Short Sale 2 Flat with Basement Unit

[Lorenzo Perez]

Hello All,

I am in the process of buying a 2 flat in Brighton Park on the same block i grew up on. As long as I could remember this building has had a basement unit that has always been occupied in addition to the 2 above ground units (25 +years). How can i determine if this basement unit is legal? or if it has grandfathered in from previous zoning ordinances, currently the entire neighborhood is zoned for RS-3. If this is any help, the basement unit has always had 2 points for egress. Any help would greatly appreciated, I am having trouble finding information online. 

Thanks,

Lorenzo  

[Matthew Olszak]

Originally posted by @Lorenzo Perez:

Hello All,

I am in the process of buying a 2 flat in Brighton Park on the same block i grew up on. As long as I could remember this building has had a basement unit that has always been occupied in addition to the 2 above ground units (25 +years). How can i determine if this basement unit is legal? or if it has grandfathered in from previous zoning ordinances, currently the entire neighborhood is zoned for RS-3. If this is any help, the basement unit has always had 2 points for egress. Any help would greatly appreciated, I am having trouble finding information online. 

Thanks,

Lorenzo  

You'll know just prior to closing as the seller will have to deliver a zoning certificate. Check previous MLS listings, and also check the city violation website (https://webapps1.chicago.gov/buildingrecords/ - See DU column). Additionally check for violations on that page - if in the past the bsmt unit was to have been removed, you know its not legal. Or if permits were pulled to do something to all 3 units, there's a very good chance it is legal. Neither is 100% accurate but it'll give you a good idea. The current zoning doesn't matter, many areas of the city have been downzoned to RS3, which just means it'll be cost prohibitive to get the 3rd unit approved should the zoning cert come back as a 2-unit.

 Also, check the city zoning map (https://gisapps.cityofchicago.org/ZoningMapWeb/?liab=1&config=zoning) for any variances or rezoning, but its very very doubtful anything useful will appear.