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Meet Rahm Emanuel at NBOA PAC Fundraiser on Wednesday, March 11
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Meet Rahm Emanuel at NBOA PAC Fundraiser on Wednesday, March 11
Dear Neighborhood Housing Industry Colleagues and Friends: 
TIME FOR A CHANGE 2026 NBOA PAC FUNDRAISER Wednesday, March 11, 5:30-7:30pm Ravenswood Event Center
4021 N. Ravenswood Ave., Chicago
FEATURING MAYOR RAHM EMANUEL
Join us for an evening of food, drinks and camaraderie with a chance to hear from former Chicago mayor and 2028 presidential candidate, Rahm Emanuel! For those of us who remember Mayor Emanuel’s term as a golden time for Chicago real estate, it’s a chance to learn some lessons from those days. REGISTER TO ATTEND WHY SUPPORT THE PAC Chicago has 3 HUGE elections coming up over the next twelve months. These are:
- March 2026 races for Cook County Assessor and Cook County Board President.
- The November 2026 elections will decide Governor, Attorney General, and all 102 State House offices along with many State Senate seats.
- February 2027 will determine the next CHICAGO MAYOR and all of 50 aldermanic seats.
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The PAC NEEDS YOUR SUPPORT to make a difference in all of these elections.
The PAC expects a number of legislative issues to come to a head in 2026 including: - Progressives in Springfield and Chicago will seek ELIMINATION or CAPPING of our ability to charge MOVE-IN fees.
- The expansion of TENANT RIGHT OF FIRST REFUSAL (the NW Side Building Ordinance).
- Removing the statewide BAN on RENT CONTROL.
The best way to counter these industry-killing ideas is through a fully funded PAC.
If you cannot attend, please support our work with a generous donation.
THANK YOU TO OUR SPONSORS! GOLD
SILVER
BRONZE
EVENT COMMITTEE
(in formation)
Matthew Baumann Al Belmonte
Eloy Burciaga
Miguel Chacon
James Clough
Eiran Feldman
Chris Fifield
Judy Frydland
Mike Glasser
Seth Halpern
Scott Henry Jon Janas
Nick Katsafados
Matt Katsaros
Martin Kerpel
Andrew Levin
A.J. Manaseer
Drew Millard
Allen Paul
Dan Pikarski
Andrea Raila Ari Rakic
Roman Serra
Michael Slater
Joe Smazel
Roman Viere
Jeff Weinberg
Jon Womack
Nick Yassan
Michael Zucker
Show your support. CLICK TO JOIN OUR EVENT COMMITTEE Looking forward to seeing you at a successful and fun evening. Aron Bornstein
Chair, NBOA PAC
NBOA PAC | 952 W. Huron St. | Chicago, IL 60646 US Unsubscribe | Update Profile | Constant Contact Data Notice 
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Southside Builders Association monthly lunch, tomorrow, Wed Feb 4, to feature Cook County Assessor Fritz Kaegi.
Lunch at Ming Hin Restaurantr
Dear NBOA Friends and Colleagues, Join the Southside Builders Association at their monthly meeting tomorrow, Wednesday, featuring Cook County Assessor Fritz Kaegi.
BUY TICKETS 
The NBOA represents and advocates for the following Chicagoland neighborhood building owners associations Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Providers (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
NBOA Chicago | 1751 W. Howard St., Suite D, PMB 122 | Chicago, IL 60626 US Unsubscribe | Update Profile | Constant Contact Data Notice -
Join NBOA Young Professionals and Wildwood’s Matt Katsaros at Wednesday Night Reception and Tour
See Wildwood’s Adaptive Reuse Project at 230 W. Ohio
Dear NBOA Friends and Colleagues, Join the NBOA’s vibrant Young Professionals Group at a fun and educational event tomorrow (Wednesday) evening at 230 E. Ohio.
