Realtor · Saint Petersburg, FL · Member since 2016 · 92 posts · 34 votes
Good morning BP community,
I recently moved out of my 2 unit rental property. I was renting one unit and living in another. I have now moved out and the city performed an inspection. Turns out the side and front porches need to be repaired to code because they are also supports for the roof. The city said I need to fix this ASAP or they will condemn my property inhabitable and kick current my tenant out. The contractor said it would be about 11k to fix. I can't afford that out of pocket. Can you guys please advise me? I have no idea what to do. What are my options for paying for these repairs? I don't want to sell my property but if I can't figure out a way to pay for this I think I'll have to.
Elgin, IL
Investor · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
9y
Are you selling it, or planning on renting both out?
If selling, I'd disclose it to the buyer, get through closing and have them fix it when they own it.
If you're keeping it, talk to the contractor. Maybe there's a 'temporary' fix that makes it structurally sound, but may need to be reworked in the future. Or have you considered a line of credit against the home?
I'm sure the city will back off a bit in terms of deadline if you're fixing it, but I still wouldn't lead them on.
Rental Property Investor · Elgin, IL · Member since 2016 · 326 posts · 270 votes
9y
City of Elgin Code Enforcement requires rental licensing for all rentals and if they find a problem, such as your front porch, they will "red tag" the property which is in fact marking it condemned and uninhabitable until properly repaired. If someone remains in the premise after it is marked as red tagged they can be charged with trespassing. Your only recourse is to have it fixed, or risk having the property marked red tagged, which if being sold will also impact what another investor would be willing to pay for the property since "as is" it is not inhabitable.
I am fairly familiar with Elgin, feel free to PM or we can talk in person/on the phone if you'd like.
Real Estate Agent · Cupertino, CA · Member since 2016 · 4k+ posts · 1k+ votes
9y
Licensed contractor, permit. I always say you need to have reserve for the raining days. Borrow against your credit card if you have to before they condemn your bldg. Once it is on the record you will have a hard time to unload later people will walk away.
Real Estate Broker · Chicago, IL · Member since 2015 · 1k+ posts · 2k+ votes
9y
@Dan Gongora Are there any ways you can make the porch not be a support for the roof? If they are referring to a roof section over a porch, could you just remove that roof so it won't be an issue any more? Is the issue one of poor construction, or has weather damaged the porch where maybe you could push it through your insurance?
Realtor · Saint Petersburg, FL · Member since 2016 · 92 posts · 34 votes
9y
Hi Matthew Olszak
I'm going to see if I can get it to code without having to rebuild the porches. It looks like weather wet and tear created the foundation issues on the porch. I'll find out ! Thanks for the tip !
Real Estate Broker · Chicago, IL · Member since 2015 · 1k+ posts · 2k+ votes
9y
@Dan Gongora A good case-in-point I recently experienced in Chicago. The front porch had brick pillars with a nice brick false-balcony over the entrance. The mortar was washed out on the pillars, lintels were rotted, and bricks were missing on the balcony. It was 5 separate violations requiring permits with a licensed mason doing the work. Solution - demo all the brick and replace with wood posts and roof over the entrance which covered up where the old brick balcony attached to the house. Fraction of the cost because it was via an easy-permit vs needing masons and plans, etc. It was a shame to loose the history of the building in that entrance, but shame on the city for basically making it economically unfeasible.
Professional · Evans, GA · Member since 2017 · 28 posts · 8 votes
9y
@Dan Gongora best thing you can do is go talk to the chief inspector. He can be your best friend or worst enemy. If you explain your situation, ask him what exactly needs to be done, and what can be grandfathered in; ask for more time to get it done.
And @Karen Sanders is correct, get more bids, check their reviews online, make sure they are licensed to pull permits.
Lender · Schaumburg, IL · Member since 2015 · 833 posts · 774 votes
9y
@Dan Gongora and @Mark F. we all run in the same circles together with @Chris Davis. I am sure Dan that you can get some cheaper assistance if you leverage Mark & Chris.