HB3564 - 104th General Assembly (2025-2026)

HUMAN RIGHTS ACT-REAL ESTATE
Last Action
10/30/2025 - House: Placed on Calendar Order of Concurrence Senate Amendment(s) 3, 7, 8
Statutes Amended In Order of Appearance
765 ILCS 705/26 new  
775 ILCS 5/1-102  from Ch. 68, par. 1-102
775 ILCS 5/1-103  from Ch. 68, par. 1-103
Synopsis As Introduced
Amends the Landlord and Tenant Act. Prohibits a landlord from imposing a move-in fee. Provides that a landlord may not demand any charge for the processing, reviewing, or accepting of an application, or demand any other payment, fee, or charge before or at the beginning of the tenancy. Exempts entrance fees charged by nursing homes or similar institutions. Prohibits a landlord from renaming a fee or charge to avoid application of these provisions. Limits fees for the late payment of rent in certain situations. Provides that any provision of a lease, rental agreement, contract, or any similar document purporting to waive or limit these provisions is void and unenforceable as against public policy. Amends the Illinois Human Rights Act. Provides that State policy is that access to housing is a fundamental human right in preventing discrimination based on familial status or source of income in real estate transactions. Changes the definition of "source of income"by stating that the definition prohibits a person engaged in a real estate transaction from requiring a credit check before approving another person in the process of renting real property or requiring a move-in fee in lieu of a security deposit or in addition to a security deposit.

House Committee Amendment No. 1
Deletes reference to:
35 ILCS 200/Art. 10 Div. 22 heading new  
35 ILCS 200/10-810 new  
765 ILCS 705/25 new  
Adds reference to:
765 ILCS 705/35 new  
Replaces everything after the enacting clause. Amends the Landlord and Tenant Act. Provides that a landlord, lessor, sublessor, or grantor may charge a fee to reimburse costs associated with conducting a background check if the cumulative fee for a check is no more than the actual cost of the background check or $20, whichever is less. Allows this fee if the potential tenant provides a copy of a background check conducted within the past 30 days. Prohibits a landlord from imposing a move-in fee. Unless provided by law elsewhere, a landlord may not demand any charge for the processing, reviewing, or accepting of an application, or demand any other payment, fee, or charge before or at the beginning of the tenancy. Exempts entrance fees charged by nursing homes as defined by Nursing Home Care Act or similar institutions. Prohibits a landlord from renaming a fee or charge to avoid application of these provisions. Limits fees for the late payment of rent in certain situations. Any provision of a lease, rental agreement, contract, or any similar document purporting to waive or limit these provisions is void and unenforceable as against public policy.

Senate Committee Amendment No. 3
Deletes reference to:
815 ILCS 505/2HHHH new  
Replaces everything after the enacting clause. Creates the Rental Fee Transparency and Fairness Act. Defines terms. Requires that all non-optional fees must be explicitly contained on the first page of a lease agreement, and a tenant is not liable for payment of these fees if a lease fails to do so. Requires that these fees must be disclosed with the total amount of rent. Requires that in a lease agreement disclosure or unit listing, the landlord must disclose whether utilities are included in rent. Prohibits a landlord or lease agreement from requiring specified types of fees or fines. Prohibits a landlord from charging both a security deposit and a fee for moving in or out. Makes changes to security deposits and fees for moving in or out. Provides a process for paying fees in installments and prohibits a landlord from imposing any fee, interest, or costs on a tenant because a tenant elects to pay in installments. Limits the concurrent exercise of home rule powers if inconsistent with the Act. Provides that a landlord may not rename a fee or charge to avoid application of the Act. Provides that the Act applies to all lease agreements entered into after the effective date of the Act, except that the Act does not apply to lease agreements entered into for dwelling units in owner-occupied premises containing 6 units or fewer.

