Aurora IL rent increase 2026 Aurora, Illinois — Kane/DuPage/Kendall/Will Counties and Illinois’ 2nd-largest city (~200,000; the “City of Lights,” first city in the US to use electric streetlights in 1881) — has no rent control. The Illinois Rent Control Preemption Act (765 ILCS 720, enacted 1997 as Public Act 89-567) bars all Illinois municipalities from capping rents. Aurora landlords may raise rent any amount at lease expiration. Security Deposit Return Act (765 ILCS 710): for 5+ unit buildings, return deposit within 30 days with itemized statement; penalty = 2× deposit + attorney fees. Non-payment eviction: 5-day pay-or-quit notice (735 ILCS 5/9-209); Kane County Circuit Court (100 S. Third St, Geneva IL 60134). Home to Rush Copley Medical Center (Level II Trauma; ~3,500 employees), Hollywood Casino Aurora (~1,500 workers), Waubonsee Community College (~15,000 students), Fermilab National Accelerator Laboratory (Batavia), and two Metra terminals (UP-W and BNSF Railway Aurora Line).

Illinois rent control law: what Aurora landlords must know

Illinois has prohibited all municipal rent control since 1997. The Illinois Rent Control Preemption Act (765 ILCS 720/1 et seq., enacted as Public Act 89-567 by the 90th General Assembly) provides that no municipality may enact, maintain, or enforce any ordinance or resolution which has the effect of controlling the amount of rent charged for leasing private residential or commercial property.

This preemption covers every Illinois municipality regardless of home-rule status — including Aurora, Chicago, Evanston, Joliet, Rockford, Naperville, Springfield, and all 2,500+ incorporated cities, villages, and towns in the state. Although Aurora is a home-rule municipality under Illinois Constitution Article VII §6(a), home-rule authority does not override the Rent Control Preemption Act’s explicit coverage of home-rule communities. Aurora City Council has no legal authority to:

• Cap rent increases at any percentage.
• Establish a rent board or administrative approval process.
• Require landlords to state a reason for rent increases.
• Create a rent registry, annual filing, or tenant-move-out fee.
• Mandate relocation assistance for rent-related non-renewals.

Aurora landlords may raise rent by any amount at lease expiration with no cap, no formula, and no administrative filing. Month-to-month rent increases require at least 30 days’ advance written notice as a contractual norm under Illinois common law — but this is a notice requirement only, not a cap. No reason need be stated.

The “Lift the Ban” coalition has pursued repeal of 765 ILCS 720 through multiple Illinois General Assembly sessions (HB 3202 in 2021; SB 1150 and HB 2862 in 2023) without a floor vote. The preemption remains fully in force as of 2026.

Illinois Security Deposit Return Act (765 ILCS 710): Aurora landlords

Illinois’s Security Deposit Return Act (765 ILCS 710/5) governs security deposit handling for Illinois residential landlords who own 5 or more residential units. This covers virtually all Aurora apartment buildings, multi-unit complexes, and larger rental portfolios.

Key obligations under 765 ILCS 710/5:

• 30-day return deadline. The landlord must return the deposit (or provide a written itemized statement of deductions with the remaining balance) within 30 days after the tenant delivers possession of the unit. The clock starts on the date the tenant vacates — the tenant need not provide a forwarding address to start the 30-day period.
• Itemized statement required. Any deduction from the deposit requires a written itemized statement specifying each claimed damage item and the dollar amount charged for each.
• Receipts for larger repairs. If any single repair or replacement exceeds $126 (indexed to CPI), the landlord must attach paid receipts or, if work has not yet been completed, a written estimate from a contractor or supplier.
• No deposit cap. Illinois state law does not limit the security deposit amount. Aurora market practice is typically 1–2 months’ rent.
• 2× penalty for violations. A landlord who misses the 30-day deadline, fails to provide adequate documentation, or refuses to return the deposit without valid cause is liable for twice (2×) the deposit amount, plus court costs and reasonable attorney fees. The 2× penalty is mandatory upon proof of violation.
• Landlords of 4 or fewer units are NOT covered by 765 ILCS 710 and are subject to common-law deposit rules only (no 30-day deadline; no automatic 2× penalty).

Kane County small claims courts (within Kane County Circuit Court) handle deposit disputes under $10,000 without requiring an attorney. The Cook County Residential Tenant and Landlord Ordinance (RTLO) does NOT apply to Aurora — Aurora lies primarily in Kane County, which has no equivalent local ordinance.

Illinois Security Deposit Interest Act (765 ILCS 730): Aurora

The Illinois Security Deposit Interest Act (765 ILCS 730/15) requires residential landlords to pay annual interest on security deposits for buildings with 25 or more units in municipalities with a population of 25,000 or more. Aurora’s population (~200,000) easily satisfies the population threshold; large Aurora apartment complexes with 25+ units are therefore covered by this Act.

Under 765 ILCS 730/15, the landlord must:

• Pay annual interest on each tenant’s security deposit at the rate set each year by the Illinois Secretary of Financial and Professional Regulation (IDFPR).
• Provide a written annual statement of the interest owed.
• Credit the interest to rent or pay it directly to the tenant at least once annually.

