In search of Post Eviction Relief, Delivered Costly Building Code Violations Instead

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In search of Post Eviction Relief, Delivered Costly Building Code Violations Instead

Joseph Tuczak
Rental Property Investor · Chicago · Member since 2016 · 8 posts · 4 votes

Hi Team- after almost a year of lost rents, legal bills, police involvement, & destruction of property, two tenants/units were evicted by the sheriff.  After restoring the shattered windows, common areas, and the units themselves that were left in poor condition as a result of their tenancy, I was hit with two code violations that will be large construction projects (garage repairs & window sills).  I am doing the right thing by improving the quality of housing for the other tenants, but it has run up the bills with a lack of income to support further drastic repairs that are benign & coming out of pocket (as I had underwritten). 

I have a court date in mid-October.  Has anyone received a building code violation and attended the hearing?  Do I need to hire an attorney to represent me for this case?  I want to explain the financial burden I have absorbed, taking on risks to provide good housing they might not see, before chalking up two more substantial projects.  

Thank you for any thoughts!

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Andy Nathan
Rental Property Investor · Chicago, IL · Member since 2019 · 203 posts · 119 votes
3y

@Joseph Tuczak Unfortunately, the city of Chicago will not see this as a sufficient reason to not do the repairs.

Their concern is the health and safety of the tenants and yourself. They don't look at the cost as much.

Your best bet is to find a way to fund the repairs and get new tenants in who can pay for a nicer place and take care of it.

I know that is not the answer you want. Also, I agree that starting/finishing the repairs before the court date shows the city your willingness to work with them.

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  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    3y

    How do window sills violate code, garage too.

    I mean if its rotting wood you need to replace it even without a code violation.

    Why not become code complaint before the hearing (???)

    1Reply
  • Andy Nathan
    Rental Property Investor · Chicago, IL · Member since 2019 · 203 posts · 119 votes
    3y

    @Joseph Tuczak Unfortunately, the city of Chicago will not see this as a sufficient reason to not do the repairs.

    Their concern is the health and safety of the tenants and yourself. They don't look at the cost as much.

    Your best bet is to find a way to fund the repairs and get new tenants in who can pay for a nicer place and take care of it.

    I know that is not the answer you want. Also, I agree that starting/finishing the repairs before the court date shows the city your willingness to work with them.

    3Reply
  • Henry Lazerow
    Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
    3y

    Talk to @Jonathan Klemm he can help you deal with the city violations as efficiently as possible. I do not think city will care about your costs at all, they just want it fixed. I would get all the stuff done before the court date as the more times the city has to come inspect the more likely you are to get more violations added on. 

    Where is this property, maybe try section 8 next if in a rougher area it's often the best way to get a quality paying tenant.

    1Reply
  • Jonathan KlemmBusiness Member
    Moderator
    Contractor · Chicago, IL · Member since 2016 · 4k+ posts · 2k+ votes
    3y

    Appreciate the tag @Henry Lazerow!

    Hey @Joseph Tuczak - Super sorry to hear about all your troubles...I try to remind myself that the lows are low and the highs are high in real estate....sounds like you are coming out of a valley and good things are on the way!

    I love to hear that you are doing things the right way as painful as it might be...karma will come back around whether its on this deal or the many more ahead of you.

    Typically you need to get an architect and contractor involved to address your code violations...I am sure @Prashanth Mahakali or @Samuel Pavlovcik can help you on the architect side.

    We are helping @Mark Ainley in a similar fashion with some code violations.

    [email protected]
    Quality Builders4.967 Reviews
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    1Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y
    Quote from @Andy Nathan:


    Their concern is the health and safety of the tenants and yourself. They don't look at the cost as much.

    Don't kid yourself....also, their concern is Govt overreach/control and Nanny-statism. If it were only 'health and safety' these municipalities would stop where common sense and years of proven reality have established a fair parameter.

    I dealt with this in Cali for years. And of course they could care less about cost, they're playing with your money, they never had to make a dime themselves, they don't even understand the concept....

    Window sills are such a hazard, Lol.....

    0Reply
  • John Clark
    Member since 2018 · 1k+ posts · 1k+ votes
    2y
    Quote from @Bruce Woodruff:

    Window sills are such a hazard, Lol....

    Bad window sills break the water envelope of the building, leading to mold (health issue) and water damage to the walls and floor.

    So, yes, they can be a hazard.
    1Reply
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