Kitchen in the basement - illegal or not?

[DTB]

No call back, shocking I know! So I called, again. After some runaround and tap dancing, the clerk, name undeciferable, said have the owner "prove" the kitchen was permitted.

He mumbled around about zoning, if the subject lot is zoned for more than 1 unit, it may be allowed... we know all about the wiggle room about zoning prior to ammending, predominance of improvements on the block.

IMO there is no real answer.

From now on, I will be using Webbed's advice and CB4 for owner to provide proof of legality of additional kitchen.

 

[Mike Kennedy]

I will go on record right here, right now and offer $100.00 to anyone who can provide a verifiable source on the legality/illegality of (yes cash, it is Chicago) 2nd kitchens in Chicago. Not accessory units, but 2nd kitchens.

This source can be in writing, on the web or even a verifiable inspector who will be so bold as to make a declarative statement.

Suggest Comments #3 and the last 2 dated 11/2010 are germane:

http://www.realtown.com/jwtrenker/b...es-to-the-city-of-chicago-zoning-certificates

 

[DTB]

Suggest Comments #3 and the last 2 dated 11/2010 are germane:

http://www.realtown.com/jwtrenker/b...es-to-the-city-of-chicago-zoning-certificates

I appreciate the effort and info, however, comment # 2 illustrates what we are dealing with in Chicago.

The dopes at City Hall require a zoning cert and fee of course, they issue the cert but it doesn't always mean it's correct. Lunacy!

A property is zoned 2 units, been 2 units forever, the city issues a zoning cert stating that it is a 2 unit when sold and now POOF, it may be an illegal conversion.

There is so much wrong with what this agent is posting "Was it in the MLS as a two flat? If that were the case, your lender ordered an appraisal which would also substantiate the property was considered a two flat. If you have that copy of the appraisal great, if not, order it from your lender." HUH? We report, based on what the city states it is, we do not subsstantiate its status.

This thread isn't even really about illegal units IMO, it is more about the legality of a 2nd kitchen amenity (or 3rd kitchen in the case of a legal 2 unit).

Trust me, unless you've lived under the Chicago Way for a looong time, it is difficult to convey.

 

[Tim The Enchanter]

Sounds like Chicago is about as lax as El Lay when it comes to unpermitted conversions and extra units.

But, basements are atypical here. Garage conversion, unpermitted addon, now you're talking.

 

[DTB]

Sounds like Chicago is about as lax as El Lay when it comes to unpermitted conversions and extra units.

But, basements are atypical here. Garage conversion, unpermitted addon, now you're talking.

Funny thing is, sometimes they are lax and other times they are relentless. I usually cannot find rhyme nor reason as to their choices of enforcement.

My most profitable day ever was a Friday afternoon at City Hall. A building I had just bought had significant violations and a hefty fine on it. We knew the violations list prior to purchase and seemed like no big deal. The fines of $43,000 scared away a LOT of buyers.

We spent about a week addressing the violations, met inspector and he said-good to go and gave me a court date. At court the inspector forgot our case file but said he remebered me and would testify on our behalf, from memory.

Judge asks, are you the owner? Yes. Are the violations fixed?-Yes. Asks inspector to confirm-Yes, your Honor. Gavel comes down, case dismissed w/o prejudice. All fines waived!!!!!! $43,000 made/saved in 3 minutes.

What a system, when it works your way.

Happy Holidays to all.

 

[josephdifranco]

No call back, shocking I know! So I called, again. After some runaround and tap dancing, the clerk, name undeciferable, said have the owner "prove" the kitchen was permitted.

He mumbled around about zoning, if the subject lot is zoned for more than 1 unit, it may be allowed... we know all about the wiggle room about zoning prior to ammending, predominance of improvements on the block.

IMO there is no real answer.

From now on, I will be using Webbed's advice and CB4 for owner to provide proof of legality of additional kitchen.

What is CB4?

 

[Mike Kennedy]

Reconciliation Section of URAR, bottom of page 2. See...4 check boxes..... Select #4