Code violations on your Chicago house? You can still sell.
Open violations, a hearing date or a housing court case can make a regular sale hard. We buy houses with open violations in Chicago and Cook County, and payoffs are handled at closing.
Get a cash offer as-is
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
How building code violations work in Chicago
Most Chicago violations start with a 311 complaint or a scheduled inspection by the Department of Buildings. The notice lists each violation and tells you where and when to appear. What happens next depends on how serious the problems are.
- Inspection
An inspector checks the complaint and the basics, like smoke and carbon monoxide detectors and exits, and writes up violations. If no one lets the inspector in, the city can cite exterior problems or get a court order to enter.
- Where the case goes
A supervisor sets the enforcement level. Maintenance items can get a warning notice. Violations that aren’t dangerous go to the Department of Administrative Hearings. Dangerous or hazardous conditions go to the Circuit Court of Cook County.
- Hearing or court
At Administrative Hearings, a judge finds you liable or not liable, or the city drops the case. If you don’t show up, a default judgment and fine are entered. In Circuit Court, the judge can order repairs on a short deadline, appoint a receiver, or order the building vacated.
- Closing the case
Cases end when the work is done and confirmed, or by a final order. In Circuit Court, a case can be dismissed by consent decree once dangerous conditions are fixed, and the city keeps watching the minor items. Administrative Hearings orders can be appealed to the Circuit Court within 35 days.
The Circuit Court’s Housing Section sits at the Daley Center. It hears code cases for Chicago and unincorporated Cook County, including a demolition call, and appeals from the city and county administrative hearings departments. Suburbs run their own code enforcement, often through a local adjudication hearing.
Fixing violations often means permits. Many repairs need a permit from the Department of Buildings, and work done without one can lead to new violations. Keep copies of every notice, permit and receipt, and bring them to each hearing.
Ignoring a case gets expensive. Fines can grow, unpaid Administrative Hearings judgments can become liens, and under Illinois law (65 ILCS 5/11-31-1) a city that repairs or demolishes a dangerous building under court order can put its costs on the property as a lien ahead of almost everything except taxes.
Ways out, compared
Hire licensed contractors, pull permits, and bring proof to your hearing. Fixing the problems is the most direct way to close a case, and under the city’s rules a violation corrected by the hearing can be a defense.
If you’re making progress, a judge may set a repair schedule. Show up to every date. Missing one can lead to a default and fines.
You can list a house with open violations if you disclose them. Some buyers’ lenders won’t finance a house with serious problems, so expect fewer buyers and a longer sale.
We buy as-is with the violations open. Fines and liens are paid from the sale at closing, and we pay normal closing costs and all transfer taxes.
What changes when you sell a house with violations
- Disclosure. The Illinois Residential Real Property Disclosure Report asks if you’ve received notice of a violation of local, state or federal law relating to the property that hasn’t been corrected. Answer it honestly and share the notices.
- Title. The title search shows recorded liens, including city liens from unpaid judgments. They’re paid from the proceeds at closing.
- The case itself. A sale doesn’t automatically end a pending case. Keep going to your dates, tell the court or hearing officer about the sale, and ask your attorney how to close out your part.
- Water certificate. In Chicago, the city’s Full Payment Certificate for utility charges is needed to get transfer stamps. The title company orders it.
When you sell to us, we review the notices and case history first. We tell you plainly if we can buy, what the open items mean for the price, and how they’ll be handled at closing.
Administrative Hearings vs. housing court
- Department of Administrative Hearings. City-run. Handles violations that aren’t dangerous or hazardous. A city administrative law judge decides liability and fines, and can hold a separate fines hearing if you’ve started the repairs.
- Circuit Court of Cook County, Housing Section. At the Daley Center. Handles dangerous and hazardous conditions. A city inspector reports on the building at each date, and the judge can order repairs, appoint a receiver or vacate the building.
- Demolition cases. After a building is vacated, the city can request a demolition inspection. If the building is found to qualify, the case can move to the demolition call.
A demolition case doesn’t always end with a teardown. Owners can sometimes repair, or sell to someone who can, if the court allows it. Ask a lawyer before your next date, because these cases move quickly, and bring any repair estimates or permits you already have.
Three steps. You pick the closing date.
- Tell us about the house
Fill out the form or call (773) 825-9855. A few quick questions, no pressure.
- Get a fair cash offer in 24 hours
We look at the house with you and show you how we got the number. No obligation.
- Close on your date
As soon as 2–3 weeks, or take more time. We close at a local title company and pay your closing costs.
Questions sellers ask
Can I sell a house in Chicago with open code violations?
Yes. You’ll need to disclose them, and any city liens are paid from the sale at closing. Many buyers who need loans will pass, which is why cash sales are common here.
Do I have to tell a buyer about violations?
The Illinois disclosure report asks if you’ve received a notice of violation that hasn’t been corrected. Answer it honestly and give the buyer copies of the notices.
Does selling end my building court case?
Not automatically. Keep attending your dates and let the court or hearing officer know about the sale, so your part of the case can be resolved.
How do I know if my case is at Administrative Hearings or Circuit Court?
Your notice tells you where and when to appear. Dangerous or hazardous conditions go to the Circuit Court at the Daley Center, while other violations go to the Department of Administrative Hearings.
What if I missed my hearing?
At Administrative Hearings, a missed hearing usually means a default judgment and a fine. You may be able to file a motion to set aside the default, especially if you weren’t the owner when the case was filed.
Can the city demolish my house?
Yes, through the Circuit Court, if a building is found dangerous. Under Illinois law, the city’s costs can become a lien on the property.
Will you pay off the fines and liens?
They’re paid from the sale price at closing by the title company. We pay normal closing costs and all transfer taxes, and you see every payoff in writing before closing.
How can I look up violations on my property?
The city publishes building violations on its open data portal, and you can call 311 or the Department of Buildings at (312) 743-7200.