The NBOA represents and advocates for the following Chicagoland neighborhood building owners associations Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Providers (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
NBOA Chicago | 1751 W. Howard St., Suite D, PMB 122 | Chicago, IL 60626 US Unsubscribe | Update Profile | Constant Contact Data Notice -
NBOA January Update
Starting the Year with a Housing Provider Conundrum: How to Fit a 4-Page Notice on Page 1 of Our Leases; CO2 Detectors Do Save Lives
Dear NBOA Colleagues and Friends, I recently attended a City Club of Chicago luncheon featuring our impressive new Cook County State’s Attorney, Eileen Burke O’Neal. She reported that Chicago’s murder rate has dropped to its lowest level in decades. While stressing that her office will remain focused on reducing the murder rate further, she noted that addressing the epidemic of domestic violence will also be a top priority.
Having worked as an Assistant State’s Attorney in a collar county years ago, I saw firsthand the challenges facing domestic violence victims. I applaud well-thought-out legislation that addresses their special needs, including securing safe housing.
One such law is the Illinois Safe Homes Act, enacted in 2006, which provides housing protection for survivors of domestic and sexual violence.
In 2023, the General Assembly approved a measure, effective January 1 of this year, requiring all housing providers to include a “Summary of the Illinois Safe Homes Act” on the first page of all residential leases. This was intended to ensure victims are aware of their rights under the Act.
Jon Kozlowski, Legislative Director for our industry partner at Chicagoland Apartment Association (CAA) shared the following synopsis of this new disclosure law with me:
New Requirement for Landlords: Illinois Safe Homes Act Summary
Beginning January 1, 2026, housing providers in Illinois will be required to include a Summary of the Illinois Safe Homes Act as the first page of all residential leases.
The Illinois Safe Homes Act (Public Act 94-1038), originally passed in 2006, provides housing protections for survivors of domestic and sexual violence. In 2024, the Illinois General Assembly passed the Summary of Rights for the Illinois Safe Homes Act (Public Act 103-1031), which mandates that landlords provide this summary to tenants starting in 2026.
The required summary outlines tenant rights and protections under the law, including:
- The right to terminate a lease early without penalty when facing a threat of domestic or sexual violence.
- The right to change or rekey locks to prevent further abuse.
- Protection from eviction based on incidents of domestic or sexual violence.
- A prohibition on discrimination against victims of domestic or sexual violence.
- A list of free legal service providers available to assist survivors.
The required Summary of the Illinois Safe Homes Act is not a separate addendum.
The Implementation Challenge: The required summary is four pages long, includes areas for tenant signatures, and cannot be made part of a separate addendum; it must be on the first page of the lease. But unless the typeface is miniaturized to the point where it is illegible, the summary cannot fit on the first page of an 8.5 x 11″ lease. The CAA, which offers its “Blue Moon” leases designed to be current with all pertinent laws, recommends leases in which pages 1 through 4 repeat the official summary and page 5 of the lease contains the necessary basics that we customarily set forth on page 1. This includes the apartment location, rent amount, and mandated language about security deposits.
Given that many of us (and our tenants) complain that our leases are too long (my leases exceed 50 pages), we can thank the members of the General Assembly for making our leases four pages longer — and far more cumbersome.
A simpler solution that accomplishes the goals of the legislation would be to require housing providers to include a brief statement on page 1 of the lease advising victims of domestic violence that they have certain rights. This statement would be followed by a link to the Illinois Department of Human Rights website, which contains the summary. Click this LINK to see the summary we must include on our leases.
While we certainly support advising survivors of their rights, requiring us to place a four-page summary onto one page is nonsensical. This reminds us that lawmakers often get things wrong when they fail to consult with housing providers before drafting laws affecting our industry. We hope to work with our state legislators to correct this oversight.
A Perfect Storm Nearly Brings Tragic Results 
Last month, I experienced a bizarre occurrence at a twelve-flat I own in DuPage County. Late on a Friday afternoon, two of the four CO2 detectors in the basement sounded an alarm, followed shortly by CO2 alarms in two apartments. My maintenance staff immediately called the fire department. They responded promptly and told us to shut off the boiler despite outdoor temperatures in the 20s.
Within two hours our boiler professionals resolved the problem, and we were able to restore heat. Apparently, the problem was caused by a “perfect storm” of events — our landscaper blew leaves at the same time the high-efficiency furnace was on, and the exhaust system pulled some of the leaves through an improperly screened pipe, which curtailed the airflow and resulted in the release of C02.
Why am I sharing this with you on an NBOA email, which ordinarily addresses advocacy issues?
