Do I need a common electric meter for Multifamily Chicago Homes?

Question

Hello all-

I recently acquired a 2-flat in Chicago (Cook County, Illinois) and there are only two electric meters/panels. Is a 3rd required for common areas and exterior lights? Less the inside wiring, what is an approximate cost to add a 3rd meter and panel that is just on the other side of the wall of the exterior meter?

I had an electrician come out before the electric service was turned on and he is claiming it is necessary. The City of Chicago conservation department will soon do an interior inspection related to the previous owner's violations so I am not sure that he will even be able to pull a permit until that is done.

Side note: I purchased a 2-flat in Forest Park (which I now live in) which only has two meters and the city of Forest Park did not flag that as an issue during the building pre-sale inspection. Possibly this was not an issue only because it was going to be owner occupied or grandfathered?

Thanks in advance for your thoughts on this!

Joseph Konney · Answer

To follow up on the post - after speaking with the building department of Chicago, they are going to require a common meter. Don't bother calling or leaving messages as I've never been able to get through or have a message returned. You will need to stop by one of their offices.

For parts of Illinois that are not governed by any specific municipal code, it appears that a common meter is not necessary as long as the tenant knows what common area electric usage they will be liable for PRIOR to entering into an agreement with the landlord. Here is a section of the legislation:

(765 ILCS 735/1.2) (from Ch. 80, par. 62.2)    Sec. 1.2. Certain tenant-paid utility payment arrangements prohibited; Notice of change in payment arrangement.    (a) No landlord shall rent or cause to be rented any unit in which the tenant is responsible by agreement, implication, or otherwise for direct payment for utility service to the utility company and in which the utility company billing for that service includes any service to common areas of the building or other units or areas used or occupied by persons other than the individual tenant and those occupying the unit with the tenant on the utility account, unless, before offering an initial lease or a renewal lease, accepting a security deposit, or otherwise entering into an agreement with the prospective tenant to let the premises:        (1) The landlord provides the prospective tenant with a written statement setting forth the specific areas of the building and any appurtenances that are served by the meter that will be in the tenant's name and the nature of the utility uses of those areas, including any that have not been reflected in past utility company billings but that may arise (such as the rental of a neighboring unit that has been vacant, the installation of washers and driers in the basement, or the use of the garage for mechanics);        (2) The landlord provides the prospective tenant with copies of the utility bills for the unit for the previous 12 months, unless waived by the tenant in writing;        (3) The landlord neither suggests nor requires the tenant to collect any money for utility bills from neighboring tenants whose utility usage will be reflected in the prospective tenant's utility company billings; and        (4) The landlord sets forth in writing the amount of the proposed rent reduction, if any, that is offered to compensate for the tenant's payments for utility usage outside of the tenant's unit.

Ibn Abney · Answer

Yea ran into this issue with my 3flat.

City requires public access as well, not through a dwelling unit. Therefore we had to reduce our basement garden unit to accomdate a electric room with public accessibility.

Also, the disconnects and public must be within 5ft from the meters. My architect missed this, so hoping this post will help someone!!

Good luck

Pat L. · Answer

Same here, I called our local Bldg Insp for a permit 100amp to 200amp (semi rural property we own). He told me I didn't need one so, I told him it was dangerous work, his response "haven't lost anyone yet". I did all the work myself $1,200 in materials (I also re-wired the entire home & outbuildings, that minor I took in Elect Eng paid off). Got a State Inspector to confirm codes & sign off ($54) & I sent a copy to the Insurance carrier & Bldg Dept.

We have another (multi-unit) in an other semi-rural town that requires permits for roofs, windows & outbuildings? During the major rehabs on each unit I had to upgrade a lot of electrical & plumbing to meet code. No permits required & it passed inspection. But the wife did give them a dozen free range eggs every time they dropped by. But if you have an RV or equipment trailer you are storing on anything but a cement pad or blacktop you get a written warning.

Joseph Konney · Answer

For a ~1200sqft 2flat, if I recall correctly, it was about $2400 for a new riser pole, new breakout box (the area that the meters get installed into) and hooking it up to the 2 existing panels. However, for $13-14K I had that done and had the whole building rewired with new conduit and the additional 3rd panel.

Marco Pangilinan · Answer

Hi All -Just ran into this issue myself - how much did it cost to get the common area box wired and running?

Steven Lowe · Answer

Hi Joseph,

I'm doing two projects in Forest Park right now.

Things are missed during pre-inspection all the time.  Usually the pre-inspection walkthrough is done by a compliance officer, not the individual trade inspectors, so they miss a lot of things.

A common area meter is a requirement if there is more than one unit as otherwise one of the units pays additional on their electric bill for things like exterior lights, garage lights or laundry room, etc.

John Warren · Answer

@Joseph Konney I am seeing the common meter being called out more and more often even in the suburbs. My guess is that you will need it. Even Forest Park recently called this out on a deal for a client of mine, and they were always a bit more relaxed than some of the other suburbs about it.