Home Buying in 60651>Question Details

Lucybell77, Home Buyer in 60651

house is going for very cheap but has LIS pended on it as well as several violations, would I the buyer be responsible for all debts unpaid to city?

Asked by Lucybell77, 60651 Tue Mar 29, 2011

it a 2 flat with minor violations such as no smoke detecotrs>>>>>>> major violation is work done in basement with no permit.

Help the community by answering this question:


If a city's violation shows up as a lien against the property, the owner of that property would be held responsible for it. yes, if you are a buyer who decides to buy it with the lien on it, you will be responsible to cure it.

Before you buy it, find out if the lack of permit is something that can be legalized. Sometimes it is just a matter of submitting the blue prints and going through the permitting process. Of course you will probably have to pay any penalties that remain unpaid. Ask if you could negotiate to reduce.

Then decide if it is still worth the trouble and expense.
0 votes Thank Flag Link Sun Sep 16, 2012
Yes, Buyer will be held liable for any debts as a result of any violation code to the city. A good idea is to ask the seller to help you with the cost of this unresolved matters and give a credit at closing. Is always a good idea to have a buyer's agent working on your side.

Best of Luck,

Maria Cipollone

0 votes Thank Flag Link Sun Sep 16, 2012
You need to find out about the law suit in progress. It may be a foreclosure. I suggest that you check on that first, as there may be no home to buy. As for the violations, in most states they run with the land. So, if the sellers aren’t paying for them, the buyer will need to do so. The finished basement with no permit is another issue. I believe you need a good Buyer's Agent, a good inspector & a good Inspector & a good Attorney who handles residential real estate matters.
0 votes Thank Flag Link Wed Mar 30, 2011
In Chicago, City violations run with the property, not with the owner. So whoever is the owner at the time the City decides to take action will be liable for correction of all violations, any fines, or fighting any previous fines or liens. As a the new owner you would be responsible for clearing up matters with the City. As a buyer, you could ask the Seller to resolve issues. That probably would kill the deal though, since these matters can take quite some time depending on variables. Some buyers choose to ask the Seller for a credit in an amount they think it will cost to resolve issues. That way the deal goes through and you get some compensation for potential costs. Going after the Seller later to recoup costs is a waste of time and rarely successful.
The smoke detectors are easy enough to comply. The basement work could be a lot of money. Is it misc work or an illegal conversion? If the basement was converted to a non-compliant dwelling unit without permits, costs to resolve issues could be $10K+
You can give me a call if you'd like or check out our website. I can review the violation list.
Good luck
Web Reference: http://www.aic-chicago.com
0 votes Thank Flag Link Wed Mar 30, 2011
Your agent and or attorney can best answer your question--generally when purchasing any property, violations need to be cleaned up by the seller in order for a clear title to be issued....
0 votes Thank Flag Link Tue Mar 29, 2011
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