Here's what Matteson requires of investors buying, rehabbing, and renting there, taken from the village's own website and forms, and how we fit in.
Matteson at a glance
| Inspection before a sale | Existing Structure Inspection (ESI) (source) |
|---|---|
| Inspection fee and timing | $75 residential, including one reinspection; seller applies; must pass before closing (source) |
| Open violations at closing | As-is sale: buyer signs a notarized affidavit, repairs and reinspection within 30 days of closing, no occupancy until violations are cleared (source) |
| Rentals | Annual registration ($200 single-family, $300 for 2–4 units) and annual unit inspections; new certificate of occupancy at each tenant change (source) |
| Contractor registration | $150 annual license, $10,000 license and permit bond (source) |
Checked against Matteson's own website and forms on 2026-09-22. Rules and fees change; confirm with the village before you rely on them.
The Existing Structure Inspection
Matteson requires an Existing Structure Inspection on any change of use, ownership, or tenancy, and the village requires the seller to apply. The fee covers the initial inspection and one reinspection.
Buying as-is
On an as-is sale, the buyer signs a notarized affidavit agreeing to complete the repairs and pass a reinspection within 30 days of closing, and not to occupy the property until the violations are cleared. Thirty days is tight, so line up the crew and permits before you close.
Renting it out
Rental properties are registered every year, every unit is inspected annually, and a change of tenant requires a new certificate of occupancy.
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. Matteson 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 Matteson
- 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.