Hiring a Contractor to Clear a Chicago Violation

If you are looking for a Chicago building code violation repair contractor, start with the notice, not the contractor. What the City cited decides which license the work needs, and a contractor with the wrong license can leave you with a repair that doesn't count. Here is how to pick the right one, what to check, and what to get in writing.

Who fixes a building code violation in Chicago?

A licensed contractor fixes it. Which kind depends on the item on the notice.

Chicago requires a general contractor license for most building construction, alteration, repair and demolition work. That includes work that is exempt from needing a building permit. The City also licenses mason contractors, plumbers and electricians separately, and a licensed trade can do its own work without a general contractor license (City of Chicago).

In practice, match the cited item to the trade:

If the notice lists items from three trades, one licensed general contractor who coordinates all of them is usually simpler than hiring three separate crews.

Which licenses should you check?

Check them before you sign, and check them yourself. Do not accept a photo of a license.

• General contractor. Required for most repair and building work. Only one general contractor is allowed on a project at a time.
• Mason contractor. The City requires a mason license for work in stone, concrete, clay brick or structural tile. The business must employ a supervising mason who passed the City's exam, and employees, not 1099 workers, work under the license.
• Roofing. Illinois makes it unlawful to provide professional roofing services without an IDFPR license, and a roofing contractor may only subcontract to other licensed roofers.

The City's Contractor License Lookup verifies general, mason, plumbing and electrical contractors, and IDFPR is the lookup for roofers, architects and engineers (City of Chicago). It takes a few minutes.

Does fixing the violation need a permit?

Often, yes. Chicago's rule is that a building permit is required before most construction, demolition, rehabilitation and repair work, with a limited list of exemptions. A small repair may fall under an exemption. A structural or masonry repair on a cited building often does not.

Do not guess. Ask your contractor which permit the work needs and who pulls it, and confirm with the Department of Buildings if there is any doubt. Our permit guide is the place to start: see Chicago building permits. Even exempt work must still meet the code.

What should the contract say?

Illinois has a consumer protection law for home repair. The Home Repair and Remodeling Act covers residences of one to six units, and for work over $1,000 the contractor must give you a written contract or work order to sign that states the total cost, lists parts and materials, and gives the business name and address. For contracts over $1,000 the contractor also has to give you the consumer rights pamphlet before you sign, and you sign an acknowledgment form (Illinois law).

For a violation repair, add what matters to your case:

• The notice. Attach a copy and list each cited item as a line in the scope.
• The permit. Who pulls it, who pays for it, and who schedules the inspections.
• Documentation. Before and after photos of every cited item, plus copies of the permit and any inspection sign-offs.
• Payment tied to milestones, not a big deposit up front.
• A license statement. The contractor's license numbers written into the contract.

Buildings with more than six units fall outside the Act, so for larger buildings the written contract matters even more.

Why does documentation decide whether the case closes?

Because the City's case is about the day of the inspection, and you close it with proof. At Department of Administrative Hearings, a fix does not erase the citation on its own: the City alleges the violation existed on the inspection date, and the hearing is where you show proof of correction. A DOAH case can end in a nonsuit when the owner has timely provided proof the violations are fixed.

The City's own porch page describes what that proof looks like: at DOAH you bring the permit and before and after photos to your hearing date (City of Chicago). A contractor who does good work but hands you no paperwork has done half the job. We cover the step-by-step in how to fix a Chicago building code violation.

Do you need a lawyer or a contractor first?

Often both, at different points. The contractor fixes the work. An attorney advises on the legal side of the case, such as a hearing strategy or a default. Read lawyer or contractor for a Chicago violation to decide what you need first.

How do you compare quotes?

Compare scope, not totals. A low quote that leaves out the permit, the cited item you didn't know about, or the documentation is not low. Ask each contractor to walk the building, read the notice, and write a quote that covers every cited item. What drives the cost of these repairs is explained in what drives the cost of fixing a Chicago building violation, without guessing a price for your building.

Get the violation repaired and closed

Akats handles the repair, the permit paperwork and the documentation as one job, in English and Spanish. See our building code violations service and the full violations guide, or call 312-497-5751 for a free estimate. Bring the notice and we will tell you what the work involves.

Common questions

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.