We buy with violations
Open cases, failed inspections, and unpermitted work are priced into the offer instead of disqualifying the property.
Code violations · City of Chicago
City code violations piling up? Sell the building with the file.
A violation letter is not a death sentence for a sale, but it does change who can buy the property. We buy with open cases, unpermitted work, and inspection orders on the record.
- No repairs, no cleanout
- Written offer in 24 hours
- Close in 7–14 days
The person on this page is the person who answers the phone.Marcus & Dana · (312) 555-0147
Short form · 3 fields
Ask about this property
Three fields. An owner will call you — usually within a few hours.
How we help
How we work with an open city file
Practical help for this exact situation, from people who have closed these files in Chicagoland.
We understand the process
Chicago's building department, administrative hearings, and permit process are part of our diligence.
No repairs before closing
You do not have to pull permits or hire a contractor to make the property sellable.
One closing clears the liens
City charges and tickets are settled through the title company at closing where possible.
Local process
The local process for a property with violations
We start with the city file and the title report together. Violations, permits, and municipal liens are connected, and the offer has to account for all three.
- Review the violation notices, case numbers, and hearing dates
- Check open permits and unpermitted work against the record
- Price the correction work into the offer
- Close and take over the city file
Code violations · City of Chicago
How Chicago code violations actually escalate
A violation usually starts with an inspection and a notice. If it is not corrected, the case can move to an administrative hearing, where fines accrue daily. Unpermitted work adds a separate problem: the city can require plans, permits, and inspections before it will sign off.
A conventional buyer's lender will often require the violations to be cleared before closing, which puts the cost and the timeline on you. A cash buyer can take the building with the file open and resolve it afterward.
What we do with the file after closing
We are buying the problem, not pretending it does not exist. The correction plan is part of our underwriting.
- 01
Read the record
Violations, permits, inspections, and hearing history are reviewed together.
- 02
Price the correction
Contractor scope plus permit and administrative costs are built into the offer.
- 03
Resolve after closing
We pull permits, complete the work, and close out the city file as the new owner.
- Open permits reviewed
- Unpermitted work priced
- Hearing dates noted
- No repairs required before closing
Compare the options
A building with violations: three paths
| Comparison | Fix it yourself | List with an agent | Sell to us for cash |
|---|---|---|---|
| Permits & contractors | You manage everything | Buyer may require fixes | None |
| Hearing risk | Yours | Disclosed to buyers | Priced into offer |
| Time | Months | 60–90+ days | 7–14 days |
| Certainty | Depends on sign-off | Financing can fail | Cash, contracted |
Every situation is different. We will tell you when a listing or another route would serve you better — even if it means we do not buy the house.
Offer estimator
A rough number, before you talk to anyone
Move the sliders to see how a Chicagoland cash offer is built. This is an educational estimate, not an appraisal — the real number comes after a walkthrough.
Estimates use a 10% holding-and-selling allowance and a 10% margin. Actual offers vary with condition, location, and market timing.
01 — Adjust your numbers
02 — Estimated cash offer
$221,000
- Home value
- $320,000
- Repairs
- −$35,000
- Holding & selling (10%)
- −$32,000
- Our margin (10%)
- −$32,000
Estimate if you listed instead
$262,600A walkthrough replaces the sliders with real comps and a real scope.
What we need from you
Paperwork makes this faster. If you have lost the notices, the city case numbers can usually be located during title and diligence.
Violation notices
Letters, case numbers, hearing notices, and any fines already assessed.
Permit history
What was permitted, what was not, and any inspections that failed.
Access for inspection
A time when we can see the areas named in the violations.
Chicagoland code details
Chicago's building code is specific about porches, masonry, egress, and fire separation in two-flats and multi-unit buildings. Suburban villages have their own inspection and occupancy rules. We price the correction in the local market, not from a generic checklist.
- Common cases
- Porches, masonry, egress, electrical, unpermitted basement units
- Hearings
- Administrative hearing dates and accrued fines reviewed
- Liens
- City charges and tickets settled through closing where possible
- Buyer
- Cash buyer taking on the correction plan
Local owners · every file
Why sell to us
A local buyer who shows you the math
We are not a national funnel or a wholesaler shopping your contract. We buy with our own funds, walk every property ourselves, and put the offer in writing.
