Emergency Repair in a Rental Building: Who to Call First

For a landlord emergency repair in Chicago, call 911 first if anyone is in danger, then call a licensed contractor who can make the condition safe the same day. After that, tell your insurer and notify your tenants. The order matters because the first hour is about keeping people out of the way of the problem, and the paperwork comes right behind.

What counts as an emergency?

Think of conditions where waiting a day could hurt someone or ruin the building: brick or a parapet section coming loose over a walkway, a porch or stair that moves or has partly failed, a roof opened up by weather. A slow leak, a cracked step or tired mortar is a repair to schedule, not an emergency. If you are not sure which you have, treat anything that can fall or collapse as an emergency until someone qualified says otherwise. Our post on porch collapse warning signs lists what to look for.

Who do you call, in what order?

1. 911, if anyone is in danger or something has fallen or is failing. Stay out from under it and keep tenants and passersby back.
2. A licensed contractor who can come the same day. Describe what you see and ask whether they can make it safe, which may mean shoring, removing loose material or covering an opening. Ask them to photograph before and after.
3. The permit, the next business day. See below.
4. Your insurer. Ask whether they want to see the damage first. We don't speak to what a policy covers: that is for your agent.
5. Your tenants, in writing, about what is blocked and when it will be safe again. Our post on repairs in an occupied building and the guide to Chicago landlord laws that reach the building cover the tenant side.

Can you start before you have the permit?

For some work, yes. The City says emergency work that normally requires a permit may be done first if it is needed to prevent imminent harm. The permit application must be submitted the next business day. Work may not be concealed without inspector approval. Emergency scaffolding needs an application within 3 business days (City of Chicago).

The City's Express Permit worktypes include "Other (Emergency) Work" (City of Chicago). Details change, so check with the Department of Buildings on exactly what to file and when. Our post on the emergency repair permit goes further.

Does a City complaint come next?

It can. Tenants, neighbors and passersby can report porch safety, construction without a permit and general safety problems through 311 (Department of Buildings). The code puts the duty to keep the exterior structurally sound on the building owner (Title 14X), so a documented, same-day response, with photos, a contractor's written scope and the permit application, is the best record you can have. If the building gets cited, see our landlord and buyer guide.

Akats handles emergency make-safe and the permanent repair, and files the City paperwork. In an emergency, call us at 312-339-9627.

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.