The mandated interest rate has historically been very low (0.01%–0.5% range), making the dollar amounts minimal in practice. However, the obligation is legally real: failure to pay interest exposes the landlord to a $100 civil penalty plus court costs and attorney fees. Large Aurora apartment operators (complexes with 25+ units) should include the interest obligation in lease agreements and comply annually.

Note: the Chicago RLTO’s security deposit interest requirements (federally insured Illinois bank account; 14-day written receipt requirement; annual Comptroller’s rate) do NOT apply to Aurora — those rules are geographically limited to Chicago city limits.

Eviction notice requirements in Aurora IL

Illinois Eviction Act (735 ILCS 5/9-201 et seq.) governs the notice requirements before Aurora landlords may file an eviction action. The required notice period depends on the ground for eviction:

• Non-payment of rent: 5-Day Notice. The 5-Day Notice to Pay Rent or Vacate must specify the amount owed and the rental period. Service options: personal delivery to the tenant; delivery to a household member over 13 years old at the unit; or posting on the main entry door plus certified/registered mail. The 5-day period begins the day after service. Weekends and holidays count. If the tenant pays in full within 5 days, the landlord cannot proceed with eviction for that instance.
• Lease violations: 10-Day Notice. Material lease violations (unauthorized pet, subletting without permission, nuisance conduct) require a 10-day notice to cure or vacate.
• Month-to-month termination: 30 Days. A no-cause termination of a month-to-month tenancy requires at least 30 days’ advance written notice, delivered so that the tenancy ends at the end of a rental period.

After the applicable notice period expires: the landlord files an Eviction Complaint in Kane County Circuit Court (Geneva IL) for units in the Kane County portion of Aurora, or DuPage County Circuit Court (Wheaton IL) for units in the DuPage County portion. Uncontested evictions are typically heard within 14–21 days of filing. Total uncontested timeline from 5-day notice to lockout: approximately 5–8 weeks.

Rush Copley Medical Center: Aurora’s healthcare anchor

Rush Copley Medical Center (2000 Ogden Ave, Aurora IL 60504) is Aurora’s primary hospital and the healthcare anchor of the Fox Valley market. As a member of the Rush University System for Health — the same academic health system that includes Rush University Medical Center in Chicago’s Medical District — Rush Copley delivers Level II Trauma care and operates a full range of cardiac, oncology, orthopedic, and women’s health services.

With approximately 3,000–4,000 employees (physicians, nurses, allied health professionals, and administrative staff), Rush Copley is one of Kane County’s largest private employers. Healthcare professionals earning $65,000–$200,000+ represent a significant demand segment for Aurora rental units in the $1,300–$2,200 range, particularly in the north Aurora and Eola Road corridors convenient to the Ogden Ave campus.

AMITA Health Mercy Medical Center (1325 N. Highland Ave, Aurora; now operating as Ascension Mercy after the AMITA-Ascension merger), Aurora’s second major hospital, serves the north and west sides of the city with Level II Trauma capacity and approximately 1,500–2,500 employees.

Fermilab National Accelerator Laboratory: Batavia, immediately north of Aurora

Fermi National Accelerator Laboratory (Kirk Road and Pine Street, Batavia IL 60510), administered by the U.S. Department of Energy under a contract with the Fermi Research Alliance (University of Chicago + Universities Research Association), sits immediately north of Aurora across the Fox River.

Fermilab employs approximately 1,800 scientists, engineers, technicians, and support staff, plus several hundred visiting researchers and postdoctoral fellows at any given time. Ph.D. physicists and DOE engineers earning $85,000–$180,000 frequently rent in north Aurora, Batavia, Geneva, and St. Charles — all accessible to Fermilab via Route 59 and Kirk Road. The DUNE (Deep Underground Neutrino Experiment), Fermilab’s current flagship project, has created sustained hiring demand through the late 2020s.

Aurora’s two Metra terminals and commuter rental demand

Aurora is the western terminus of two Metra commuter rail lines, making it one of the few Illinois cities with dual terminal service and one of the most transit-accessible cities in the western suburbs for Chicago commuters:

• Metra BNSF Railway Line: Aurora station (233 N. Broadway, Aurora IL 60505); western terminus; service to Union Station Chicago (~60 miles; approximately 70–90 minutes). The BNSF line is Metra’s highest-ridership line.
• Metra Union Pacific West Line (UP-W): Aurora station (233 N. Broadway; same physical station building but separate platform); service to Ogilvie Transportation Center / Chicago Union Station via Elburn and Geneva; approximately 75–95 minutes downtown Chicago.

Both terminals share a station building and surface parking on Broadway near downtown Aurora, creating a combined park-and-ride draw for renters throughout Kane, DuPage, Kendall, and Will Counties. Renters who work in Chicago but seek suburban value find Aurora’s 1BR market ($1,100–$1,750) substantially below Chicago’s median ($2,200–$3,800) while maintaining rail access.

