Code Enforcement
Generally, properties that are well cared for are more likely to increase in value over time. Active enforcement of the City’s Code of Ordinances helps to ensure the maintenance, appearance and safety of both residential and commercial areas. Cities that are well maintained are most likely to attract potential buyers and investors, and have higher property values.
To assist the public in understanding Code Enforcement, the City has provided details about the following:
How Code Enforcement Works
All yards, houses, fences, garages , and other buildings must be kept in a clean, safe and sanitary condition. The owner of the property is responsible for keeping the premises up to Code. If a City inspector observes a violation of the Code—or if a complaint is verified by an inspector—a Notice of Ordinance Violation is given to the property owner of record along with a due date for compliance. If the code violation is not corrected in time, a court appearance and/or fines may result.
Receiving A Notice of Ordinance Violation
A Notice of Violation will contain a description of the code violation, the specific details required for compliance, and a due date. If the violation is resolved by the deadline, the matter will be closed and no further action will result. Although all violations are required to be addressed prior to the deadline, extensions may be granted for good reason and so long as the Community Development Department is contacted prior to the due date.
If you have a question, wish to request a deadline extension, or wish to speak with an inspector for clarification please contact the Community Development Department.
Unable to Address Corrections of Notice of Violation
If a Code Violation is not resolved by the due date listed on the Notice of Ordinance Violation, or it is not resolved in a satisfactory manner, a Notice-To-Appear will be issued. A Notice-To-Appear is a summons to attend Administrative Adjudication at City Hall that will include information such as the type of violation and the date and time of the Adjudication proceedings.
The City has provided detailed information about the Administrative Adjudication Hearings on its website.
How to Pay Fines
If found liable for a code violation during an Administrative Adjudication Hearing, violators will have 47 days after the judgement date to pay the fine amount. Fines may be paid with cash, check or credit card, or by mail. When making a payment, please make certain to reference the property address with the payment. Partial payments can be made during the 47-day time period.
Unpaid Fines
If left unpaid after 47 days, a Memorandum of Judgment (MOJ) or lien will be placed on the property. Any lien on your property must be removed before you will be able to sell, refinance or even obtain a home equity loan. Note that unpaid fines issued to individuals other than property owners, e.g., tenants, will result in those fines being sent to collections.
Financial Assistance for Home Repairs
DuPage Habitat for Humanity sponsors a Critical Care Program for home repair and maintenance projects. Visit the DuPage Habitat for Humanity website for information about the Critical Care Program.
The DuPage Senior Citizens Council (DSCC) provides assistance to seniors aged 60 and older with minor home repairs and outdoor yard tasks. The City's website has information about several senior services offered to West Chicago residents.
How to File a Code Enforcement Complaint
Anonymous code violation complaints may be made by contacting the Community Development Department, stopping by the Community Development Office or by emailing the Department.
Complaints should include an exact address of the property and a description of the violation. City inspectors will review the matter and if a violation is determined, the appropriate steps will be taken to gain compliance.
Standards for Residential Property Maintenance & Common Code Violations
Standards for Maintenance of Residential Properties
The City has provided a general resource for property owners, landlords, and tenants that contains various property standard requirements. Although this resource is comprehensive, it does not contain all property standards requirements for the City of West Chicago.
The City’s Code of Ordinance provides a full list of code requirements. If you have a specific question, please contact the Community Development Department.
Yards
- Yards must be maintained free of garbage and debris.
- Grass must be cut as often as needed to control weeds and to ensure it is not longer than eight (8) inches.
- It is required that garbage and recycling carts be stored in a secure location, not visible from the street, and placed at the curbside the morning of collection. Carts should be removed from the curbside promptly after pick-up.
- Dead, diseased and dying trees must be removed from the property.
- Sidewalks, stoops and driveways must be maintained free from crumbling, potholes or cracks. A permit is required to replace or repair.
