The short answer: of the south-suburban villages we've checked against their own current forms, Blue Island, Calumet City, Dolton, Evergreen Park, Hazel Crest, Markham, Matteson, and Riverdale inspect a home before it can be sold, and Park Forest inspects before a new occupant moves in. Harvey stopped its point-of-sale inspections in April 2025, and we found no point-of-sale inspection in South Holland's code or on Oak Lawn's transfer checklist (Oak Lawn does require a sewer inspection for single-family homes). The table below has the fee, the as-is rules, and the source for each.
Buying in Chicago's south suburbs comes with a step many investors don't see coming. Before a sale can close, several villages send an inspector through the property and issue a list of code violations. Some want them fixed before closing. Others let a buyer take them on, with permits, deposits, or deadlines attached. Either way, the violation list is a rehab scope, and it lands in the middle of your closing timeline.
What this means for your deal
Get the inspection report early. It tells you what the village will require, which is part of your rehab budget whether you planned for it or not.
Village by village
These are the south-suburban villages we've checked against their own current websites and forms. Each has its own page with more detail: see our service areas. Rules change: Harvey stopped doing point-of-sale inspections in April 2025, and Markham now caps rental licenses. Confirm with the village before you rely on any of this.
| Village | Inspection before sale | Fee | Open violations at closing | Rental inspections |
|---|---|---|---|---|
| Blue Island | Yes (source) | $100 single-family or condo; multi-unit $150 + $25 per unit (source) | Buyer can sign an Agreement to Correct before closing, then has 30 days after closing to fix violations (source) | Inspection before renting; annual multi-unit registration and inspection ($25 per unit) (source) |
| Calumet City | Yes (source) | $150 single-family, including one reinspection; $25 per additional unit (city fee page dated 2013) (source) | Buyer can accept a Conditional Certification of Compliance and correct violations within 180 days after closing (source) | Annual rental inspection: $100 for one unit, $50 each additional (2025 application) (source) |
| Dolton | Yes (source) | $200; usually scheduled within 3–5 days of payment. Roofing certification also required. (source) | As-is sales: buyer posts escrow ($1,000 for investors and multi-unit) and has 120 days to finish repairs; permits can be pulled after closing (source) | Annual inspections of multi-unit and rental property; operator’s license required for landlords (source) |
| Evergreen Park | Yes (source) | $100 single-family, plus $50 zoning certificate; schedule at least 5 days before closing; valid 90 days (source) | Seller repairs and a reinspection, or an as-is sale with a buyer’s attorney letter committing to apply for permits within 30 days of closing (source) | Annual rental registration and inspection (Ordinance 27-2025): $150 per single-family home (source) |
| Hazel Crest | Yes (source) | $200 single-family; multi-family $200 first unit + $50 each additional; results in 7–10 business days (source) | Village code allows closing with an escrow set by the fire chief, with the buyer completing repairs within the time the village sets (source) | $250 annual operating license with annual inspection; no owner may operate more than 5 rental units (source) |
| Markham | Yes (source) | $125 inspection, $50 reinspection, valid 60 days; apply for transfer stamps at least 21 business days before closing (source) | Buyer can sign an As-Is Affidavit and correct violations within 60 days; no occupancy until a certificate of occupancy is issued (source) | Rental cap (Ord. 25-O-2416): no new rental licenses, licenses don’t transfer to a buyer, and a property loses rental rights when its tenant moves out after Oct 1, 2026 (source) |
| Matteson | Yes (source) | $75 residential, including one reinspection; seller applies; must pass before closing (source) | As-is sale: buyer signs a notarized affidavit, repairs and reinspection within 30 days of closing, no occupancy until violations are cleared (source) | Annual registration ($200 single-family, $300 for 2–4 units) and annual unit inspections; new certificate of occupancy at each tenant change (source) |
| Park Forest | Yes (source) | $100 for one unit, $50 per unit in multi-unit buildings; first reinspection free; apply 7 days to 3 months before occupancy (source) | Inspection gates occupancy, not closing: the buyer can take responsibility for violations, but the property can’t be occupied until it passes (source) | Certificate of occupancy required each calendar year and at each new occupancy ($100 / $50 per unit) (source) |
| Riverdale | Yes (source) | $220 for single-family or two-unit ($55 each additional unit), one reinspection included; apply at least two weeks before closing (source) | Conditional compliance: buyer signs a 60-day closing affidavit and posts escrow (the application states both a flat 3% of price and $1,000–$7,500 by unit count; confirm with the village); no occupancy until corrected (source) | Annual rental license (Oct 1–Sept 30) and a $60-per-unit occupancy permit at each new tenant (source) |
Nearby villages without a point-of-sale inspection:
- Harvey: Stopped doing point-of-sale inspections on April 7, 2025; buyers and sellers hire a private inspector. (source)
- Oak Lawn: No general code inspection before sale, but single-family homes need a $100 sewer inspection at least 30 days before transfer stamps. (source)
- South Holland: No point-of-sale inspection in the village code; a Certificate of Payment for water and other village charges is required before a sale. (source)
How the process usually works
The details differ by village, but most follow a similar shape:
- Application. Someone (usually the seller or their agent, sometimes the buyer) applies to the village and pays the inspection fee.
- Inspection. A village inspector walks the property and issues a report of code violations.
- Violations. Depending on the village, violations are corrected before closing, or the buyer takes responsibility for them under the village's as-is process.
- Permits and reinspection. Repairs that need permits are permitted, and the village reinspects before it issues whatever the sale requires.
- Closing. The village's sign-off, transfer stamps, or final water bill clear the way to close.
Reading the violation list as a rehab scope
A point-of-sale report tells you what the village will enforce, not what the property needs. Treat it as the floor of your scope:
- Safety items such as smoke and carbon monoxide detectors, handrails, guards, and electrical hazards are usually quick fixes. Get them done first.
- Permit items such as water heater replacement, electrical work, and structural repairs add permit time before reinspection. Get them started early.
- Exterior and property items such as gutters, walkways, and garages can be surprisingly expensive in a small deal.
- What the report doesn't cover is the rest of your rehab: finishes, updates, and anything behind walls. Scope it separately.
For a line-by-line method, see how to estimate repairs from a village inspection report.
Pricing the violations before you close
Your leverage is before closing. Once you know what the village requires, you can:
- negotiate the price or a credit with the seller;
- plan the repair timeline around the village's deadlines;
- line up permits so reinspection doesn't stall your rehab or your rental.
Have the report already? We handle point-of-sale repairs. Send it to Mason with the address, the village, and your closing date. We'll review the violations and talk through what can be scoped and permitted before you close. That's a repair-scope review, not a promise that the village will pass the property, and not a final construction price. The village decides compliance at reinspection.