All Forum Posts by: Frank R. Knight

I see you are from Palatine and I know GC Realty & Development covers that area and has a good reputation. Not sure there fees but reach out to Mark Ainley the owner who you can find on BP or google them up. 

Looks like your need a full set of drawings to de-convert the illegal unit(s) in the basement and bring the basement back to its original state. It also looks like you have some ventilation and porch issues that can be handled on the same drawing. All the rest of the violations are small.... I'd be happy to throw something together if your looking for some budget numbers.... Pm me if needed

Let's keep in mind that these are City of Chicago employees and not all of them do there jobs, for example updating the web site....if your architect and or contractor can't spot the violations which are usually easy to spot you may have hired the wrong guys or girls..... I would start with porch or deck, masonry if any, and any new construction that doesn't show permits on the website.. Most times a inspector can't access the interior so they write up porches and brick. I've even witnessed ripped screens and flaking paint on windows get written up... Good luck with working in a City which has no consistency, everyone will have a different opinion on the best way to handle this and every inspector will write it up differently.

Steve Hamilton, it's 10% or 250. New law I got hit with 10%

Asking for w9 before you finalize the contract will let them know what you intend to do.... It's not against the law to pay cash, If you pay cash you are to keep a cash log and this should be backed up with an invoice... If they are a S- Corp or C-Corp you don't need to 1099..... If you get caught not 1099ing the subs that are not INC, the penalties are 10% of the amount paid.... In illinois you want to be careful with using the same subs that are not Inc because the rules are strict... Read the compiled statues for employment rules... Pm me if you need any other help.... I know because I just went through a audit for two years with the irs.... I'm an expert now...

What you read off where the actual codes that where violated, these could be check on the City web Site to get what the exact problem is. Pm me the address and I'll check it really quick

The new construction would not cover any hvac plumbing or electrical....looking at this I'm not clear why new construction would even be there, but maybe someone didn't update the system...

I like what everyone is saying but you have a different situation, first the previous owners installed a enclosure that should have a fire rating of at least 90 minutes and you said you have a three story building which I'm guessing this is connected To the old porch so now you have a porch on a porch If there is a Three story porch on the back of your three flat this might Need To be address also because of the new work. You also mentioned there is a bathroom and bedroom, which means plumbing done by a unlicensed plumber and electrical done by a unlicensed electrician. This will required a full set of drawings for the entire building to show the city what you have done and what the plan is to remove or make legal then do all the inspections separately which means the electrical inspector will be looking at what else was effected and the plumbing inspector to look at plumbing and sewer that was effected. The inspector that comes out will likely be from conservation and has nothing to do with the permit process. The permits are issued by Dcap Department of construction and permitting and The inspector comes from the Department of buildings and the two departments do not communicate. I also would bring to your attention that someone probably reported you to the city using 311 or the city website that is the only way the building department comes out unless you fall under a annual inspection which is doubtful unless you have a store or business in the property, and this is usually done by a tenant that is unhappy or is getting kicked out. This is a anonymous call that anyone could do. Good luck

I could help you with this, I have experience dealing with the city of chicago

I can provide solutions and pricing for all your violations, I'm very familiar with violations in the city of Chicago.