It doesn't matter if you do the best work on the planet to correct the violations, if the work is done without permits the City will NOT consider those violations complied.
As far as HVAC goes, individual GFA is your best bet for the most part. It sounds like this is an older building, therefore it probably has an older electrical service. It is highly unlikely the old service will load calc out to be compliant for electric baseboard heat.
I've dealt with this on projects before. Once you factor in an upgraded service, panels, circuits and homeruns to the apartments, there isn't any savings in trying to go electric baseboard. Additionally, the work that would likely be required to load calc out for electric baseboard would probably pass the 40% threshold, therefore the entire building would need to meet current electrical Code. That would bring about more costs.
About the only way, electric baseboard would work is from a winter stability viewpoint. I know landlords who have installed electric because of the demographics they rent to. You need to know who you may be renting to. In lower income areas it isn't uncommon for someone to fall behind on their heating bill with GFA. If it happens in one unit, its manageable. If it happens in 2-3 units in a 6 flat, it can be a problem. Spend the extra money on installing 90%+ AFUE units. The extra upfront cost for you can translate into more renter stability and better ROI in the long run.
It's important to remember that if there are outstanding violations, City inspectors will show up at the property at some point. This week, next month, who knows when but they will. Also you won't be able to get a permit application approved for anything, UNLESS that permit application also addresses the violations.
Oh, and yes the City does allow electric baseboard.
Hope that helps.
3 Stop Shop P.C.
Naaman Landers III
The last two responses are right ( MarkusAIC and Spartan) and they gave you the formal correct answers too
If you ever need any help with anything else I can be reached at http://www.urbchicago.com
I am a licensed contractor in Chicago & have been in business since 1991. Baseboard heat can be acceptable if installed properly. Typically the cost for this is a hard question to answer without seeing the property. The downside of baseboard heat is it provides no air conditioning, so adding air can be very expensive, unless you're okay with window a/c. However, Gas Forced Air will give you that option. There's of course pros & cons with Gas Forced Air which you can look into or I can explain during a visit to your property.
I would like to connect you with my wife who is a RE Broker and is in the top 50 of her company of 1500 agents. We work together as a team for this type of client. We own properties ourselves and have been doing this type of investments for 25+ years.There are several questions we will need to address before getting started, but all of our properties are in areas that have rented easily and have solf within 60 days of list including the new construction ones I have built.
John G Moustis
President / Owner
SPARTAN CONSTRUCTION & DESIGN, INC.
Phone & Fax: 630-963-6020
Lic.No. GC024703-I & R-I-18615-10-02820
Quality building, remodeling & consulting services in the Chicagoland area since 1991
Gas forced - extra cost associated with plumbing work, soffits and installing mechanical area per code.
Electric baseboard - potential extra cost with respect to the electrical service coming into the building, baseboard units can be viewed as a safety hazard for young kids (the fins get extremely hot and are protected, but little fingers can get into them - although no different than a hot radiator in a boiler heated building), much less patching and no soffits or additional plumbing work.
I recently started putting baseboard heaters into the units I own. Tenants that have problems getting a People's Gas account in their name due to non-payment can many times still get a Com Ed account in their name. If you go ahead with GFA and tenant fall behind on their bill, they can go to CEDA or many times they want you to pay for the gas bill.
Let me know if you would like to talk more about my experience on this matter. My company also manages property, many of which are Section 8/subsidized renters. We can renovate, rent out and manage this property for you.