Lawsuits involving BJB Properties, a family-owned Chicago landlord, cluster in three areas: a 2013 Illinois appellate ruling on undisclosed building code violations that reshaped tenant remedies under the city’s Residential Landlord and Tenant Ordinance, a wave of contested evictions after the company bought affordable single-room occupancy buildings on the North Side in 2012 and 2013, and eviction filings in Cook County that have continued into 2025.
Ranjha v. BJBP Properties and Undisclosed Code Violations
The most consequential case in the company’s legal history is Ranjha v. BJBP Properties, Inc., 2013 IL App (1st) 122155. Alexander Ranjha signed a lease for an apartment at 18 E. Elm Street in April 2011. In the twelve months before the lease began, the City of Chicago had cited the building for multiple code violations, including obstructed exitways, improper garbage storage, and ventilation problems. BJB Properties did not disclose those violations in writing when Ranjha signed, as section 5-12-100 of the Residential Landlord and Tenant Ordinance requires.1Illinois Courts. Ranjha v. BJBP Properties, Inc., 2013 IL App (1st) 122155
Ranjha filed a class-action complaint seeking damages equal to one month’s rent. The Cook County Circuit Court dismissed the case, holding that a tenant had to terminate the lease and move out before recovering damages.1Illinois Courts. Ranjha v. BJBP Properties, Inc., 2013 IL App (1st) 122155
In March 2013, the Appellate Court of Illinois, First District, reversed. The court held that a tenant does not have to vacate to recover damages for undisclosed code violations. The tenant must give the landlord written notice specifying the noncompliance and the desired remedy; if the landlord fails to cure within the specified time, the tenant may recover damages while continuing to live in the unit. Requiring tenants to leave first, the court said, would produce “absurd results” and undercut the ordinance’s purpose. The case was remanded.1Illinois Courts. Ranjha v. BJBP Properties, Inc., 2013 IL App (1st) 122155 The decision has since been cited as precedent for tenant damage claims tied to undisclosed code violations in Chicago.2Deposit Law. Damages for Undisclosed Code Violations
Astor House Evictions in Rogers Park
In October 2012, an LLC linked to BJB bought Astor House, a 13-story building at 1246 W. Pratt Blvd., for $6.2 million. Tenants had already reported bed bugs, malfunctioning elevators, poor heating, and low water pressure under prior management.3DNAinfo Chicago. Astor House Residents Say New Building Owner Wants Them Out
By early 2013, 47 tenants faced eviction. Tenants alleged the company intended to renovate and market units to Loyola University students at higher rents; Arbie Bowman was paying $550 a month for an apartment BJB was listing at up to $1,295 in comparable buildings. Police also documented two arson incidents in January 2013 involving garbage bags set on fire in stairwells, along with intentional flooding of apartments through running fire hoses.3DNAinfo Chicago. Astor House Residents Say New Building Owner Wants Them Out
Attorney Paul Bernstein, representing about a dozen tenants, argued in court that the evictions were retaliation for reporting maintenance problems.3DNAinfo Chicago. Astor House Residents Say New Building Owner Wants Them Out Tenants also worked with the Lawyers’ Committee for Better Housing to seek a court injunction halting construction; that effort failed. A separate petition asking the city to take over as property manager was denied.4The Chicago Reporter. Door Closes, Astor House Activist Born
How Individual Cases Resolved
Tenant Melvin Jennings settled his eviction case in November 2013. BJB had claimed $7,700 in unpaid rent; Jennings agreed to pay $2,500, and the eviction was expunged from his record. Jennings was represented by Victoria Ogunsanya of the Lawyers’ Committee for Better Housing, and BJB by attorney Cary Schiff. His attorneys described the terms as not “especially favorable” because BJB provided no relocation assistance.5DNAinfo Chicago. Astor House Resident Settles Unpaid Rent Despite Eviction
Jennings was then served with another eviction notice for December 1, 2013, and was physically removed on December 13. Six tenants across four apartments were evicted on December 12, days before a December 16 holiday eviction moratorium took effect. Bowman had been evicted in August 2013 after a nonpayment notice she contested on the grounds that tenants were not expected to pay rent while in court with the owner.4The Chicago Reporter. Door Closes, Astor House Activist Born Jennings said publicly that he wanted to bring a class-action lawsuit against BJB. No such case was filed.5DNAinfo Chicago. Astor House Resident Settles Unpaid Rent Despite Eviction
Chateau Hotel and Other SRO Disputes
BJB Properties owner Jamie Purcell purchased several affordable buildings on Chicago’s North Side in 2012 and 2013, including single-room occupancy hotels in Lakeview, Uptown, and Rogers Park.6WBEZ. SRO Tenants Meet With Developer One of them was the Chateau Hotel at 3838 N. Broadway St. in Lakeview. The purchase was initially concealed: Alderman James Cappleman of the 46th Ward acknowledged an agreement with Purcell to keep his identity as buyer secret. Purcell planned to raise rents from a previous high of $575 per month to between $800 and $900.7Patch. BJB Confirmed Owner of Chateau Hotel
In April 2013, Chateau tenants facing 30-day eviction notices met directly with Purcell and presented ten demands, including keeping the building open during renovations, making all units affordable, and limiting criminal background checks. Purcell declined to commit to nine of the ten, agreeing only to consider public subsidies to preserve some units for low-income residents.6WBEZ. SRO Tenants Meet With Developer BJB also owned the Abbott Hotel at 721 W. Belmont Ave. and had previously acquired and rehabilitated the Sheffield House and the Bel-Air Hotel.7Patch. BJB Confirmed Owner of Chateau Hotel
Continuing Eviction Filings
Eviction litigation involving BJB Properties has continued in Cook County beyond the 2013 disputes. Court records show activity in BJB Properties vs. Duran Melissa as recently as January 2025.8Legal Newsline. Court Activity: BJB Properties vs. Duran Melissa The nature and outcome of that case are not detailed in the available records.