Chicago Property - Building Code Violations

[Xavier Y.]

Hello BPers,

I have question regarding a property we are looking at and need help as to how to navigate through this issue. The property has been vacant for a while. The sellers had some building violations regarding maintenance (they had to clean it up and make it safe for the community). Basically, maintain it up to a certain level required by Cook county for vacant properties. Well, they failed to do that multiple times and the city fined them. When they were not paying the fines the city of Chicago issued a notice that they were going to take over the property and demolish the building. I believe at that point the sellers went to court and paid the fines, but they don't know the current status of the property: is the city going through with the demolition and/or does the city actually own the property? I pulled up the record of deed and the sellers' names are still on the deed.

I also pulled up the Building Violations records online for the particular property and below are the inspection/violation dates. As you can see they are "closed" and the sellers have not heard from the city about any other incident.

01/03/2013	CLOSED	DEMO COURT
09/19/2012	CLOSED	DEMO COURT
03/22/2012	CLOSED	CHECKLIST INSPECTION

What we want to make sure is that there are no other incidents pending and that the city of Chicago doesn't own the property and are not planning on going through with the demolition. I have heard that Chicago is slow to get through building processes like permits and violations. So, could there be a pending incident that has not made it to the Building Violation records online? Also, does anyone out there know who we could contact from the city of Chicago that would have information regarding the status of the demolition and/or updates of ownership? Any insight would greatly help us out. We just want to get more information on these incidents and make sure it's a good deal before we tie up this property.

[Mark Ainley]

The seller will have to disclose if there are any open court cases and more so your attorney should be able to pull up in the system any active cases on that property or against that ownership entity. The city never actually takes over your property in demo court but if you don't show up for court or hearings the city has a fast track way to get the right to tear down the building. Once they tear down the building they slap a lien for the inflated cost of the demo on the remaining lot which will be recorded and would which would come up on title.

If case is closed you don't have to deal with it but if it is open you can take possession and take over the case in which the judge gives a new buyer time to make it right but they order an interior inspection which leads to having to get drawings and permits if the work needed requires it.