Exteriors and Fences
- Houses and existing accessory structures (such as sheds, garages, and fences) must have a protective coating that is in good condition (paint, siding, stucco) to prevent deterioration of the structure. New accessory structures require a building permit.
- Windows or window screens that are broken must be repaired, and doors must be tight-fitting to prevent insects and rodents from entering the building.
- Gutters and downspouts must be kept in good repair, and directed away from any building foundation or public sidewalk or public street. This can help to prevent flooding of basements and neighboring properties and excessive moisture, which can lead to significant and costly damage and mold problems.
Interior Conditions
- Smoke detectors must be installed on each floor and each sleeping room.
- A carbon monoxide detector must be installed within 15 feet of sleeping rooms.
- Floors, walls, and ceilings must be in good repair and free of holes and cracks.
- Paint as needed to keep surfaces washable and to protect against damage and deterioration.
- Stairs must be in good repair and equipped with handrails to prevent falls.
- GFCIs must be installed on all counter top outlets in the kitchen and at least one outlet adjacent to the sink in the bathroom.
- All circuits in the electrical panel must be properly identified.
Heating and Water
- Rental properties must maintain a temperature of not less than 68°F (20°C) during the period from October 1 to May 1 in all habitable rooms and bathrooms.
- Plumbing systems must be in good repair and provide hot water that is at least 110°F (43°C). It is also recommended, that the hot water temperature should not exceed 135°F (57°C), as it can cause severe burns, especially to small children.
Basement Rooms
- Basement sleeping rooms must have drywall ceilings and walls, a door and an egress window with a minimum area of 9 square feet. Smoke and carbon-monoxide detectors must also be installed. If you are interested in making any part of the basement into a sleeping room please contact the Community Development Department for permit requirements.
- Rooms in the basement must be protected from moisture, seepage, and sewer back-up.
Insects and Rodents
- All properties must be kept free of insects and rodents to prevent damage to the home and the transmission of disease through bites and feces.
- Kitchens and food storage areas should be kept tidy, and food should be stored off the floor to keep pests out.
- Even pet food left out in a feeding dish will attract unwanted pests.
- At the first sign of insects or rodents, take aggressive action or call an exterminator before the problem gets out of hand.
Fire Pits
- Portable outdoor fireplaces shall be used in accordance with the manufacturer’s instructions and shall not be operated within 15 feet of a structure or combustible material.
- Permanent outdoor fireplaces shall not be operated within 25 feet of a structure of combustible material and require a permit from the City.
- Only burn clean, untreated wood (no garbage, painted materials, or construction waste).
- Fires must never be left unattended and must be extinguished with water before leaving the area.
Vehicles
- Vehicles that are not operational, rusted, wrecked or partly wrecked, dismantled or partly dismantled, are not registered and/or do not have a current valid license plate attached to it are not permitted to be stored on the property, except in a closed garage.
- Vehicles are not permitted to be parked on any portion of the yard, except on an area that is paved. A “paved surface” can be cement, brick, asphalt, paver, etc.
- A maximum of one non-commercial trailer vehicle is permitted on a residential property and must be parked on a paved surface.
Renting Your Property
- All rental properties in the City must be licensed, which requires annual registration and inspection.
- During each inspection, the landlord is required to provide proof of a valid lease for each respective rental unit.
- Each lease must contain wording indicating the tenants’ written consent to allow inspection of the property by the City.
- The licensing term starts January 1 of any given year and ends December 31 of the same year.
- License renewal application and fee are due prior to January 1. If submitted after January 1, a 20% penalty fee applies.
Landlord/tenant concerns or disputes are handled by the IL Circuit Courts
- The Eighteenth Judicial Circuit Court (Wheaton, IL) has information and resources on both landlord and tenant rights and responsibilities.
Most Common Code Violations
The City has provided a list of some of the most common code violations, which includes parking on unapproved surfaces, improper vehicle storage, animal ordinances, tall grass or weeds, chipping or peeling paint, and dead trees.
