Chicago Building Violation Response Checklist: What to Do First

Day one: read the notice

• I have every page of the notice, not just the first one.
• I found the alleged violation, in the inspector's words, and the date, time and place it was seen (City of Chicago).
• I found my options on the notice: mail-in payment where it is allowed, a mandatory appearance, or how to request a hearing (City of Chicago).
• If the notice says I must appear, I wrote down the date, time and place.
• I know which office issued it. The Department of Administrative Hearings does not investigate or prosecute; for a building case, questions about why you were cited go to the Department of Buildings (City of Chicago).
• I photographed the notice and saved the photos with the paper copy.

Not sure how to read the wording? Our breakdown of what a Chicago violation notice really says goes line by line.

Mark the dates

• The hearing date is on my calendar and my phone. For non-emergency building cases it cannot be less than 30 days after the inspector reports the violation (City of Chicago).
• I checked that the City has my current mailing address. Notice can go by mail to the registered address, or by posting on the building at least 20 days before the hearing (City of Chicago).
• I know where the case is. Most go to Administrative Hearings; dangerous or hazardous cases go to the Circuit Court of Cook County (City of Chicago).
• If it is a Circuit Court case, I have the phone number on the notice for the court inspector (City of Chicago).
• I did not assume I have a set number of days to fix it. The notice states the dates that matter.

Look at the problem

• I walked the exact spot the notice names and photographed it with the date on the photo. These are my "before" photos.
• I looked up my address on the City's building records search to see permits, inspections and violations on file.
• I pulled any permits, invoices and past repair records for that part of the building.
• I checked whether the condition is unsafe today: a porch that moves, masonry that could fall, a railing that gives. If yes, I keep people away from it now.
• If a tenant or occupant is blocking access to make the repair, I am writing down every attempt to get in. The code lists an occupant refusing entry as a defense at a hearing (City of Chicago). Talk to an attorney about how to use it.

Fix it and document it

• I asked a licensed contractor for a written scope that matches the wording on the notice.
• I asked who is pulling any permit, and I will confirm with the Department of Buildings whether this repair needs one.
• I will take "after" photos from the same angles as the "before" photos.
• I am keeping the permit, the receipts and any inspection sign-off together.
• I understand that fixing it does not erase it. The City alleges the violation existed on the inspection date, and the hearing is where I show proof of correction (City of Chicago).

Before the hearing

• I decided who speaks for me: myself, a lawyer, or in some cases an authorized representative (City of Chicago).
• I have proof of compliance in a folder: the permit and before and after photos (City of Chicago).
• I made copies of everything so I can hand one set over.
• I read the defenses the code allows, such as the violation was already fixed by the hearing date (City of Chicago).
• I will not skip the hearing. Ignoring the notice can lead to a default judgment (City of Chicago).

For what to bring and say, see how to prepare for a Chicago building violation hearing.

What to do with what you find

Call a contractor now if the notice describes something structural or unsafe, the repair is bigger than you can do with your own hands, or you cannot tell what the inspector wants. Start with how to fix a Chicago building code violation, then get a scope in writing.

Treat it as urgent if the condition is dangerous today, the hearing date is close, or you already missed one. A default judgment can be used to place a lien on the property, garnish wages and affect credit. A written motion to set aside the default generally has to be filed within 21 days of the mailing date on the default order, and a final order can be appealed to the Circuit Court of Cook County within 35 days (City of Chicago). These are legal deadlines, so talk to an attorney. Confirm current details with the City.

You can handle it yourself if the notice is for something small and clearly cosmetic, you can see the fix, and you are comfortable taking the photos and the paperwork. Still keep the folder.

Once the work is done, the next question is what counts as proof. See what proof shows a Chicago violation is fixed.

Got a violation notice? Akats handles the repair and the City paperwork. Our building code violations team can walk the property with you, and the full Chicago building violations guide covers the process from notice to clearance.