Senate Floor Amendment No. 7
Deletes reference to:
New Act  
Adds reference to:
765 ILCS 705/35 new  
Replaces everything after the enacting clause. Amends the Landlord and Tenant Act. Adds provisions concerning rental fee transparency by requiring all non-optional fees, regardless of whether they are one-time fees or recurring fees, to be explicitly contained on the first page of a lease agreement. Provides that a tenant shall not be liable for payment of any fee that is not explicitly contained on the first page of the lease agreement. Requires a landlord to disclose in the lease agreement or unit listing whether utilities are included in the rent. Prohibits certain fees including: (i) a fee for a rental application or background check in excess of $50, with some exceptions; (ii) a fee or fine for modification or renewal of a lease agreement; (iii) a fee or fine for after-hours requests for maintenance service; (iv) a fee or fine for pest abatement or removal where the tenant has in no way contributed to the infestation; and other fees. Limits the concurrent exercise of home rule powers if inconsistent with the provisions of the amendatory Act. Provides that the amendatory Act applies to all lease agreements for residential rental property entered into after the effective date of the amendatory Act; and that a landlord may not rename a fee or charge to avoid application of the Act. Creates a civil action for any person alleging a violation of the rental fee transparency and fee ban provisions under the amendatory Act. Effective July 1, 2026.

Senate Floor Amendment No. 8
Provides that non-optional fees must be disclosed in a clear and conspicuous manner in a listing of residential property or in an accompanying weblink at the time of the listing. Prohibits the imposition of a fee or fine ancillary to the application fee at the time of the application that is intended to duplicate the costs of tenant screening or to include costs unrelated to tenant screening but may not be construed to limit the ability of the landlord to charge an application fee to cover the costs of tenant screening.
Actions
DateChamberAction
2/07/2025HouseFiled with the Clerk by Rep. Nabeela Syed
2/18/2025HouseFirst Reading
2/18/2025HouseReferred to Rules Committee
3/07/2025HouseAdded Co-Sponsor Rep. Lilian Jiménez
3/07/2025HouseRemoved Co-Sponsor Rep. Lilian Jiménez
3/11/2025HouseAssigned to Housing Committee
3/17/2025HouseHouse Committee Amendment No. 1 Filed with Clerk by Rep. Nabeela Syed
3/17/2025HouseHouse Committee Amendment No. 1 Referred to Rules Committee
3/18/2025HouseHouse Committee Amendment No. 1 Rules Refers to Housing Committee
3/19/2025HouseHouse Committee Amendment No. 1 Adopted in Housing Committee; by Voice Vote
3/19/2025HouseDo Pass as Amended / Short Debate Housing Committee; 010-006-000
3/19/2025HousePlaced on Calendar 2nd Reading - Short Debate
3/26/2025HouseSecond Reading - Short Debate
3/26/2025HouseHeld on Calendar Order of Second Reading - Short Debate
4/07/2025HouseAdded Chief Co-Sponsor Rep. Mary Beth Canty
4/07/2025HouseAdded Co-Sponsor Rep. Nicolle Grasse
4/07/2025HouseAdded Co-Sponsor Rep. Will Guzzardi
4/07/2025HouseAdded Co-Sponsor Rep. Edgar González, Jr.
