All Forum Posts by: Ann Folan

We just had a water meter installed about 2 weeks ago. The City has a program right now that will guarantee the water bill will not be any more than the bill without the meter for the next 7 years (https://www.metersave.org/). Register online - easy process. Also, it is just the water dept that comes to install, no one from the building department.

@William Salas Love Logan Square, just finishing up a 3 unit fix and hold there. Just as a heads up the zoning on the auto shop/parking lot is going to affect you sale price quite a bit. There is a lot of development in Logan Square (understatement I know) but getting a zoning change in certain parts of the neighborhood is not possible (depends on the alderman - one guy has a blanket no change policy). Just something to think about and maybe investigate before you go too much farther. Know what the zoning is on the whole parcel as that will affect your price quite a bit!

As a new home builder here in Chicago - 99% of our projects have been tear-downs. This is true of the majority of builders here in Chicago and none of us are big corporations. There is very little vacant land in great neighborhoods in Chicago, so we refer to all tear-downs as "lots" because in those neighborhoods you are buying the land, not the structure. New construction is a much more involved process than a renovation from a zoning, permitting and inspections viewpoint at the very least. The actual construction is also a whole other animal. 

Buying at $850K the comments above are correct - unless you are looking at a very large multi-unit, you will need to be in Lincoln Park or a similar area to make that deal work. Your first stop is a zoning attorney and/or an architect to review the current zoning and determine what you can build there, etc. Regardless of what this seller wants, the numbers have to work.

The City of Chicago Building Department has its own set of rules and its own code book - what flies elsewhere is not always going to work here (i.e. you are not going to tear that house down yourself - although how fun would that be?). Before you waste too much time, find out the what you can build on that piece of property with the current zoning and then see if the numbers work! 

We have rentals in Chicago and do a move-in fee instead of a security deposit as well. We charge under 1/2 the monthly rent and we have gotten no push back from renters so far. As @Weston Harding mentioned above, gives you the funds for turn over cleaning and minor repairs and a lot less paperwork and risk for Chicago landlords!

As a GC, we get notifications when an application is submitted to the Building Dept under our license and then when permits are issued. We do not get copies of the steps along the way (i.e. when a department sends the plans back to the architect for changes, etc). 

Not sure if that helps but I would ask your architect, maybe they have to add you to the cc list on correspondence.

Just as a point of reference - we have been building new homes and doing extensive renovations in Chicago for 17 years. In that time we have done exactly one radon test at a home-buyers request. Not to say it is a non-issue but in our experience, it is pretty low priority here in Chicago.

@JJ Bliss sending you a message. I am looking for the same - we have a 3 unit we'd like to refinance and cash out - can you send me those lender contacts as well? Thank you!

I second Floor & Decor.  Great selection of luxury vinyl tile and laminate. We have only ever installed luxury vinyl tile once (hardwood floors are much more popular in Chicago) and out tiler installed it. Sorry, I don't recall the square foot price of the install.

@Art Maydan sorry for the delay -- did not see the question! I will see if I can find a copy of the pet rider, which they have to sign at the same time as the lease. It lists the dog breed and weight then outlines their responsibilities - basically they are solely responsible for the dog, they have to pick up after the dog, the dog is not allowed to run free and they are responsible to any and all damage the dog causes. Basically it is a hold harmless agreement in relation to their dog. I agree, especially if you are in the good northside neighborhoods I would say more like 80% have dogs!

@Art Maydan Dang. If this is a recurring issue I think I would have my attorney draft a rider for subleases to add to the standard lease. We have one for pets that is signed along with the lease, why not have one for subleasing? There has to be a way to draft language that makes it undesirable for the tenant to want to sublease a space.