It’s important we learn from “near misses.” Fortunately, in my case my team averted a potential disaster, and I credit their diligence. They adhered to scheduled preventive maintenance program that involved testing and, when necessary, replacing fire and CO2 detectors or their batteries.
So, I will use my pulpit as NBOA president to remind you of the importance of steadfastly observing maintenance protocols, including monitoring your smoke and CO2 detectors, as doing so can save lives and spare you and your staff the horrors of a tragedy.
So, while racking your brain to determine how to squeeze a four-page summary into one page, be sure to also give yourself time to review and perfect systems that allow your buildings to function properly and provide a safe and comfortable home for your residents.
Hope you had a terrific holiday and we look forward to working with many of you this coming year.
Mike Glasser
NBOA President
Email Sponsor 
Michael Zucker Managing Partner
The NBOA represents and advocates for the following Chicagoland neighborhood building owners associations Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Providers (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
Southwest Housing Providers Group (SWHPG)
West Suburban Building Owners Association (WSBOA)
Neighborhood Building Owners Alliance is a 501(c)4 tax-exempt organization.
Accordingly, contributions are not deductible as charitable donations.
NBOA Chicago | 1751 W. Howard St., Suite D, PMB 122 | Chicago, IL 60626 US Unsubscribe | Update Profile | Constant Contact Data Notice -
NBOA Year End – NBOA Officer Interviewed in WSJ Video; Reminder Re: City Notice Provisions
Dear Industry Partners and other friends, On behalf of the NBOA and our twelve affiliates, I wish all of you a joyous holiday season and enjoyable and safe New Years.
Thanks to so many of you who have assisted the NBOA and help us achieve such success this past year.
Drop us an email
NBOA Featured in Wall Street Journal Video on Immigration’s Housing Impact
The Wall Street Journal featured NBOA Vice President Andrew Levin in a December 2025 video story examining how immigration enforcement is affecting Chicago communities. At the 5:30 mark, Andrew provides expert analysis on housing market impacts, explaining how reduced work hours and declining household income are driving increased rent delinquencies in immigrant-heavy neighborhoods like Albany Park. The national coverage underscores NBOA’s growing recognition as a trusted voice on housing policy and market dynamics—not just locally, but across the country.
Watch the Video 
Reminder about Notices for Spring Lease Renewal or Rent Increases
Many of us have long term tenants whose leases expire on April 30, 2025. In fact, for many of us, this is one of the more active months for lease renewal.
As many of you know, the City of Chicago’s Fair Notice Ordinance requires that we furnish residents living with us three years or more with 120 day notice of non renewal or of rent increase.
So, in order to be in compliance with City ordinance, on or before New Years, we must furnish said notice about their May 1st renewal (or non-renewal) prior to New Year’s Eve.
About The City of Chicago’s Fair Notice Ordinance As a result of Chicago’s Fair Notice Ordinance passed in the summer, 2020, our lease renewal processes are forever changed. Given that so many of our leases terminate on April 30th of each year, its imperative we review our leases before year end to be sure we don’t forget to furnish certain long term tenants with notice of non renewal or of projected rent increases.City law now requires us to furnish key notification to tenants who have resided with us for three or more years. The Fair Notice Ordinance creates a three tier system as it pertains to us issuing notice of non-renewal or of rent increases:
- For tenants residing in a unit for six months or less, you must furnish your tenant with at least 30 days notice before non-renewing a lease or increasing rent
- For tenants residing in a unit from 6 months to three years – 60 days notice
- For tenants residing in a unit for three or more years – 120 days notice.
Considering that the Spring rental season is only four months away, bear in mind the following:
- On or before December 31, 2025, provide notice of non renewal or rent increases to longer term tenants (3 years or longer) with April 30 expiration dates.
- December 31 would be the last date to notify tenants 6 months to 3 years of non-rental or of rent increase whose lease expires on February 28, 2026.
- Existing law applies for tenants who have resided in your building for six months or less – 30 day notice.
- Pleases consult with your lawyer to be sure you are properly complying with this new ordinance.