The City’s Code of Ordinance provides a full list of requirements. If you have a specific question, or would like to file a complaint, please contact the Community Development Department.
Parking on an Unapproved Surface, including Grass
Parking on the grass is not permitted at any time. Citations (or parking tickets) are issued without any prior notice by a code enforcement officer for vehicles parked on the grass or evidence thereof, such as tire ruts in the grass. The enforcement of this ordinance exists without exception, so make certain that no portion of your vehicles—or even your guests’—are parked on grass, even if only for a short time. An approved surface suitable for parking is a hard surface—such as an asphalt or concrete driveway—that is able to withstand vehicle wear and tear in all weather conditions.
A citation may also be issued for failure to remove inoperable and/or unlicensed vehicles or trailers. If issued a citation, violators of this code will have ten days to pay a fine of $50.00. If paid after ten days from the date of issue, the fine will double to $100.00.
Unlicensed or Inoperable Vehicles Stored Outside
City Code does not allow unlicensed or inoperable vehicles to be stored outside. Vehicles are required to be repaired immediately or stored within a garage.
Storage of Recreational Vehicles on Properties
Resident may park one Recreational Vehicle (RV), with no other commercial vehicles present, on a paved surface in their front yard from April 15 to October 15. Outside of this time frame, the vehicle must be stored on a paved surface in the backyard, or in a garage.
Storage of Commercial Vehicles on Properties
Residents may store one commercial vehicle outdoors, so long as it does not exceed 8,000-pounds and has a B-truck or lower license plate. Additional commercial vehicles, or vehicles that exceed the weight limits, must be stored in an enclosed structure.
Keeping of Live Chickens, Farm, or Exotic Animals
The City does not allow for any chickens or similar fowl or farm or exotic animals to be kept by homeowners.
Maximum Number of Pets
The maximum number of pets allowed per household is four.
Abandoned Properties
If neighboring properties appear unsecured, unkempt, or if the grass and weeds consistently exceed 8 inches in height then residents are encourage to contact the Community Development Department.
Tall Grass or Weeds
Grass length is required to be maintained at 8 inches or below. Landscaped areas should be neat, with shrubs and plantings well maintained. Residents receiving a Notice of Ordinance Violation for tall grass or weeds are to address the situation within the 7 days to avoid further enforcement action(s).
As a note, keeping lawns cut not only makes our neighborhoods more attractive, it inhibits pests such as mosquitoes, insects and other small animals.
Chipping, Peeling, or Fading Paint
Chipping, peeling or even fading paint or stain on a home, deck or shed is a sign that the protective surface is failing. If wood is exposed to the elements, it is more likely to warp or rot, which could lead to serious problems.
Dead Trees
Dead trees should be removed by a qualified individual as soon as possible. Dead trees can result in very serious consequences for homeowners, pedestrians, and properties in general if branches, limbs, or trunks were to fall.
Foreclosed & Abandoned Properties
How to Address Foreclosed or Vacant Property
Reporting a Vacant Property
If neighboring properties appear vacant, unsecured, unkempt, or if the grass and weeds consistently exceed 8 inches in height then residents are encouraged to contact the Community Development Department.
Registering a Foreclosed Property
To register a defaulted mortgage/foreclosure or vacant (no foreclosure) property, or for any questions with respect to registration requirements or registration status please contact info@munireg.com, or (866) 686-4734.
Foreclosed Property Registration Program
The maintenance of vacant properties in the City of West Chicago is of critical importance to ensuring safe and attractive neighborhoods, and the City invests significant resources in its code enforcement programs for this purpose.
Mortgagees of properties that are vacant due to foreclosure are required to register and pay a fee to help the City meet these code enforcement goals. Mortgagees will be notified by the City's contracted service provider, MuniReg. The semi-annual registration fee is $300.
To register a defaulted mortgage/foreclosure or vacant (no foreclosure) property, or for any questions with respect to registration requirements or registration status please contact info@munireg.com, or (866) 686-4734.