All Forum Posts by: Prashanth Mahakali

@John Warren thank you for the mention! Appreciate it. 

@Chris K.  If you want 4 stories and a rooftop, chances are you would need a RM-5 zoning. RT 3.5 zoning allows a maximum height of 35'. This is measured from Grade to ceiling of the highest occupiable floor. Hope this helps.

@Jonathan Klemm thank you for the mention.

@Eric Ruby feel free to reach out. Happy to assist. In general, what you wish is possible. We have to check building code and zoning code requirements. It’s a good idea to walk through with an Architect and contractor to get an idea of the potential issues, cost and timelines.

@John Warren Thank you !!

@John Stewart

@John Stewart the considerations for the project would be zoning code based on the location of the project followed by structural considerations. Would the existing building be adequately able to support a partial 3rd floor addition. 

There are definitely challenges in finding a good contractor in these times snd you would need a very experienced one for this project. Happy to provide you more info. Good luck!

@Mark Ainley @John Warren

Always appreciate your referrals and support. Thank you.

@Christian Silva how can I help? Feel free to connect and happy to share information to help make a decision.

@Michael Bednarz

I would get ready to submit plans and obtain a building permit. You can stretch out the process if you get a court appearance for the work done without a permit violation.

Most importantly, don’t do anything. Literally don’t do anything unless you get a written notice. Your easy permit might have triggered a violation for work which exceeds the scope

Of the permit.

As an Architect, my best advise is if you plan to renovate without getting a permit or drawings, do that with an assumption that you will have to submit plans if you get stopped. It’s best to do work with plans and permits using the right architect. However if you pull an easy permit and exceed the scope of work, it’s an invitation for inspectors to write you up and you can’t even plead ignorance.

Good luck!

@Mark Ainley Thank you!!

 @Marco Lopez

The city has rarely asked someone to tear down an entire structure unless it was built without a permit AND not following building /zoning code. So if the risk is that someone just did the work without a permit, I would be ok taking on that risk. If the work is not per code, then you do run double the risk. In general, assume the worst case scenario and prepare for it. If the numbers still make sense go for it. I also ask investors some basic questions:

1. Do you have the time to take care of the violations and what is your time worth?

2. What is your end goal? To fix and flip or to hold as a long term rental. If you plan to hold, then dont worry too much about the upfront cost as long as it is within the appropriate range. You will reap the rewards in multiple ways by holding on to a rental. 

3. If the plan is the fix and flip, you want to know exactly how the process is going to work and how long it will take. You are essentially getting paid for taking on a headache that most run away from. So expect the process to be difficult, count every day and dollar you spend, and ultimately you will be rewarded. 

Summary: If it looks like something was not permitted, it was not. You will have to go through plans, permits, construction, inspections as one-time cost and maintenance and turnover as ongoing expenses. So assign a value to each and see if the numbers make sense. The community here will happily help you evaluate those assumptions.

Hello @Raquel Zanoni @Jonathan Klemm

Since i dont have the property specifics, I can provide general information. From the violation list, the most critical is to make sure that the property has been removed from the infamous "Demolition list". If permits were pulled and inspections completed, usually the property is good to go in terms of legal issues. However, sometimes, one of them is missing. Either permits were not pulled properly or permits were pulled but inspector noted some items that the contractor never completed and called for reinspection. 

When you have a "vacant building" violation, the city almost always expects to have some drawings submitted and a permit pulled. In this case, looks like they were done. The vacant building violation is a generic one but important since now you know as a potential buyer that the building could have been left open to the elements and hence would need work with drawings and permits. Account for this while you make the offer for negotiating a better price and delay closing until permits are almost approved. 

In extreme cases, if you need a resolution fast, walk into the Chicago inspectors office at 2054 W Washington and they can help you with an updated list(may or may not provide information than online) and advise what to do about it. Remember they dont like anyone walking in but we have done it.  Happy to recommend a good attorney that specializes in building court cases. 

Good luck! 

@Andrew Fink

Congrats on your new deal. As soon as you remove a wall, you enter in the realm of plans and permits. This is primarily because you are altering the size of the bedroom which would affect the light and ventilation requirements. If you left everything in place and only replaced drywall and related work without moving walls, you can get an “easy” permit over the counter. The building permit with plans is a longer process and would take about 4-6 weeks. Hope this helps. Good luck!

@Jonathan Klemm @Zarinah Burford

Thank you. Permits have not slowed down as much. So as long as the information is presented well in the drawings, it should not be an issue. If the scope of work requires a zoning process such as an adjustment or variation, that could stretch the permit process.

@Mark Ainley @Cameron Burnett

Per Mark’s advice, definitely extend AI. If an untrained eye like yours can tell that the wall is leaning, it should be assumed serious. I am happy to connect you with a structural engineer. Please DM me if you need one.