4/07/2025HouseAdded Co-Sponsor Rep. Kelly M. Cassidy
4/07/2025HouseAdded Co-Sponsor Rep. Kam Buckner
4/07/2025HouseAdded Co-Sponsor Rep. Nicholas K. Smith
4/07/2025HouseAdded Co-Sponsor Rep. Amy Briel
4/07/2025HouseAdded Co-Sponsor Rep. Norma Hernandez
4/08/2025HousePlaced on Calendar Order of 3rd Reading - Short Debate
4/08/2025HouseAdded Co-Sponsor Rep. Camille Y. Lilly
4/08/2025HouseThird Reading - Short Debate - Passed 061-043-003
4/08/2025HouseAdded Co-Sponsor Rep. Hoan Huynh
4/09/2025SenateArrive in Senate
4/09/2025SenatePlaced on Calendar Order of First Reading
4/09/2025SenateChief Senate Sponsor Sen. Mike Simmons
4/09/2025SenateFirst Reading
4/09/2025SenateReferred to Assignments
4/10/2025HouseAdded Chief Co-Sponsor Rep. Lilian Jiménez
4/23/2025SenateAssigned to Executive
4/30/2025SenateAdded as Alternate Co-Sponsor Sen. Javier L. Cervantes
4/30/2025SenatePostponed - Executive
5/01/2025SenateAdded as Alternate Co-Sponsor Sen. Mary Edly-Allen
5/01/2025SenateAdded as Alternate Co-Sponsor Sen. Adriane Johnson
5/01/2025SenateAdded as Alternate Co-Sponsor Sen. Rachel Ventura
5/02/2025SenateAdded as Alternate Co-Sponsor Sen. Graciela Guzmán
5/02/2025SenateSenate Committee Amendment No. 1 Filed with Secretary by Sen. Mike Simmons
5/02/2025SenateSenate Committee Amendment No. 1 Referred to Assignments
5/06/2025SenateSenate Committee Amendment No. 1 Assignments Refers to Executive
5/09/2025SenateRule 2-10 Committee Deadline Established As May 23, 2025
5/13/2025SenateSenate Committee Amendment No. 2 Filed with Secretary by Sen. Mike Simmons
5/13/2025SenateSenate Committee Amendment No. 2 Referred to Assignments
5/14/2025SenateSenate Committee Amendment No. 2 Assignments Refers to Executive
5/14/2025HouseAdded Co-Sponsor Rep. Thaddeus Jones
5/15/2025SenateSenate Committee Amendment No. 1 Postponed - Executive
5/15/2025SenateSenate Committee Amendment No. 2 Postponed - Executive
5/15/2025SenatePostponed - Executive
5/21/2025SenateSenate Committee Amendment No. 1 Postponed - Executive
5/21/2025SenateSenate Committee Amendment No. 2 Postponed - Executive
5/21/2025SenatePostponed - Executive
5/21/2025HouseAdded Co-Sponsor Rep. Anne Stava
5/23/2025SenateAdded as Alternate Co-Sponsor Sen. Karina Villa
5/23/2025SenateRule 2-10 Committee Deadline Established As June 1, 2025
5/26/2025SenateSenate Committee Amendment No. 3 Filed with Secretary by Sen. Mike Simmons
5/26/2025SenateSenate Committee Amendment No. 3 Referred to Assignments
5/26/2025SenateAdded as Alternate Co-Sponsor Sen. Robert F. Martwick
5/27/2025SenateSenate Committee Amendment No. 3 Assignments Refers to Executive
5/28/2025SenateRule 2-10 Third Reading/Passage Deadline Established As June 1, 2025
5/28/2025SenateSenate Committee Amendment No. 3 Adopted
5/28/2025SenateDo Pass as Amended Executive; 009-004-000
5/28/2025SenatePlaced on Calendar Order of 2nd Reading
5/28/2025SenateSecond Reading
5/28/2025SenatePlaced on Calendar Order of 3rd Reading May 29, 2025
5/29/2025HouseAdded Co-Sponsor Rep. Dagmara Avelar
5/30/2025SenateSenate Floor Amendment No. 4 Filed with Secretary by Sen. Mike Simmons
5/30/2025SenateSenate Floor Amendment No. 4 Referred to Assignments
5/30/2025SenateSenate Floor Amendment No. 5 Filed with Secretary by Sen. Mike Simmons
5/30/2025SenateSenate Floor Amendment No. 5 Referred to Assignments