- Written, itemized offer within 24 hours
- No fees, no commissions, no repair credits
- An owner answers the phone — before and after closing
- Closing dates that fit your situation, not ours
Meet the team
Local owners. One phone number.
No junior agent, no lead-routing software. The two people below underwrite your offer and show up at the walkthrough.
The person on this page is the person who answers the phone.
We walk every property ourselves. No call center, no runaround.
One number, two owners. Call or text (312) 555-0147 and you will reach one of us.
FAQ
Code violations: questions sellers ask
Straight answers, even when the answer is “it depends.”
01Can I sell a house with open code violations in Chicago?
Yes. We buy properties with open violations, unpermitted work, and active administrative cases. The violations affect the price and the diligence, but they do not prevent a cash sale. The city file is resolved by us after closing.
02Will the city stop the sale because of violations?
The city does not generally block a private sale, but unpaid city charges can attach to the property and must be addressed at closing. The title company will identify those amounts during the title review.
03What if there is an administrative hearing scheduled?
Tell us the date immediately. We may be able to close before it, or the hearing may proceed while the sale is pending. Your attorney can advise on how the case should be handled during the transition.
04How fast can I get an offer on this property?
Usually within one business day of the walkthrough. Send the address and a short description today, and we can normally visit tomorrow and have a written number to you the same evening.
05What fees do you charge in this situation?
None. There is no commission, no listing fee, and no application fee. We cover standard closing costs on our side. Your own obligations — payoff, unpaid taxes, liens, or attorney fees — are settled at closing.
06Do I have to repair or clean the property first?
No. We buy as-is, including deferred maintenance, code issues, and a house full of belongings. You do not need to clean, stage, or make a single repair before closing.
07Can I stay in the home until closing?
Yes. You keep possession through closing, and in many cases we can arrange a short post-closing stay so you are not rushing a move. We put those terms in writing before you sign.
08How do I start the process?
Call or text us, or use the short form on this page. You will hear from an owner — not a call center — and we will tell you honestly whether a cash sale fits your situation.
This page is general information, not legal, tax, or financial advice. Foreclosure, probate, divorce, tenancy, and code matters have their own rules — consult a licensed Illinois professional about your specific situation.
Resources
Keep reading
Short, practical guides to the decisions around this situation.
- Understand cash offers
What a cash offer is — and what it is not
The honest tradeoff between speed, certainty, and the last dollar on a Chicagoland sale.
Read more - Foreclosure
The Illinois foreclosure timeline, explained
Judicial foreclosure, the redemption period, and where a cash sale can still stop the clock.
Read more - Inherited property
Selling an inherited Chicago home
Probate, multiple heirs, and a house full of belongings — a practical path through it.
Read more
Where we buy
Chicagoland, block by block
We buy across Chicago and the surrounding suburbs. If your ZIP is nearby, call — we will tell you honestly whether we can help.
Chicago
Chicago — North Side
- 60613
- 60614
- 60618
- 60625
- 60634
- 60640
- 60657
Chicago — West Side
- 60607
- 60612
- 60622
- 60624
- 60639
- 60644
- 60651
Chicago — South Side
- 60609
- 60615
- 60619
- 60620
- 60621
- 60628
- 60629
- 60636
- 60637
- 60649
Near suburbs
- 60153
- 60160
- 60302
- 60402
- 60406
- 60409
- 60426
- 60453
- 60459
- 60804
Other situations
Not quite your case?
Most sellers are dealing with more than one thing at once. Start with whichever is loudest.
010203
Facing foreclosure
Stop the clock with a cash close before the sheriff sale — or exit cleanly if the auction is already scheduled.
Inherited a home
Settle the estate without managing repairs, showings, or a house full of belongings.
Divorce or separation
Divide the marital home quickly, privately, and without a listing that drags on for months.
Straight answers, local owners
Sell your code violations property without the extra work.
Send the address and your timeline. We will follow up, walk the property, and put a written cash offer in front of you within 24 hours.
“The person on this page is the person who answers the phone.”