Maywood IL - presale inspection

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anybody had any experience working with city inspectors in Maywood IL ? this city requires pre-sale inspection in order to give you transfer stamps to record your deed. I would like to know what they are looking for ?

Pre-Sale Inspections are intended solely to establish that properties comply adequately with zoning and property maintenance codes. Never dealt with maywood.

Rob Anderson, Anderson Property Management LLC | [email protected]

thanks ...I am planning to do cosmetic rehab inside new flooring, cabinets, paint, gutting bathroom, new tiles sink etc ...once I invite inspector after the work is done I hope they will not make me open up fresh tiles to look if plumbing was done correctly ? i don't intend to change anything with walls plumbing electric etc

They won't do anything of that nature. This is not something that replaces your home inspection.

Rob Anderson, Anderson Property Management LLC | [email protected]

thanks. I hope so. I don't plan to pull any sort of ridiculous permits for e.g. sink replacement or new paint. if they catch me I will pay stop work fee and move on. i will definitely pull permits for outside work - roof, tuck pointing, windows.  garbage removal late Sunday ;-) 

Maywood can be dicey. It is slowly improving, but the entire Chicagoland market is pretty depressed. Remember this advice: Don't over-improve for the area. You don't want to shell out for stainless steel appliances when black or even white would do. You don't want to pay for granite to set yourself apart if you aren't going to get that money back. And go to Tile Outlet for all your tile needs. That place is totally worth the trip. Good luck!

Medium fbprofileMindy Jensen, BiggerPockets | [email protected] | https://www.biggerpockets.com | CO Agent # FA100049656 | Podcast Guest on Show #129

Originally posted by @Mindy Jensen :

Maywood can be dicey. It is slowly improving, but the entire Chicagoland market is pretty depressed. Remember this advice: Don't over-improve for the area. You don't want to shell out for stainless steel appliances when black or even white would do. You don't want to pay for granite to set yourself apart if you aren't going to get that money back. And go to Tile Outlet for all your tile needs. That place is totally worth the trip. Good luck!

 it used to be like that. Maywood is back - check on redfin. bubble is back. 4/3 fully rehabbed go for 150K easily. mine is specific. it has a shared, narrow driveway, almost no yard and busy street. it has 4br finished basement and 3 full bathrooms. so yes. I plan to do all new but cheap. paint, carpet, laminate tops, entry level cabinets, re glaze tile and bath. I usually go to Floor and Decor. they have huge selection

I don't live in the Chicago area anymore, never heard of Floor and Decor, but I know firsthand that Tile Outlet is worth the drive. Holy cow do they have amazing stock at rock bottom prices. 

I had great success with Home Depot "off-the-shelf" cabinets from Hampton Bay. Good luck with your flip! Would love to see before/after pics.

Medium fbprofileMindy Jensen, BiggerPockets | [email protected] | https://www.biggerpockets.com | CO Agent # FA100049656 | Podcast Guest on Show #129

thanks. 

Chicago market might be depressed compared to Austin market and booming compared to Detroit market. hard to know what one takes as a base.

just got a small chit chat with code enforcement. inspection on Thursday ...by that time all I can do is paint. luckily I was done with plumbing ;-)) 

First. It sounds like you gutted the bathroom and didn't pull a permit. Good for you that you got it in before they caught you. But thats a pretty dicey proposition. If they catch you, they'll make it pretty difficult on anything you do going forward.  Code guys anywhere can make you replace just about anything if they feel like. 

But it sounds like you're getting the presale inspection so that you can sell the house. My question would be didn't you already have the results from a presale inspection when you bought the house?

I would think you would have had to address anything on that list and you should be good. 

Let us know how it goes..... Thats way too far north for me, I but I love hearing code enforcement stories (good and bad).  

Originally posted by @Mike H. :

First. It sounds like you gutted the bathroom and didn't pull a permit. Good for you that you got it in before they caught you. But thats a pretty dicey proposition. If they catch you, they'll make it pretty difficult on anything you do going forward.  Code guys anywhere can make you replace just about anything if they feel like. 

But it sounds like you're getting the presale inspection so that you can sell the house. My question would be didn't you already have the results from a presale inspection when you bought the house?

I would think you would have had to address anything on that list and you should be good. 

Let us know how it goes..... Thats way too far north for me, I but I love hearing code enforcement stories (good and bad).  

 i was not gutting anything. I needed to fix air packet leak in copper piping. the whole drywall was moldy. so I replaced that and started painting. until I know what they want me to do I only paint. I dont even paint bathroom or kitchen ..they might make me put stack vents ..I have no clue what they need. I told him I have a pre-sale inspection in 2 days ..he nodded "it would be prolly me" ...he did not give me ticket anything ..checked painting job and drove off. seemed like a cool guy

going back to your question : 

My question would be didn't you already have the results from a presale inspection when you bought the house?--> no, if you buy on auctions you get a deed which then you might want to record. u will not get transfer stamps without the presale inspection. so I plan to do presale inspection to face what I am up against, correct violations and sell. if the violations are outside of my my budget the projects ends there, the new owner will have to post bond and get both set of transfer stamps ..from auction place to me and from me to him. then he has 90 days to correct all that. this option means I am selling to home owner who is willing to do job and finish fixing up the place at his spare time. he has 90 days to do that. then he can request extension for another 90 days. that also means lower profits. the idea is : u need to buy place super cheap to have room for multiple exits.  

@John Weidner  

I am in Colorado, where houses go on the market today and are under contract tomorrow. 

My sister has a condo in Tinley Park and cannot leave it because she will lose everything. She paid $90k, still owes about $70k and units in her building are going for $35k-$50k, after sitting on the market for more than 2 years.

A friend at 119th and Kedzie (I think) cannot give away his condo.

Numerous friends in the city are stuck in their buildings as well, because there are so many for sale, and no one is buying at full price.

I didn't mean to offend you. I hope your business is booming. But almost everyone I know in the Chicagoland area is stuck where they are because they can't sell.

Medium fbprofileMindy Jensen, BiggerPockets | [email protected] | https://www.biggerpockets.com | CO Agent # FA100049656 | Podcast Guest on Show #129