Chicago doesn't inspect homes before a sale the way many south suburbs do. Its rules bite during the rehab instead: who can do the work, which permit path it takes, and what a permit makes you fix. Here's what investors should plan for, from the city's own pages.
Who can do the work
Chicago requires a licensed general contractor for rehab work done "as an investment, or with the intent to sell or lease real property to others." The primary-residence exception doesn't cover investment properties. Electrical, plumbing, and masonry work each need their own city-licensed contractor, and roofing needs an Illinois roofing license. Licensed GC vs handyman in Chicago.
Which permit path
- Express Permit Program: narrower work types, including electrical, plumbing, HVAC, masonry, windows and doors, reroofing, porch repairs, and nonstructural interior alterations, go through the city's Express Permit Program, which replaced the old Easy Permit process in 2023.
- Standard Plan Review: work that needs architectural plans, including most gut rehabs and layout changes, goes through Standard Plan Review with drawings from an architect.
A permit makes you fix what's already there
When you pull a permit in Chicago, the scope must remedy all readily apparent violations of the city's minimum requirements for existing buildings, whether an inspector cited them or not. On an older 2-flat or 3-flat, that can add work you didn't plan for. We flag it at the scope visit so it's in your number.
Porches, alarms, and vacant buildings
- Porches are held to the city's minimum standards regardless of when they were built. On a multi-story porch, anything beyond a 25% repair needs architect or structural engineer drawings.
- Smoke alarms in pre-2018 buildings go within 15 feet of every sleeping room, on every level, and at the top of each shared stairway. Removable-battery alarms must be replaced by 2033.
- Vacant buildings must be registered within 30 days and re-registered every six months ($300 per period) while they sit empty, so a long vacant rehab adds carrying costs.
- Basement and attic units may be possible under the city's expanded ADU ordinance for older 1–4 unit buildings in eligible areas.
How we help in Chicago
- Before you buy: use Mason's 3-flat checklist and send us the address. We'll price the rehab before you make your offer.
- The rehab: 2-flat rehabs, gut rehabs, flips, and BRRRR, run by one licensed GC with a weekly update from Mason and weekly labor draws instead of a big deposit.