The following is a summary of recent changes in the Chicago vacant property requirements. The Ordinance is available upon request. We have reviewed the Chicago Ordinances regarding vacant and abandoned properties mentioned by Denise Pierce and forwarded through the USFN listserv and summarize them for you as follows.

Section 13-12-125(a)(1): This section requires the owner of a vacant building to register the building with the city within 30 days of the vacancy or the effective date of the ordinance. (An owner is defined to include any person entitled under any agreement to the control or direction of the management/disposition of the property. See Section 13-12-120). Amended filings are required within 20 days if there is a change in the registration information.

Section 13-12-125(a)(2): This section requires the listing of an authorized agent for receipt of notices of code violations and service of process. The agent must maintain an office or actually reside in Cook County. If no agent is appointed, the owner is deemed to consent to notice by a posting at the building.

Section 13-12-125(b): Requires maintenance, signage, and securing.

Section 13-12-125(c): Requires the owner of a vacant property to maintain liability insurance in an amount not less than $300,000 for residential properties and $1,000,000 for commercial properties. The policy must contain provisions for notice to the commissioner of buildings if the policy lapses or is canceled.

Section 13-12-125(d): Provides that the building commissioner may promulgate rules on the boarding of properties. (These are attached to this e-mail). If the rules the building commissioner promulgates are violated, a fine between $200 and $1,000 may be issued for each offense. Every day a violation continues constitutes a separate offense.

Section 13-12-125(e): Defines "vacant" and provides a non-inclusive list of factors that may be used to determine whether the property is vacant.

Section 13-11-030: Notice of vacancy must be given to the building commissioner. The city may have the property inspected and if the commissioner determines that the property is vacant and open, the commissioner shall notify the owner of necessary action (securing or demolition). If the owner fails to comply, the owner may be required to post a surety bond.

Please note: We have required our contractors to re-check all boarding performed by us in the Chicago area on vacant properties to ensure that the new regulations have been followed.

Rules and Regulations for Vacant Buildings

Locations Required

Rule 1. All openings in a structure which may be accessed from ground level and/or within 8 feet in any direction of an exterior stairway, fire escape, ramp, porch or other exterior construction reachable from ground level or a public way shall be secured to prevent entry by unauthorized persons. One building entrance shall be secured with a door of either solid core wood or steel construction, having no window in the door, and the door shall be securely locked to allow access only to authorized persons.
Materials

Rule 2. If plywood materials are used to secure buildings, such materials shall be no less than 5/8-inch thick. Particle board shall not be used for purposes of boarding-up a building.

Rule 3. Mechanical fasteners used for wood board-up materials shall be round-headed, non-slotted carriage bolts no less than 3/8-inch in diameter with washers and nuts on the interior face.
Installation Methods

Rule 4. Wood bracing constructed of minimum 2-inch by 4-inch (nominal) lumber shall be installed on the interior side of the opening to be secured, perpendicular to the long dimension of the opening. Such bracing shall extend at least 6 inches beyond the edge of the opening on each side in order to be securely braced against the building structure.

Rule 5. Wood construction used to secure a building opening shall contain at least one bolt in each corner and additional bolts no more than 4 feet on center continuously along the perimeter. Each bolt shall fully penetrate the wood bracing on the interior side of the opening.
Continuing Obligation to Maintain Building in Secured Condition

Rule 6. In the event that a building becomes open after compliance with these minimum standards, owners or other responsible parties shall not be relieved of their obligation under law to re-secure immediately and maintain said building in a secure manner.

Rule 7. These rules are intended to provide minimum standards which are not exclusive. Other materials, such as metal, brick, masonry or concrete, or proprietary systems such as VPS systems, which exceed the durability and reliability of the foregoing standards may be utilized.

July 6, 2000