Under the 2019 text of Chicago's Administrative Provisions, each violation of the construction codes is subject to a fine, and each day a violation continues can be a separate offense. Amounts depend on the violation and change over time, so confirm current figures with the Department of Buildings or an attorney. Fines grow when a case defaults or work is done without a permit. They are managed by fixing the condition and proving it.
Everyone asks the same first question about Chicago building code violation fines: how much? The honest answer is that a number you find online is probably out of date or belongs to a different kind of violation. Instead of repeating figures we cannot stand behind, this article explains how the fines are built, which parts of a case make them grow, and what you can do about each one.
Our guide to Chicago building violations covers the whole case. This piece stays on the money side.
What the fine rules say
The City of Chicago keeps its penalty rules in Title 14A, the Administrative Provisions of the Chicago Construction Codes. Under the 2019 text, each violation of the codes is punished by a fine, and each day a violation continues is a separate offense. The text also includes a fine table, with a general entry for violations that do not appear in a specialized table (Title 14A, 2019 text).
Three things follow from that wording:
- The fine attaches to each violation. A notice that lists a porch, a parapet and a mortar joint problem is three items, not one.
- Time can matter. If each day is a separate offense, a condition that sits unrepaired can be counted again and again.
- The table is not a single number. Specialized violations have their own entries.
We are deliberately not printing the dollar amounts from the 2019 table. The fine tables, stop work penalty formulas and section numbers have likely been amended since, and the City's own pages now describe some penalties differently than the 2019 text. For current figures, ask the Department of Buildings, or ask your attorney what a hearing officer is likely to impose on your particular items. If you read a "dollars per day" number on a law firm blog, treat it as a lead to confirm, not a fact.
Stop work orders and unpermitted work cost more
Fines are not only about conditions the inspector finds. They also attach to what you do about them.
The 2019 text sets a separate fine schedule for knowingly violating a stop work order, with higher tiers for a second and third violation, and specialized fines for certain violations that cause injury or death (Title 14A, 2019 text). The City's current description of unpermitted work is blunt (City of Chicago):
- A city employee issues a stop work order and posts it.
- Work can resume only after the required permit is obtained and the stop work penalty is paid.
- In most cases the permit fee is tripled.
- The City may start an enforcement case or lawsuit.
- The owner may have to correct or remove the work at the owner's expense.
Repeated unpermitted work or ignoring stop work orders can also cost a professional the ability to submit new permit applications, because the Building Commissioner can suspend that ability (Department of Buildings). The lesson for owners fixing a violation: pull the permit first. A rushed repair without one can add a second problem and a second penalty on top of the first. See do you need a permit to fix a violation.
Who the fines apply to
Fines apply to the party cited in the case. At the Department of Administrative Hearings, the title usually names only the legal title holder and others in control of the building (Department of Administrative Hearings). In plain terms, you are the owner of record, so the notice and the fine come to you, even if a tenant caused the condition.
That is not the end of the story. Defenses at a building hearing include that occupants caused the condition despite the owner's reasonable efforts, and that an occupant refused the owner entry to fix it (Municipal Code 2-14-155). If you have tenants, keep written records of every request for access. Whether a defense fits your facts is a legal question for an attorney.
How fines actually get set in a case
The path from notice to dollar figure runs through a few decision points.
- Liability first. The hearing officer decides whether the violation is proven. The City must show it is more likely than not.
- Then a fines hearing, if you are found liable and have started fixing. If liability is found and the owner has begun correcting, the hearing officer may hold a separate fines hearing within 30 days (longer for good cause) and may order a reinspection to verify compliance first (Municipal Code 2-14-156).
- The reinspection is the lever. A fines hearing after a verified repair is a very different conversation from one where nothing has been done.
This is why our advice is always the same: start the work early and document it. You may not finish before the first date, but showing a signed contract, a permit and dated photos moves the case in the right direction.