5/31/2025SenateSenate Floor Amendment No. 4 Assignments Refers to Executive
5/31/2025SenateSenate Floor Amendment No. 5 Assignments Refers to Executive
5/31/2025SenateSenate Floor Amendment No. 4 Recommend Do Adopt Executive; 009-004-000
5/31/2025SenateSenate Floor Amendment No. 5 Recommend Do Adopt Executive; 009-004-000
6/02/2025SenateRule 3-9(a) / Re-referred to Assignments
6/02/2025SenateSenate Committee Amendment No. 1 Rule 3-9(a) / Re-referred to Assignments
6/02/2025SenateSenate Committee Amendment No. 2 Rule 3-9(a) / Re-referred to Assignments
10/14/2025SenateApproved for Consideration Assignments
10/14/2025SenatePlaced on Calendar Order of 3rd Reading October 15, 2025
10/22/2025SenateSenate Floor Amendment No. 6 Filed with Secretary by Sen. Mike Simmons
10/22/2025SenateSenate Floor Amendment No. 6 Referred to Assignments
10/29/2025SenateSenate Floor Amendment No. 6 Assignments Refers to Executive
10/29/2025SenateSenate Floor Amendment No. 6 Postponed - Executive
10/30/2025SenateSenate Floor Amendment No. 7 Filed with Secretary by Sen. Mike Simmons
10/30/2025SenateSenate Floor Amendment No. 7 Referred to Assignments
10/30/2025SenateAdded as Alternate Co-Sponsor Sen. Sara Feigenholtz
10/30/2025SenateSenate Floor Amendment No. 8 Filed with Secretary by Sen. Mike Simmons
10/30/2025SenateSenate Floor Amendment No. 8 Referred to Assignments
10/30/2025SenateSenate Floor Amendment No. 7 Be Approved for Consideration Assignments
10/30/2025SenateSenate Floor Amendment No. 8 Be Approved for Consideration Assignments
10/30/2025SenateAdded as Alternate Co-Sponsor Sen. Mattie Hunter
10/30/2025SenateSenate Floor Amendment No. 9 Filed with Secretary by Sen. Mike Simmons
10/30/2025SenateSenate Floor Amendment No. 9 Referred to Assignments
10/30/2025SenateRecalled to Second Reading
10/30/2025SenateSenate Committee Amendment No. 1 Tabled Pursuant to Rule 5-4(a)
10/30/2025SenateSenate Committee Amendment No. 2 Tabled Pursuant to Rule 5-4(a)
10/30/2025SenateSenate Floor Amendment No. 4 Withdrawn by Sen. Mike Simmons
10/30/2025SenateSenate Floor Amendment No. 5 Withdrawn by Sen. Mike Simmons
10/30/2025SenateSenate Floor Amendment No. 6 Tabled Pursuant to Rule 5-4(a)
10/30/2025SenateSenate Floor Amendment No. 7 Adopted; Simmons
10/30/2025SenateSenate Floor Amendment No. 8 Adopted; Simmons
10/30/2025SenateSenate Floor Amendment No. 9 Tabled Pursuant to Rule 5-4(a)
10/30/2025SenatePlaced on Calendar Order of 3rd Reading
10/30/2025SenateThird Reading - Passed; 039-016-001
10/30/2025HouseArrived in House
10/30/2025HousePlaced on Calendar Order of Concurrence Senate Amendment(s) 3, 7, 8
10/30/2025HouseSenate Committee Amendment No. 3 Motion Filed Concur Rep. Nabeela Syed
10/30/2025HouseSenate Floor Amendment No. 7 Motion Filed Concur Rep. Nabeela Syed
10/30/2025HouseSenate Floor Amendment No. 8 Motion Filed Concur Rep. Nabeela Syed
10/30/2025HouseSenate Committee Amendment No. 3 Motion to Concur Referred to Rules Committee
10/30/2025HouseSenate Floor Amendment No. 7 Motion to Concur Referred to Rules Committee
10/30/2025HouseSenate Floor Amendment No. 8 Motion to Concur Referred to Rules Committee
10/30/2025SenateAdded as Alternate Co-Sponsor Sen. Christopher Belt
10/30/2025SenateAdded as Alternate Co-Sponsor Sen. Cristina Castro