All Forum Posts by: Kayla D.

Quote from @Crystal Smith:

Quote from @Julie George:

Hi all - I've been using the standard Chicago Realtors Association lease for years and noticed they added a new section in 2023 to the bottom of the first page that now says you need to be a member of CAR or that the transaction must be facilitated by a CAR member. I'm neither and I'm sure most private landlords are neither as well. Is anyone familiar with this new clause ? Will the lease be "invalid" if we continue to use it ? Thank you!

For reference, here is the attachment I found that someone shared on a FB group. 

https://www.facebook.com/group...

 Julie:  I'm going to respectfully disagree with the advice of purchasing the Bigger Pockets lease agreement. Cook County has very specific Realtor Tenant Landlord Ordinances and the Chicago Association of Realtor's agreement is updated every year to be compliant with any changes in the Ordinances.    I have 2 recommendations if you're worried about the copyright- Pay a realtor a few bucks to be the middle person.  I'll send you a DM with my second recommendation.

Hi @Crystal Smith - Can you elaborate on getting a realtor to be the middle person? Would they need to be include on my lease somehow for it to be valid? I’m also looking for the most recent and valid Chicago lease as I’m afraid my current one, obtained through TurboTenant, doesn’t fit the bill. 

Quote from @Tom Shallcross:

@Frank Naujokas - I'll DM to you. 

@Sanat Bhandari - Chicago is a little bit of its own beast due to the complexity of our RLTO Ordinance. Therefore, every year attorneys and members of the Chicago Association of Realtors post an updated lease for housing providers to ensure compliance with RLTO and help set housing providers up for success. This lease is typically the standard baseline and then additional covenants can be added. 

 Hey Tom,

Would you mind sharing with me as well. I have tenants I moved in last year using TurboTenant and the lease looks different than what I was used to seeing. I just had my other unit inspected by CHA today and want to make ensure I’m using the most current, standardized Illinois template. 

Thanks! 
Kayla

Quote from @Brie Schmidt:

Quote from @Kayla D.:

Quote from @Michael Baum:

Hey @Kayla D., so I think the issue is that there are 2 residences there, not one. You have a duplex which means the 2 sides have different addresses.

If I am not mistaken, an ADU would qualify as it doesn't have a separate address from the main house.

You probably will have to go the LTR route on this one.

Yes, 2 different unit numbers. The rule for 2-4 units is that only 1 can be licensed as a shared housing unit but it has to be my primary residence. Technically, I don’t occupy the space but I own and maintain (furnish, utilities, etc.). Seems really silly for the city to enforce as if I’m not still under the same roof. 4+ unit buildings don’t have this same requirement. 

But I do have it listed on MLS for LTR, I’d much rather a short term guest though - since I’m so close to college and university hospital, I’d hope for students or traveling medical professionals. 

 No, the rule is only the unit you occupy can be used as AirBnb.  The way the ordinance was written is that you cannot list a vacant unit on AirBnB.  

Now, up until last year that wasn't enforced so everyone did it as long as there was only 1 per address but they cracked down and removed hundreds of listings.  Now they only way is to receive a commissioner's adjustment or you have to apply for a hotel operators license 

Yes - that’s been my experience having first applied late last year. My commissioner’s adjustment application was also denied citing that I did not present enough of a reason that not having a house share unit would present a financial hardship. So, unless I cannot afford the mortgage on the unit, they aren’t budging. Crazy! 

While I can understand their intention, I do think it’s unfair given that they’ll allow buildings with 5+ units to house share without the same occupancy rules. So if I owned a building with more units, I could house share 1/4 of the units and live in any of them. This obviously benefits developers and investors with a sizable portfolio and continues to limit those (like me) with a very small portfolio.  

Thanks everyone! I really appreciate all of the input.

Quote from @Eudith Vacio:

Hey @Kayla D., did you skip trace the address? You might find better luck if you do that. Other than that, I don’t know 🤷🏽‍♀️ call the city of chicago to get it cleaned up and perk the owners ears?

I ran one last night and found a local number - though his current address shows out of state, I will try this number. The Facebook profile matching his name was private for a while but saw that he recently posted some wedding photos - I’m considering messaging him there too. 

