"Violation Status" vs "Inspection Status"

[Raquel Zanoni]

Hello BP community!

I am currently under contract on a duplex in Chicago. The property was a gut rehab so as part of my DD I looked at all of the building permit and inspection records on the city of Chicago website to make sure a) there were permits pulled and b) inspections were passed. Nothing stood out beyond a partial pass on the electrical inspection that we aimed to resolve during attorney review. 

That said, it wasn't until attorney review that I pulled violations associated with the property (this lives in a different part of the city of Chicago website) and noticed there are two statuses "Violation Status" and "Inspection Status" - in some cases the Inspection Status is "Closed" but the Violation Status is "Open". Can someone help me understand what this discrepancy actually means and what liability I am under should the Violation Status remain "Open". 

Thanks in advance! 

[Prashanth Mahakali]

Hello @Raquel Zanoni @Jonathan Klemm

Since i dont have the property specifics, I can provide general information. From the violation list, the most critical is to make sure that the property has been removed from the infamous "Demolition list". If permits were pulled and inspections completed, usually the property is good to go in terms of legal issues. However, sometimes, one of them is missing. Either permits were not pulled properly or permits were pulled but inspector noted some items that the contractor never completed and called for reinspection. 

When you have a "vacant building" violation, the city almost always expects to have some drawings submitted and a permit pulled. In this case, looks like they were done. The vacant building violation is a generic one but important since now you know as a potential buyer that the building could have been left open to the elements and hence would need work with drawings and permits. Account for this while you make the offer for negotiating a better price and delay closing until permits are almost approved. 

In extreme cases, if you need a resolution fast, walk into the Chicago inspectors office at 2054 W Washington and they can help you with an updated list(may or may not provide information than online) and advise what to do about it. Remember they dont like anyone walking in but we have done it.  Happy to recommend a good attorney that specializes in building court cases. 

Good luck!