The NBOA has representatives from – and advocates on behalf of the following Chicagoland neighborhood building owners associations:
Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Provider (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
NBOA Chicago | PO BOX 608492 | Chicago, IL 60660 US Unsubscribe | Update Profile | Constant Contact Data Notice Reminder – Send Your Message to Mike Glasser Today
Help Us Celebrate Mike Glasser
Reminder! Send Your Message by the End of the Day 
Dear Friend and Colleague,
Please join us in celebrating Mike Glasser.
Over the course of the past half dozen years, Mike has built the Neighborhood Building Owners Alliance into a powerful and respected institution. He jokes that the organization used to be a half dozen guys eating coffee cake, and now it has more than a dozen affiliate organizations across the county representing the depth and breadth of neighborhood housing.
With his uncanny ability to see the best in people, he has enlisted the passions of hundreds of building owners and industry professionals who believe that everyone deserves a home that fits their needs and their budget, and who believe that providing housing is a noble and valuable calling.
This year he is receiving the Lincoln Park Builders Club’s 2025 Impact Award in recognition of the organization he’s built, the impact he’s had, and the lives he’s touched.
Help us celebrate Mike by sharing a memory, photo, or tribute (or all three). We will compile them into a book and present it to him in December, as a thank-you for all he’s done for our city, its people, and our industry.
How to contribute: Click here to fill out the form by Monday, November 17, or click the button below. Contributions can be as short as a sentence or as long as you’d like—what matters most is that they’re yours.
Thank you for helping us honor Mike and the extraordinary work he’s done.
The Neighborhood Building Owners Alliance Team
SEND YOUR MESSAGE The NBOA represents and advocates for the following Chicagoland neighborhood building owners associations Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Providers (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
NBOA Chicago | 1751 W. Howard St., Suite D, PMB 122 | Chicago, IL 60626 US Unsubscribe | Update Profile | Constant Contact Data Notice Help Us Celebrate Mike Glasser
Dear Friend and Colleague,
Please join us in celebrating Mike Glasser.
Over the course of the past half dozen years, Mike has built the Neighborhood Building Owners Alliance into a powerful and respected institution. He jokes that the organization used to be a half dozen guys eating coffee cake, and now it has more than a dozen affiliate organizations across the county representing the depth and breadth of neighborhood housing.
With his uncanny ability to see the best in people, he has enlisted the passions of hundreds of building owners and industry professionals who believe that everyone deserves a home that fits their needs and their budget, and who believe that providing housing is a noble and valuable calling.
This year he is receiving the Lincoln Park Builders Club’s 2025 Impact Award in recognition of the organization he’s built, the impact he’s had, and the lives he’s touched.
Help us celebrate Mike by sharing a memory, photo, or tribute (or all three). We will compile them into a book and present it to him in December, as a thank-you for all he’s done for our city, its people, and our industry.
How to contribute: Click here to fill out the form by Monday, November 17. Contributions can be as short as a sentence or as long as you’d like—what matters most is that they’re yours.
Thank you for helping us honor Mike and the extraordinary work he’s done.
The Neighborhood Building Owners Alliance Team
SEND YOUR MESSAGE The NBOA represents and advocates for the following Chicagoland neighborhood building owners associations Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Providers (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
NBOA Chicago | 1751 W. Howard St., Suite D, PMB 122 | Chicago, IL 60626 US Unsubscribe | Update Profile | Constant Contact Data Notice Just Posted: Video of Zoom Call on Fraud Impacting Multifamily; Attend Southside Builders Association lunch today
Thanks to Independent Recycling for Sponsoring; SSBA Meeting Features Bryan Esenberg of Neighborhood Housing Services
Dear NBOA Friends and Colleagues, See Recording of Tuesday’s Zoom Call on Fraud Facing Neighborhood Multifamily
Thanks to Ari Rakic (Westward360) , Tyson Schutz (Apartment Source), Colin Ragland (US Postal Inspection Service) and Ana Popoca (WinTrust), for presenting an informative and timely Zoom call about the increasing amounts of fraudulent activity that we in the neighborhood multifamily industry now face – and best practices for dealing with it. Many of our 150 attendees told us how useful is the information we provided.