What makes a fine grow
Five things push the number up:
| What happens | Why it hurts |
|---|---|
| You do not show up | The case can go to default, and the City usually requests the maximum fine (Department of Administrative Hearings) |
| The condition sits | Each day a violation continues is a separate offense in the 2019 text |
| Work happens without a permit | A stop work penalty, a tripled permit fee, possible enforcement |
| Several items are cited | Fines attach per violation |
| A lien is recorded | Fines can become a lien on the property |
When fines are the smaller problem
For most owners, the fine is not the worst part. Two other penalties are worth knowing about.
Jail. The 2019 text allows incarceration of up to six months, but only when the City specifically seeks it, in addition to other penalties (Title 14A, 2019 text). It has to be sought by the City. If the City asks for it in your case, you need an attorney immediately.
Liens and City repair costs. For buildings declared public nuisances, fines and the City's repair, demolition and abatement costs become a lien on the property. City repair, demolition and receivership costs rank as a first lien ahead of earlier liens except taxes, and a business license cannot issue for the property until the lien is satisfied or waived (Title 14A, 2019 text). A fine is a bill. A lien is a bill attached to your building. Read how a building violation lien gets released.
The most expensive violation cases we see are rarely the ones with the worst building. They are the ones where the owner waited, the case defaulted, and a repair that would have been a single scope of work became a repair plus a fine plus a lien. A fixed porch with a paper trail usually ends differently than an ignored one.
How to keep fines down
- Show up on the hearing date. That alone avoids the default track.
- Start the repair early, with the permit, so a verified fix exists by the time fines are discussed.
- Document each listed item, one folder, dated photos, invoices.
- Ask the Department of Buildings for current figures instead of relying on blog posts.
- Talk to an attorney about what to contest and what to concede. That is a legal decision.
For cost drivers on the repair side, see what drives the cost of fixing a violation. If you want a contractor who also handles the City paperwork, our building code violation service page explains how we work.
If you ignore the case, the fine is the beginning. A default judgment can be used to place a lien, garnish wages and affect credit, and the City usually asks for the maximum fine (Department of Administrative Hearings). Each day the condition continues can be counted as a separate offense under the 2019 text of Title 14A. The cheapest day to start is the day you read the notice.
Common questions
It depends on the violation, and current amounts change, so we do not quote figures. Under the 2019 text of Title 14A each violation is fined and each day can be a separate offense. Ask the Department of Buildings for current amounts, or ask an attorney what to expect in your case.
The 2019 text allows up to six months of incarceration, but only when the City specifically seeks it, in addition to other penalties. If the City asks for it in your case, talk to an attorney right away.
A repair helps a lot, but it does not erase the case. The hearing officer can hold a separate fines hearing and may order a reinspection first. Bring proof of the fix. See why repairs alone don't close a case.
A stop work order can be posted, work resumes only after the permit is obtained and the stop work penalty is paid, and in most cases the permit fee is tripled. The City may also start an enforcement case. Check current amounts with the Department of Buildings.
Yes. A default judgment can be used to place a lien, and for buildings declared public nuisances, fines and City repair costs become a lien. See how a lien gets released and talk to an attorney.
Sources
- City of Chicago: Title 14A Administrative Provisions, 2019 posted text (PDF)
- City of Chicago: Guide to Building Permits: What Happens If I Start Work Without a Required Permit?
- City of Chicago, Department of Buildings: Permit Professional Lookup: Help
- City of Chicago, Department of Administrative Hearings: What Happens After the Hearing?
- City of Chicago, Department of Buildings and Department of Law: Building Code Violation Enforcement Process (PDF)
- City of Chicago, Department of Administrative Hearings: Municipal Code Chapter 2-14, Article III: Buildings Hearings Division
Facts last checked: October 7, 2026.
This article explains general rules and common situations in Chicago. It is not legal advice, and City rules change. For a specific property, check with the Chicago Department of Buildings or a licensed professional.