And the city has hardly been helpful with cleaning up debris because it’s a privately owned lot - but 311 has sent a couple of sanitation violations. Activity in the lot got so bad, a neighbor reached out to the alderwoman after a man from a nearby building made a makeshift kennel out of scrap wood and was keeping puppies there. It was terrible. They sent police to remove the dogs and trash collection to take the pieces of wood - but all other debris remained. Just illustrating how much stuff is there to even allow this type of thing to happen. 

Quote from @Wayne Brooks:

@Kayla D. If possible…pick up the phone!  Much more can be learned by a conversation.

Haven’t had luck finding a number for the listed owner, but there are a few only for relatives. That route seemed intrusive, but will keep digging. 

I’m sure he’s holding since there’s new builds up and down the block - it’s just frustrating he’s letting this lot be a dumping ground. 

Quote from @Victor So:

Hi Kayla, when you apply, the question is “Is this a primary residence?” Which is a little misleading but I believe they’re asking if the building is your primary residence, not the unit. You have to mark yes to that question. Then, it’ll be fine. Just reapply and you should be good to go as long as you hit mark yes. 

I thought so too, and included that in the appeal, but the question on the application is worded this way:

Q1. Is this your primary residence? *
*Primary residence is based on the unit, not the building.

But I’m going to apply again after a few months. Still hard to believe the city is being this particular. 

Quote from @Michael Baum:

Hey @Kayla D., so I think the issue is that there are 2 residences there, not one. You have a duplex which means the 2 sides have different addresses.

If I am not mistaken, an ADU would qualify as it doesn't have a separate address from the main house.

You probably will have to go the LTR route on this one.

Yes, 2 different unit numbers. The rule for 2-4 units is that only 1 can be licensed as a shared housing unit but it has to be my primary residence. Technically, I don’t occupy the space but I own and maintain (furnish, utilities, etc.). Seems really silly for the city to enforce as if I’m not still under the same roof. 4+ unit buildings don’t have this same requirement. 

But I do have it listed on MLS for LTR, I’d much rather a short term guest though - since I’m so close to college and university hospital, I’d hope for students or traveling medical professionals. 

Hey all! 

I purchased a new construction multi unit about 6 months ago and I’m next to 2 vacant lots. Both are privately, but separately owned, one is maintained and the other is not. The one closest to me is the neglected plot of land and I really want it. I’m in Woodlawn and there are new builds popping up all over, so I’m sure I’m not the only one interested. 

I’ve found the owner, per tax records and reached out via email before - but no response. He appears to live out of state and up until November, was 2-3 years delinquent on the property taxes. I know this because I tried to bid during the 2020 tax sale and he paid right before. However, someone had already bought the 2019 taxes so I’m not sure how that part works. As of today, taxes are paid up but the lot is an ugly eye site filled with debris and dead trees - and I just want to buy and clean up, extend my yard and hold.

Any recommendations on hours to best approach. I found a few out If State addresses for the listed owner that I want to send  letter to - just not sure what to say to get his attention. I was thinking about getting a few quotes from some lawn companies to estimate the clean up, and provide that as a way to demonstrate my seriousness in maintain the lot - but I don’t seem him being someone who actually cares about the land itself. 

Appreciate any thoughts or input! 

Thanks 

Hi all! Hoping for some advice here.

I purchased my first 2 unit Oct 22 and currently occupy the 1st unit duplex as my primary home. In November I submitted my shared-housing application to Chicago’s BACP, with the hopes using my basement unit as a short term rental unit (Airbnb, VRBO, FF, etc.). Almost 2 months later I received a denial because the unit is not my primary residence. That didn’t immediately make any sense to me, because DUH it’s not my primary home - that’s why I’d like to rent it out. I immediately appealed and received a response from their appeals a few days later stating that my only recourse was to apply for a commissioners adjustment. And so that I did - I completed their long list of essay questions and another 2 months goes by. Per the application they have up to 60 days and I get notice in the 58th day that that application has also been denied.

Am I doing something wrong here? I had no idea it would be so difficult get apply for a license for shared-housing. Should I have said the unit was my primary home? I reiterated on the appeal and commissioners application that I live right upstairs, in the 1st unit and the response in the appeal was that because I indicated the unit for which I’m applying wasn’t my primary residence, it didn’t qualify. How’s that so? There are too many Airbnbs in the city for all of them to actually be anyone’s primary residence. 

Any help or guidance is appreciated. I have 14 days to appeal the commissioners denial and plan to try to go to the BACP next week for some guidance. But when I’ve called in the past no one seems to have any info on the house sure department and you can only email them.