent deposits.
Google reviews
What owners
and residents say
Average of 137 reviews · read on Google
Local pages
Illinois communities
with local pages
Local rents, rules and neighborhoods for the Illinois communities we work in most. If your town is not listed, ask us. We manage across the region.
Common questions
Northern Illinois property management
FAQs
Which parts of Northern Illinois do you serve?
We manage rentals across Chicago, the suburbs and the wider Northern Illinois region, with local pages for Chicago, Naperville, Joliet, Tinley Park, Orland Park and Frankfort. If your property is somewhere else in Northern Illinois, call or message us and we will tell you straight away whether we can manage it.
How much does property management cost?
ALPS charges a management fee starting at 8% of the rent we collect, and nothing in a month when rent is not collected. New leases carry a leasing fee of 50% of one month's rent, and renewals are $250. On a $2,000 rental that is $160 a month.
Do I need a rental license for my property?
It depends on the town. Several suburbs, including Joliet, Orland Park and Tinley Park, require rental registration, licensing or a crime-free program, and Chicago and suburban Cook County have their own tenant ordinances. Other towns follow Illinois law alone. We check the rules for your address before the first lease.
How do security deposits work in Illinois?
Since 2024, Illinois deposit law covers every landlord. An itemized statement of deductions, with receipts or estimates, is due within 30 days of move-out, and the deposit must be returned within 45 days if nothing is deducted. Chicago and suburban Cook County add their own rules.
What kinds of property do you manage?
Single-family homes, townhomes, condos, two-flats and apartment buildings, plus commercial space and condo and homeowner associations.
What happens if a tenant stops paying rent?
We serve the Illinois five-day notice, document every contact and, if it reaches eviction, handle the filing and court dates in the county where your property is. Every management agreement includes our $1,000 eviction guarantee.
Areas we serve
Property managers across
Northern Illinois & Indiana
Our managers work across Northern Illinois and Indiana every day, so your house or building is priced on real local comps rather than a regional average.
Additional service areas
Tell us about your
Northern Illinois rental
We will tell you what it should rent for, free and the same day, and tell you honestly whether you would be better off selling.
