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Foreclosure and tax sales in Illinois

What our research shows about Illinois's rules. General information with sources — not legal advice, and not a reading of your papers.

CoreResearched in depth, key rules checked against the official text.Research last reviewed 2026-09-22
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How foreclosure works

Usual process
Judicial (through court)

Governed by the Illinois Mortgage Foreclosure Law, 735 ILCS 5/15-1101 to 15-1706.

From a reputable summary[1]
Allowed processes
Judicial (through court)
From a reputable summary[1][2]
Main statutes
735 ILCS 5/15-1503; 735 ILCS 5/15-1504.5; 735 ILCS 5/15-1507; 735 ILCS 5/15-1508; 735 ILCS 5/15-1602; 735 ILCS 5/15-1603; 735 ILCS 5/15-1604
From a reputable summary[1]
Typical length (estimate)
Not researched yet for this state.

The usual timeline

  1. +At least 120 days

    Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind

    Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.

    Checked against the official text12 CFR § 1024.41(f)(1)

  2. Pre-suit notice or breach letter

    No general state pre-suit cure period (a 30-day notice applies to high-risk home loans). The summons must come with a homeowner notice explaining your rights and where to get help.

    From a reputable summary

  3. Lawsuit filed and you are served with the summons and complaint

    Governed by the Illinois Mortgage Foreclosure Law, 735 ILCS 5/15-1101 to 15-1706.

    From a reputable summary
  4. +At least 30 days

    Answer due — 30 days after service

    Most homeowners have 30 days after service to answer.

    From a reputable summary

  5. Mediation may be available (voluntary or local programs)

    Court foreclosure mediation is available in some counties, including Cook County.

    From a reputable summary

  6. Court judgment of foreclosure (if the lender wins)

    From a reputable summary
  7. +At least 7 days

    Sheriff’s / court sale

    After judgment and the redemption period, the sale is published once a week for three consecutive weeks (first no more than 45 days, last at least 7 days before the sale); notice goes to parties at least 10 business days before.

    Checked against the official text735 ILCS 5/15-1507

  8. Court confirms (ratifies) the sale

    The court confirms the sale; you may stay 30 days after confirmation.

    From a reputable summary

  9. Redemption window

    Before the sale: for a home, until the later of 7 months after service or 3 months after judgment (30 days after judgment if abandoned). After the sale: a 30-day special right after confirmation if the lender bought the home for less than the debt.

    Checked against the official text735 ILCS 5/15-1603

A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.

Notices and the sale

Notice before foreclosure
No general state pre-suit cure period (a 30-day notice applies to high-risk home loans). The summons must come with a homeowner notice explaining your rights and where to get help.

735 ILCS 5/15-1504.5

From a reputable summary[1][2]
Notice of sale
At least 7 daysAfter judgment and the redemption period, the sale is published once a week for three consecutive weeks (first no more than 45 days, last at least 7 days before the sale); notice goes to parties at least 10 business days before.

735 ILCS 5/15-1507; Ill. S. Ct. R. 113

Checked against the official text[3][1]
Publication
Newspaper, three consecutive weeks.
From a reputable summary[1]
When sales happen
Not researched yet for this state.
Time to answer the lawsuit
30 days

Most homeowners have 30 days after service to answer.

From a reputable summary[1]
Court confirms the sale
Yes

The court confirms the sale; you may stay 30 days after confirmation.

From a reputable summary[1]

Your rights before and after the sale

Catching up (reinstatement)
Within 90 days after you are served (or otherwise come under the court’s jurisdiction). Servicers often accept later reinstatement.

735 ILCS 5/15-1602

Checked against the official text[4][1]
Buying the home back (redemption)
YesBefore the sale: for a home, until the later of 7 months after service or 3 months after judgment (30 days after judgment if abandoned). After the sale: a 30-day special right after confirmation if the lender bought the home for less than the debt.

735 ILCS 5/15-1603, 15-1604

Checked against the official text[5][6][1]
Owing money after the sale (deficiency)
LimitedOnly in the foreclosure case, and only if you were personally served or appeared.

735 ILCS 5/15-1508

From a reputable summary[1][2]
Mediation
Some courts or countiesCourt foreclosure mediation is available in some counties, including Cook County.
From a reputable summary[1]

Property tax sales

Tax sale system
Tax lien certificate sale
From a reputable summary[7]
How it works
The county collector gets a court judgment and order of sale, then sells the tax debt at the annual tax sale; the buyer gets a certificate of purchase (a lien). Scavenger sales cover taxes delinquent 3+ years.
From a reputable summary[7]
Redeeming after a tax sale
Up to 3 years from the tax sale under the current statute (1 year for vacant non-farm, 7+ unit, commercial or industrial property). Certificates issued before the July 10, 2026 amendment may carry the older 2½-year period — check your notice. The penalty grows over time, and the buyer must serve a notice 3–6 months before the period ends.

Nolo still describes 2½ years; the official text (as amended by P.A. 104-553, eff. 7-10-26) says 3 years. We follow the official text.

Checked against the official text[8][7]
Relief programs
  • Senior Citizens Real Estate Tax Deferral Program — Lets qualifying seniors defer property taxes on their home (county treasurer). Income and eligibility limits not confirmed in this pass.

Program name recorded from general knowledge; not confirmed against the statute (320 ILCS 30).

Not confirmed — check it[1]
Payment plans
Not researched yet for this state.
Surplus after a tax sale
Not researched yet for this state.

Bankruptcy exemptions

Federal exemption list
State list only (opted out)

This state has opted out: in bankruptcy you use the state exemption list (plus federal non-bankruptcy exemptions), not the federal § 522(d) list.

From a reputable summary[9]
Homestead exemption
$50,000 ($100,000 joint)$50,000 per person ($100,000 for two owners), including farm, condo, co-op or mobile home.(735 ILCS 5/12-901)
From a reputable summary[10]

Where to get free help

Free legal aid (LSC-funded)
Checked against the official text[12]
Legal help website
Checked against the official text[13]
State housing agency
Checked against the official text[11]
Attorney general / consumer protection
Checked against the official text[14]
Court self-help
Checked against the official text[15]
HUD-approved housing counselors
HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.

Sources

Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.

  1. [1]Nolo — Illinois Foreclosure Laws and Proceduressummary
  2. [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
  3. [3]735 ILCS 5/15-1507 (official text, Illinois General Assembly)735 ILCS 5/15-1507official
  4. [4]735 ILCS 5/15-1602 (official text, Illinois General Assembly)735 ILCS 5/15-1602official
  5. [5]735 ILCS 5/15-1603 (official text, Illinois General Assembly)735 ILCS 5/15-1603official
  6. [6]735 ILCS 5/15-1604 (official text, Illinois General Assembly)735 ILCS 5/15-1604official
  7. [7]Nolo — Illinois property tax salessummary
  8. [8]35 ILCS 200/21-350 (official text, Illinois General Assembly)35 ILCS 200/21-350official
  9. [9]Nolo — Federal Bankruptcy Exemptions — which states allow the federal list11 U.S.C. § 522(b)(2)summary
  10. [10]Asset Protection Planners — Homestead Exemptions by U.S. State and Territory (2026 chart with statute cites)summary
  11. [11]IHDA – Illinois Housing Development Authority (official site, checked live)official
  12. [12]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
  13. [13]Illinois Legal Aid Online (official site, checked live)official
  14. [14]Consumer Protection (official site, checked live)official
  15. [15]Self Help | Office of the Illinois Courts (official site, checked live)official