As Chicago’s rental market becomes increasingly competitive, renters like Marques Fielding are facing unexpected financial burdens in the form of high move-in fees.
When Fielding and his roommate secured a two-bedroom apartment in Humboldt Park last summer, they anticipated just rent and basic moving expenses.
However, they were taken aback by the additional $750 fee required before receiving the keys to their new home.
During their apartment showing, the landlord mentioned a non-refundable move-in fee, a practice that is becoming more prevalent and costly across Chicago’s rental landscape.
“I was shocked,” Fielding noted, emphasizing that this fee exceeded any amounts he had ever encountered in the past.
Move-in fees, which landlords can utilize at their discretion, often lack transparency and do not directly correspond to actual moving costs, raising concerns among renters.
Many tenants have shared similar grievances regarding high upfront charges that frequently come without clear explanations of what they cover.
One renter reported being charged a nonrefundable bond based on their credit score, an amount nearly equivalent to a full month’s rent.
Others discussed paying $700 or more for fees without receiving itemized breakdowns or even basic maintenance.
Fielding recalls spending eight hours cleaning his apartment after he incurred an $800 move-in fee, ultimately feeling that the money had merely lined the landlord’s pockets instead of providing any tangible benefit.
Such experiences highlight a significant shift in rental practices within Chicago.
Traditionally, landlords would procure security deposits, typically equal to one month’s rent and refundable at the lease’s end, dependent on the unit’s condition.
However, a noticeable transition towards non-refundable move-in fees has left renters facing increased upfront costs and dwindling protections.
The change can be attributed, in part, to the city’s Residential Landlord and Tenant Ordinance, which enforces strict regulations on how security deposits are managed.
These rules require security deposits to be maintained in separate, interest-bearing accounts at federally insured financial institutions and prohibit landlords from mixing these funds with their own.
As a result, many landlords have opted to forgo security deposits entirely in favor of move-in fees, seeking a less complicated alternative.
Unlike security deposits, which are protected by regulations and must be returned within 45 days of a tenant’s departure, move-in fees provide little recourse for renters who suspect they have been overcharged.
Philip DeVon, an attorney with the Metropolitan Tenants Organization’s Eviction Prevention Program, stated, “I don’t want to cast a wide net with anecdotal evidence, but in my estimation, the landlords who aren’t being transparent about their move-in fees are often the ones charging the most.”
DeVon emphasized that reasonable move-in fees should typically be capped at around half a month’s rent, aligned with the landlord’s actual costs associated with transitioning a tenant.
His observations suggest that typical move-in fees for a one-bedroom apartment range from approximately $500 to over $1,000, thereby raising the question of whether such fees accurately reflect their corresponding expenses.
As rent continues to escalate citywide, it appears some landlords are exploiting these increases as a pretext to hike their non-refundable fees, leading to significant frustrations for renters already navigating rising living costs.
Landlords like Jeff Weinberg, co-president of the Northwest Side Building Coalition, maintain a cap on his move-in fees at $600, suggesting that the market is increasingly distinguished by ‘bad actors’ who either do not understand or do not adhere to best practices.
In contrast to many landlords, Patti Honacki operates with a more personable approach through her North Pond Properties, which owns six rental units in Lakeview and Lincoln Park.
In her case, the move-in fees imposed by building management companies typically range from $450 to about $550, meant to cover the costs associated with tenants moving in and out.
Honacki describes her positive experiences with tenants, indicating that there are landlords committed to equitable practices as long as tenants also fulfill their obligations.
However, not all renters enjoy similar experiences.
Lucy Honold, after a grueling apartment hunt, encountered move-in fees of $1,000 and other assorted charges, including a $375 per-person administrative fee.
Despite numerous challenges, she ultimately selected a new rental that offered a choice between a modest move-in fee or a more expensive but refundable security deposit, opting for the latter on principle.
“I’ve been renting for over 10 years, and I’ve never seen fees like this,” she shared.
Andrew Decker, who recently settled into a two-bedroom apartment in Uptown, expressed his frustration after facing a initial move-in fee of $700.
Upon requesting a breakdown of the fee, the landlord candidly replied that the amount was merely a mechanism for profit.
After negotiating, Decker successfully reduced the fee to $450, although his landlord remains generally considerate.
In the context of ineffective regulations surrounding move-in fees, there are some examples of municipalities seeking to provide clearer guidelines for renters.
Evanston, for instance, recently updated its Residential Landlord and Tenant Ordinance to prohibit move-in fees unless tied to specific services offered, such as lock changes or cleaning.
Similarly, Cook County adopted protections for suburban renters in 2021, while a new bill in the Illinois House seeks to ban move-in fees entirely, with hopes of alleviating financial burdens for renters in underserved areas.
In the interim, housing experts suggest that renters should carefully document all interactions, requests for fee breakdowns, and maintain thorough records of payments, including copies of lease agreements and promises made by landlords in writing.
DeVon reiterated the importance of maintaining a paper trail to help shield tenants from potential disputes.
Given the inherent imbalance of power in the landlord-tenant dynamic, Cozzola, a staff attorney on Impact for Equity’s Housing team, urged renters to stand their ground and walk away from deals that feel insincere or unjust.
“If you take a move-in fee that’s equal to one month’s rent, it starts to look a lot like a security deposit,” Weinberg cautioned.
Amidst Chicago’s rising rents and limited affordable housing options, Fielding reflected on his experiences.
Having moved frequently throughout his life, he expressed reluctance to relocate again due to the financial strain and uncertainty inherent in the process.
Despite various obstacles in the housing market, he acknowledged, “I assume we’re probably going to stay here just because it’s easier.”
Renters like Fielding continue to navigate a complex and often costly rental landscape, facing numerous challenges in securing fair and accessible housing.
image source from：https://blockclubchicago.org/2025/04/23/chicago-landlords-are-charging-hundreds-in-move-in-fees-renters-want-to-know-why/
