How Often Should You Inspect a Chicago Building Exterior?

Walk the exterior twice a year, spring and fall, and once more after a major storm or any time you see something change. That is our recommendation, built on how Chicago weather works, not a rule from the City. The City's rule is about the result: the exterior must be kept in good repair.

What does the City require of owners?

Existing buildings must be maintained. The City's maintenance standard says the exterior of a structure "must be maintained in good repair, structurally sound, and sanitary," and lists, among unsafe conditions, masonry joints that are not weather resistant or water tight, veneer, cornices and trim that are not properly anchored, and exterior stairs, porches and balconies that are not sound or anchored (Title 14X). The code is a bar to clear, not an inspection calendar.

How would the City find out? DOB inspections of occupied buildings are largely complaint-driven, and supervisors review 311 complaints each business day to decide which need an immediate inspection (City of Chicago). In practice, an inspector shows up because a neighbor, tenant or passerby called. See does Chicago inspect buildings.

For porches in particular, the City's Department of Buildings pages we read do not require an annual homeowner porch inspection for ordinary residential porches. Exposed metal structures such as fire escapes and metal balconies are different: the code calls for periodic examination by an Illinois-licensed design professional, and the details come from a DOB rule we could not locate, so ask the Department of Buildings (City of Chicago).

Why twice a year?

Chicago has about 121 days a year with a low at or below 32 degrees Fahrenheit and about 43 days when even the high stays at or below it (NWS Chicago). Winter does its damage quietly, so spring is when you find it. Fall is when you still have time to fix it before the freeze. Steel lintels, for example, need periodic maintenance to avoid corrosion (BIA), and a twice-a-year look catches it early.

• Spring walk-around: use what to check on your building after winter.
• Fall walk-around: use fall exterior repairs to finish before it freezes.
• Anytime: after a severe storm, a car hitting the building, a new stain, a crack or anything that moved.

What should each walk-around cover?

Roofline, parapet and chimney. Brick and mortar. Porches, stairs and guards. Concrete at ground level. Gutters, downspouts and where the water goes. Our printable exterior maintenance checklist lists each item, and the Chicago building maintenance calendar places them in the year.

If you own rental property, write down the date and photos each time. A dated record helps if there is ever a complaint, and it shows you maintained the building. When you find something you cannot judge, our crew can walk it with you.

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.