Navigating Chicago's Demo Court A Property Owner's Guide

If you own property in Chicago, understanding the Chicago Demo Court (Demolition Court) is crucial. This branch of the Circuit Court of Cook County deals with vacant, abandoned, or dangerous buildings. Dealing with the Demo Court can be complex and costly, so it's important to be prepared.

In this guide, we'll break down what the Demo Court is, the process, typical challenges, common violations, and the penalties you might face. We'll also discuss how I can help you navigate this often-intimidating system.

What is the Chicago Demo Court?

The Chicago Demo Court operates out of the Richard J. Daley Center in downtown Chicago. Its main purpose is to address complaints about problematic buildings. This includes:

• Identifying the responsible party for a building in disrepair
• Determining whether the structure can be secured, renovated, or sold
• If all else fails, ordering demolition

The Department of Buildings' Demolition Bureau handles complaints from the 311 system, residents, community groups, aldermen, and the Chicago Police Department. If they find abandoned buildings or buildings that are sites of criminal activity, they might refer the case to the Demo Court.

The Demo Court Process

Demo Court cases are usually heard in rooms 1104 or 1106 of the Daley Center. The court can order the property to be secured or, in some cases, demolished. Property owners (or their representatives) must attend hearings. You might need to present evidence if you have a defense against any citations.

Challenges of Dealing with Demo Court

Dealing with Chicago's Demo Court can be challenging due to:

• Time Constraints: The "Fast Track Demolition" process can take just 90 days from initial notice.
• Costly Compliance: Registering a vacant building costs $500 upfront, and other compliance measures can be very expensive.
• Complex Legal Procedures: The process involves multiple steps and legal jargon.
• Strict Enforcement: The court can vacate buildings or appoint receivers.
• Potential for Property Loss: If dangerous conditions aren't addressed, the court may order demolition.
• Difficulty Contesting Demolition: Objections lead to additional housing court cases.
• Financial Repercussions: The city might recoup demolition costs via judgments and liens.
• Short Compliance Windows: Some violations (like missing detectors) require fixes in 24-48 hours.
• Ongoing Monitoring: Expect continued inspections from the Department of Buildings.
• Criminal Liability: Failure to secure properties can lead to criminal charges if someone gets hurt.

Demolition Permits: A Necessary Step

If the court orders demolition, obtaining the correct permits is crucial. Remember:

• You need a permit to demolish an entire building or any load-supporting structure.
• The standard permit approval process can take three months or more. The self-certification process can speed it up to about 10 business days.
• The Department of Buildings aims to review your application within 2-3 weeks, but correction cycles can add about four weeks each.
• Final review usually takes about a week.
• Demolition permit applications expire after 120 days of inactivity.

Consider hiring a permit expediter (although this adds to the cost).

Demo Court Inspection Requirements

While the available data doesn't spell out specific requirements for demo court inspections, keep in mind:

• Complex demolition applications require pre-permit inspections from the Department of Buildings.
• You need to identify a responsible party to secure, rehabilitate, sell, or demolish the structure.
• You must give at least ten days' notice before demolition begins.
• A notice of intent to demolish is also required.

Common Violations Cited by the Chicago Demo Court

The most common violations include:

• Porch-related safety issues
• Improper signage for management/owner info
• Lack of permits for completed work
• Fire escape problems
• Masonry and wall repairs
• Obstructed entry/exit ways
• Elevator inspection program failures
• Fire code violations (smoke detectors, exit signs)
• High weeds, refuse, garbage dumping, lot maintenance, and open lots lacking fencing.

Penalties for Violating Building Codes

Penalties can be severe:

• Fines range from $20 to $50,000 (with added administrative costs).
• Not obtaining a building permit can lead to fines between $250 and $1,500.
• Violating a "Stop Work Order" incurs fines up to $1,000 per day, community service, or imprisonment.
• Failing to maintain walls leads to fines of $1,000 to $2,500 per offense (each day counts as a separate offense).

Also, failure to obtain proper permits can result in a triple permit fee after a stop work order.

How I Can Help You

Navigating Chicago's Demo Court can be overwhelming, but you don't have to do it alone. I can help you by:

• Providing Expert Guidance: I understand the intricacies of the Demo Court process, and can explain the regulations and your options in clear, easy-to-understand terms.
• Assisting with Compliance: I can help you identify potential violations on your property and guide you through the steps to correct them, preventing further legal action.
• Connecting You with Trusted Professionals: I have a network of experienced real estate attorneys, contractors, and other professionals who can assist you with your case.
• Representing Your Interests: I can act as your advocate, ensuring that your rights are protected throughout the Demo Court process.

Don't let the complexities of Chicago's Demo Court overwhelm you. Contact me today for a consultation, and let's discuss how I can help you protect your property and financial future.