Design-Build Building Violation Repair in Chicago: When a Violation Needs Drawings

A design-build building violation repair in Chicago starts with one question: does the fix need drawings? Often it does not. Plain repairs go through the Express Permit Program. But some violations, mainly structural ones, cannot be repaired until an Illinois-licensed architect or structural engineer prepares plans. When that happens, having one team for plans, permit and repair keeps a City deadline from becoming two people waiting on each other.

Does your violation need drawings?

The notice usually does not say. A City notice generally states the alleged violation, the date, time and place, and your options. It does not usually tell you what paperwork the fix needs. You have to work that out from the repair itself.

The City ties the drawing requirement to the type of work:

• Structural porch repair. A permit is always required to repair or replace structural elements (columns, beams, foundations, stringers, floor joists), with plans by an Illinois-licensed architect or structural engineer.
• Lintels. Replacing a lintel over 6 feet, up to 25 feet, needs drawings from an Illinois architect or structural engineer. Beyond that, it is not eligible for Express at all (Express masonry rules).
• Concrete repair over 100 square feet. Drawings are required over that area; Express covers smaller concrete repairs without drawings (Express masonry rules).
• Roof structural repairs. These need plans. Specific triggers the City lists include a recover over two or more existing layers and roof structural repairs.

The City's general rule: any plan-based permit requires plans prepared by an Illinois-licensed architect or engineer, and for most projects an architect or structural engineer.

It also goes the other way. If you have a violation and need nonstructural repair, Express Permit may be used. Replacing deck boards, stair treads or railing pickets does not need drawings. So read your notice carefully, then match it against the work.

How serious is your notice?

The City's enforcement level tells you how fast to move. A DOB supervisor sets it: a "20 notice" is a maintenance violation (warning), a "50 notice" is life safety, non-dangerous (goes to Administrative Hearings), and an "80 notice" is life safety, dangerous and hazardous (goes to Circuit Court). If you are not sure what your notice is, see what a Chicago building violation notice really says.

The code behind most exterior violations is the maintenance standard. The exterior of a structure must be maintained in good repair, structurally sound and sanitary, and that covers masonry joints, veneer, cornices and exterior stairs, decks, porches and balconies, including guards and handrails.

For building cases, the hearing date cannot be less than 30 days after the inspector reports the violation in non-emergency situations. That is a hearing date, not a repair deadline. Do not read it as 30 days to finish drawings, permit and construction. Ask the Department of Buildings what applies to your case, and talk to an attorney about legal questions.

Why does the engineer-and-contractor split cause problems?

Because a violation puts two clocks on the same project, and two firms do not share them.

Picture the usual sequence when you hire separately: you call a contractor. The contractor says you need an engineer. You find an engineer, who needs to see the structure. The engineer writes a report and drawings. The drawings go to the contractor, who then prices the repair. Then the permit, then the work, then the inspection. Every handoff is a place for the paper to sit.

When one team handles it, the person who inspects the structure is already coordinating with the builder who will repair it. The drawings reflect what can actually be built, and the contractor knows what the engineer will need before the first site visit. Akats coordinates drawings with licensed design professionals, and builds from them.

What does the process look like start to finish?

A typical path for a violation that needs drawings:

1. Read the notice. Note the exact conditions cited, the level, and any hearing date.
2. Have the structure evaluated. A licensed contractor and, where needed, a licensed engineer or architect look at the problem and decide what the repair has to be.
3. Get plans where required. Prepared and sealed by an Illinois-licensed architect or structural engineer.
4. Pull the permit. Express for eligible work. Plan-based routes for the rest. The City decides which.
5. Make the repair. By a licensed contractor, to the drawings.
6. Get the inspection. The route depends on your case. If you are in Circuit Court, a court inspector handles follow-up. In Administrative Hearings, bring the permit and before-and-after photos. Follow-up inspections tied to a hearing or court case are scheduled through the case, not the online permit inspection form.
7. Document it. Keep the permit, drawings, invoices and photos. You will need them.

Do you need an engineer's letter instead of full drawings? We cannot say that a letter alone will satisfy the City for your violation. The sources we rely on do not confirm it. Ask the Department of Buildings what it will accept before you pay for one.

What should you bring to a hearing?

Proof the problem is fixed. One defense at a building hearing is that the violation has been remedied by the time of the hearing, and the City's own hearing guidance explains that the hearing is your chance to show proof of correction. That proof is a permit, final inspection, drawings where required, and dated photos.

What do you do now?

Do not guess. Pull out the notice, note each condition cited, and call someone who will look at the structure. If you already hold a notice and are weighing options, when Chicago requires an architect or engineer goes through the triggers, and architect or structural engineer for a porch covers the most common case. For the bigger picture, see the design-build guide.

Got a violation notice? Akats handles the repair and the City paperwork, including coordinating drawings when a licensed professional is required. Send us the notice through our violation repair team.

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.