Hollywood Casino Aurora and the gaming employment sector

Hollywood Casino Aurora (1 New York Street Bridge, Aurora IL 60506) opened in 1993 as one of Illinois’s first legal riverboat casinos on the Fox River under the Illinois Riverboat Gambling Act (230 ILCS 10). The casino has been permanently docked since 2011 following a regulatory change that eliminated the requirement for Illinois casinos to operate on moving watercraft.

Hollywood Casino Aurora employs approximately 1,000–1,500 full- and part-time workers in gaming operations, hospitality, food and beverage, security, and management. Casino employment tends to generate demand for affordable to mid-range rental units ($900–$1,400) convenient to the downtown Aurora location and the I-88/Route 31 corridor.

Aurora vs. Chicago and Cook County: key landlord-tenant differences

Aurora and Chicago are both governed by Illinois state law, but Chicago and Cook County add significant local regulatory layers that do NOT apply to Aurora:

• Chicago RLTO (Municipal Code Ch. 5-12): applies only within Chicago city limits. Imposes federally insured deposit accounts, 14-day receipt requirement, annual Comptroller interest, RLTO summary pamphlet, 12-month anti-retaliation protection, and lockout remedy (2× monthly rent). None of this applies to Aurora.
• Chicago RLTO 2021 amendment (O2020-4550): 7+ Chicago-unit landlords must pay 1-month relocation assistance for no-fault non-renewals. Does not apply to Aurora.
• Cook County Residential Tenant and Landlord Ordinance (RTLO, 2021): applies to Cook County suburbs (not Chicago or Evanston). Requires just-cause for lease non-renewal, 1-month deposit cap, and RTLO summary disclosure. Aurora is NOT in Cook County and is NOT subject to the RTLO.
• Kane County: has enacted no equivalent local tenant protection ordinance as of 2026. Kane County landlords are governed only by Illinois state law (765 ILCS 710, 730, 720; Illinois Eviction Act).

Aurora rent increase notice requirements

Illinois state law does not specify a minimum advance notice period for rent increases on residential tenancies. Unlike California (90 days advance notice for increases over 10% under AB 1110), Oregon (90 days statewide under SB 611), or Washington (180 days for increases over 3% under HB 1217), Illinois imposes no statutory notice period for rent increases.

In Aurora, notice requirements are governed entirely by the lease. Best practice: provide at least 30 days’ written advance notice before any rent increase takes effect on a month-to-month tenancy. This is the standard contractual norm for month-to-month lease modifications in Illinois. No cap applies. No reason need be stated. No government filing is required.

For fixed-term leases, the new rent takes effect at renewal. Aurora landlords are advised to provide written notice of the new rent at least 30–60 days before the lease end date so tenants have adequate time to decide whether to renew.

Aurora IL rental market: rent levels by submarket (2026)

Aurora’s rental market spans four counties with varying price points, housing stock ages, and employer proximity:

• Downtown Aurora / Fox River / Stolp Island: $1,000–$1,450 for 1BR. Historic district; older brownstone-era housing converted to apartments; proximity to Hollywood Casino, Metra terminals, and Fox River riverfront development. Loft-style units in renovated downtown buildings command premiums of $1,400–$1,800.
• North Aurora / Rush Copley corridor: $1,300–$1,850 for 1BR. Newer (2000s–2020s) apartment developments driven by healthcare professional demand; I-88/Ogden Ave interchange access; Eola Road retail corridor.
• East Aurora / DuPage County portion: $1,200–$1,750 for 1BR. Newer construction; higher median income; Indian Prairie School District 204 (frequently top-ranked Kane/DuPage county school district); tech corridor workers from Naperville and I-88.
• West Aurora / Route 30 corridor: $900–$1,300 for 1BR. Older housing stock; blue-collar and service-worker rental market; West Aurora School District 129; most affordable Aurora submarket.
• Near Waubonsee CC / Sugar Grove corridor: $1,050–$1,500 for 1BR. Student and faculty demand from Waubonsee; I-88 accessible; newer apartment supply in south Kane County.

For comparison: Chicago Loop 1BR: $2,200–$3,800. Naperville (immediately east; DuPage County median income one of IL’s highest): $1,500–$2,300. Joliet (south; Will County): $950–$1,500. Elgin (northwest; Kane County): $900–$1,400. Because Illinois prohibits rent control at all levels, all Aurora pricing is driven entirely by market forces, employer proximity, school district quality, and access to I-88 and Metra.

Further reading: Illinois landlord-tenant law

For a complete breakdown of Illinois security deposit rules, Chicago RLTO requirements, Cook County RTLO, eviction procedure, and statewide compliance guidance, see:

• Illinois Landlord-Tenant Law 2026 Complete Guide — 765 ILCS 710/730, Chicago RLTO, Cook County RTLO, 5-Day Notice, and Statewide Compliance
• Chicago IL rent increase 2026 — RLTO, security deposits, eviction, and Cook County compliance
• Joliet IL rent increase 2026 — Will County rules, 765 ILCS 710, 5-day notice
• Rockford IL rent increase 2026 — Winnebago County, 765 ILCS 710/730, Collins Aerospace, OSF Level I Trauma

RentCeiling’s calculator covers Aurora-area compliance, including the 30-day return deadline, 2× penalty exposure, and annual interest obligation for large Aurora apartment portfolios.