Here's what Dolton requires of investors buying, rehabbing, and renting there, taken from the village's own website and forms, and how we fit in.
Dolton at a glance
| Inspection before a sale | Real estate transfer inspection (source) |
|---|---|
| Inspection fee and timing | $200; usually scheduled within 3–5 days of payment. Roofing certification also required. (source) |
| Open violations at closing | 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) |
| Rentals | Annual inspections of multi-unit and rental property; operator’s license required for landlords (source) |
| Contractor registration | $350 contractor license (expires April 30), $10,000 bond (source) |
Checked against Dolton's own website and forms on 2026-09-22. Rules and fees change; confirm with the village before you rely on them.
Dolton's transfer inspection, step by step
Dolton calls its point-of-sale inspection a real estate transfer inspection. From the village's transfer checklist:
- Apply and pay the $200 fee. The inspection is usually scheduled within 3–5 days of payment, so build that into your closing timeline.
- Get the roofing certification. Every sale needs one from an Illinois-licensed roofer (more below).
- Read the violation list. It's the minimum repair scope the village will enforce. Here's how to estimate repairs from a village inspection report.
- Fix before closing, or buy as-is. On a regular sale, violations are corrected before closing. On an as-is sale, the buyer takes them on (next section).
- Permits and reinspection. Repairs that need permits are permitted, and the village reinspects.
As-is sales for investors
Dolton's real estate transfer checklist spells out the investor path. For an as-is sale, the buyer posts escrow ($1,000 for investors and multi-unit properties), signs an escrow affidavit, and has up to 120 days to complete the repairs. Building permits are required for most as-is sales and can be pulled after closing.
The roof matters here
Every Dolton sale requires a roofing certification from an Illinois-licensed roofer stating the roof is in good condition for at least three years. On a regular sale it's due before closing; on an as-is sale it can come after. Budget for a roof inspection, and possibly a roof, when you underwrite a Dolton deal.
Renting it out
The village inspects multi-unit and rental property every year, and landlords need an operator's license under its crime-free housing program. Short-term rentals aren't allowed.
What else to plan for
Property taxes after the rehab. Cook County is reassessing the south and west suburbs in 2026, and the Assessor reviews municipal building permits to decide whether work is likely to change a property's value. Build a post-rehab tax estimate into your numbers.
Contractors register with the village. Dolton requires contractors to register or be licensed before pulling permits. We handle the village's contractor requirements and permits as part of the job.
How we help in Dolton
- Before you buy: send Mason the address and the inspection report. We'll talk through what can be scoped and permitted before you close.
- Violation repairs: we scope the village's violation list, pull the permits, and complete the repairs for reinspection. Point-of-sale repairs.
- The full rehab: flips, BRRRR, and rentals, paid through weekly labor draws credited toward your project total. See pricing.