All Forum Posts by: Dhru Das

@Otto Beich is the property at 3319 W Belmont, Chicago, IL, 60618 still available? Please PM me details if still available or if any other triplex/fourplex you have for sale.

hello I am looking to purchase a 2 unit frame building in Chicago with full basement. The building has visible water seepage along with some brick foundation cracks. Also floor on all 3 floors are uneven.Following is recommended action as per the structural engineer. Anyone done similar kind of work and any idea on approximate cost? OBSERVATIONS AND RECOMMENDATIONS This  house  structural  system  needs  rehabilitation  including  existing  floor  joists  strengthening  by  adding  new members or replacing with new joists.  Roof  Rafters  need  to  be  strengthened.  The  basement  need  a  drain  tile  system  with  new  sump  pumps  for  proper drainage. Also existing brick foundation  wall need  to be tuckpointed and waterproofed. The  existing  roof  structural  framing  will  need  to  be  strengthened  by  adding  new  wood  rafters  of  appropriate  size and any existing roof rafters  found deteriorated will  be replaced or  strengthened. Here is a  brief summary of  proposed structural work:      The building  basement  perimeter  (inside)  will  need  to  be  dug  and  new  drain  tile  will  be  installed  along  with brick  foundation  wall  tuckpointing  and  water  proofing.  A  new  sum  pump  system  will  be  installed  and connected  to  main  storm  sewer  system  for  proper  drainage.  Similarly,  the  existing  exterior  front  walls  will be strengthened as required  and will not be removed.    All  floor  framing  will  be  evaluated  after  the  existing  ceiling  is  removed  and  will  be  removed,  replaced  or strengthened  as required. Specifically the first floor framing  through out  the building due to  uneven floors in the front and  cur joists in the  utility room. Existing roof framing need to be strengthened as the existing roof rafters are inadequate. 

@Vincent Incopero Thanks so much for the information. This really helps.

@Brie Schmidt thanks for your insight.

I am getting fha 203k loan for rehab. Yeah i have seen buildings as well in Chicago where one building touches another in areas where location is prime like in Lincoln Sq...So where building touches another, you can't of course have windows on one side where they touch each other.  I can have windows towards the back of the building getting some light in. How do you suggest resolving problems not having windows, does that affect with refinance/sell etc?

Hello

I am purchasing a 2 unit frame building in Chicago Lincoln Sq area to live in one unit and rent out the other. The property needs extensive rehab. That is not the issue, nothing that a GC can't fix. I do have doubt regarding how the building next door is literally touching my building on one side and due to that for both 1st and 2nd floor units one of the bedrooms doesn't have any windows. There is no way to cut a window as the next building wall is touching the siding of my property. I can probably cut windows on the back of the bedrooms and get some light in via windows from the porch/staircase...but not an ideal solution.

This being a foreclosure the bank is not going to provide survey, so I am ordering survey. If it is found that the building next to my property is encroaching, do you still advice to go ahead with the deal and may be see if title company will provide something like enhanced title insurance for future peace of mind or just ask the seller to resolve issue in 30 days or back out of the deal? I am posting couple pictures, one side of the building you can see how its touching the next building.  Anybody has any experience like this?

@Robert Obniski did you end up purchasing the 3 unit property at 2439-N-Avers-Ave? I see that the property was sold in Jan 2017. I am looking at a similar frame 2 unit building for me to live in one and rent out other and was wondering if you could share your rehab experience if you did purchase it. My property also needs gut rehab.

Thanks!

@Nick Patterson yeah I have been thinking about cost...digging and making the basement city height compliant will take about 20k. But that way I can make the 1st floor unit duplex down which I think will help...or if the zoning can be changed then basement can be legal 3rd unit.

Hello all,

I am looking to purchase a 2 unit building in Chicago. The building seems to have an in-law garden unit with around 6.6 ft ceiling height. There is also an unfinished large attic area.

I have an option to dig down the ground and bring basement ceiling height to 7'6" and duplex down from 1st floor for large unit 1 and then duplex up for a large unit 2.

I have another option to try changing zoning from current RS3 to may be RT-4 or something so I can make the basement as legal after I dig the ground so building can be legal 3 unit.

The building is surrounded by B1-2 zoned building and it seems weird that only this building is RS-3. Does that help to try changing zoning for it or is it still very difficult to change zoning from RS-3 to a 3 unit building like RT4? Please see picture with the marker..Thanks!!

@Brie Schmidt

Got it..Thanks much for explaining!

@Brie Schmidt

understood...I was just checking the cook county property tax portal and it shows 

Property Class Description

Apartment building with 2 to 6 units, any age

Wasn't sure if that means building is zoned as max 6 units...

I will ask for the zoning certificate from seller..Thanks!