VIEW ZOOM CALL ON FRAUD IN MULTIFAMILY Attend Today’s SSBA Lunch Event The SouthSide Builders Association is excited to welcome Bryan Esenberg, Director of Real Estate Development of Neighborhood Housing Services, who will present on the City’s upcoming “Missing Middle” development initiative. In this session, he will provide an in-depth overview of the “Missing Middle” project—an initiative designed to expand housing opportunities and promote the growth of mixed-income neighborhoods of choice. Attendees will gain valuable insights into the City’s strategic approach to bridging the housing gap, supporting economic diversity, and strengthening community vitality through innovative development practices. We look forward to seeing you there! LOCATION: MING HIN Cuisine – 2168 S Archer Ave. 2nd Floor, Chicago,
NETWORKING TIME: 11:30am – 12pm
SEMINAR TIME: 12pm – 1pm
AT THE DOOR COST : $60
REGISTER TO ATTEND BREAKFAST MEETING PARKING OPTIONS: Parking lot located by 2155 S. Wentworth & metered street parking. Please contact Bob Dickinson and Cleo Aquino for information about the Southside Builders Association.
Bob Dickinson, bob.dickinson
Cleo Aquino, cleo
The NBOA represents and advocates for the following Chicagoland neighborhood building owners associations Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Providers (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
NBOA Chicago | 1751 W. Howard St., Suite D, PMB 122 | Chicago, IL 60626 US Unsubscribe | Update Profile | Constant Contact Data Notice TODAY at Noon: NBOA Zoom Call: Strategies for Dealing With Fraud Facing Neighborhood Multi-family
Program to deal with three types of fraud impacting multi-family – postal, banking and leasing
Dear Neighborhood Housing Industry Colleagues and Friends; NBOA ZOOM MEETING Strategies for Dealing With Fraud Facing Neighborhood Multifamily TODAY, Tuesday, November 4, Noon – 1:15pm 
ARI RAKIC Director of New Business
Westward 360
Moderator
COLIN RAGLAND Postal Inspector
US Postal Inspection Service
Panelist
TYSON SCHUTZ President & Managing Broker
The Apartment Source
Panelist
ANA POPOCA Relationship Bank Officer
Wintrust Bank
Panelist
Fraud & Neighborhood Multifamily With the advent of AI and other technologies, the multifamily industry is confronting an increasing number of fraud types, leading to significant implications and costs. This NBOA Workshop will address three specific areas of concern:
Postal: Learn how criminals use the postal system to commit fraud and discover strategies for ensuring safe and secure mail service in your mail rooms. Click to see example of theft from a building’s mailbox.
Banking: As electronic banking becomes more common, understand the steps you should take to prevent being defrauded and the necessary checks and balances to implement.
Rental Screening: Discover how to protect your properties from fraud when screening prospective tenants.
We have three expert panelists who will share their knowledge and insights on these critical topics.
We encourage you to invite your staff and colleagues, as this workshop will provide valuable information for everyone involved in property management.
REGISTER TO ATTEND ZOOM CALL Real Deal Article Focuses on Fight Against Tech-savvy Fraudster
This timely article in The Real Deal explains the large scale threats housing providers face dealing with high level fraud.
Who ultimately bears the cost of detecting fraud?
Once again, it seems that small to mid sized owners are the most vulnerable, and mistakes in leasing can result in giant consequences.
THANK YOU TO OUR SPONSOR! 
Frank Ward lll – Senior Manager The NBOA represents and advocates for the following Chicagoland neighborhood building owners associations Edgewater Uptown Builders Association (EUBA)
Greater Austin Development Association (GADA)
Lakeview Developers Association (LDA)
Latino Real Estate Investors Council (LREIC)
Lincoln Park Builders of Chicago (LPBC)
North Suburban Housing Providers (NSHP)
Northwest Side Building Coalition (NSBC)
Rogers Park Builders Group (RPBG)
South Side Community Investment Association (SSCIA)
Southside Builders Association (SSBA)
Southwest Housing Providers Group (SWHPG)
West Suburban Building Owners Association (WSBOA)
Neighborhood Building Owners Alliance is a 501(c)4 tax-exempt organization.
Accordingly, contributions are not deductible as charitable donations.
NBOA Chicago | 1751 W. Howard St., Suite D, PMB 122 | Chicago, IL 60626 US Unsubscribe | Update Profile | Constant Contact Data Notice