Interior Demo in Chicago - Insurance/Permit?

Question

Hi all! I hope I'm posting to the correct forum... I recently purchased a 2 flat in Chicago that is in need of a full gut rehab. Between the basement, first floor, and second floor, there is about 2,500 sq ft of finished space within the property (mix of plaster, drywall, hardwood floor, carpet, tile, etc.) including 2 kitchens and 3 bathrooms - all of which will need interior demo down to the studs. I have placed the property under my LLC and of course have property insurance. I see on Chicago's Department of Transportation website that I can pretty easily obtain a 30 day dumpster permit for $100. This brings me to my questions regarding interior demo:

• 1. What risks do I run into by hiring an uninsured demo crew to perform the work? What if they also aren't licensed? If I am getting liability waivers signed by each of the workers, does this provide me with sufficient protection in the event that one of the workers were to be injured on the job site?
• 2. Do I need a building permit in addition to the dumpster permit in order to have the interior demo done?

Thanks in advance for any help you can provide!

Crystal Smith · Answer

You need a permit for the entire renovation, not just the demo. The risk you run of not getting a permit is getting shut down by the city and fined.

Crystal Smith · Answer

Timing of your permits such as getting the demo permit first is the right thing to do.   I just wanted to make sure that the demo was the only thing you were considering for permit.  Good luck

Chris Scales · Answer

@Crystal Smith I've heard that I may be able to speed things up a bit by getting a demo permit first, while architect works on drawings that will ultimately be submitted with the building permit application. That way I would be able to get demo out of the way earlier so that I can better assess foundation / waterproofing needs. Do you know if that is accurate?