Property Transactions
Property Sales
If selling a house or property within the City of West Chicago, the grantor (seller) is required to conduct the following steps in order.
1. Schedule an Inspection
City Ordinance requires a City inspection to occur for the sale of a home or property. Scheduling an inspection at least two months prior to closing is recommended as an inspection is only valid for six months.
Unless an exemption from an inspection applies, no Deed Certification Number will be issued without an approved inspection of the structure as performed by the City’s Community Development Department.
Scheduling an Inspection
Inspections are conducted Monday through Friday from 9 a.m. to 3 p.m. and are completed within approximately 30 minutes. To schedule an appointment, please contact the Community Development Department.
Inspections include checks for adequate property maintenance and minimum life safety requirements such as smoke detectors, ground fault interrupters and stair railings. A list of basic inspected items are included in the City’s Existing Structures Inspection Report.
Any vacant parcels, or parcels free of any structures, are required to be inspected as well.
Inspection Fees
Inspection fees include a $100.00 base fee in addition to a $0.12/per square foot fee. The Township will provide the City with appropriate square footage calculation. Any vacant parcels inspected are charged an additional flat fee of $20.000, and are checked for tall grass or weeds and garbage.
Inspection Exemptions
For exemption eligibility, submit the signed Deed or Trust document to the Director of Community Development. The Director, or their designee, will mark it appropriately for recordation without inspection fee. During the application, property owners are to provide all necessary documents for exemption qualification. The Director has 5 business days to determine eligibility upon document submission. If a party wishes to close a real estate transaction before exemption determination, they must undergo inspection and pay any applicable fees until the Director makes a final decision.
The following transactions or transfers of real estate are examples which are exempt from the inspection fee, but still require an exempt deed certification number. A final water and sewer usage meter reading is required for all exempt transactions and amount due must be paid in full before stamp is issued.
- No change in the occupant or tenant of the structure
- Sellers relocating within the limits of the City of West Chicago
- New Construction
- Deeds or trust documents which secure debt or other obligation
- Deeds or trust documents which, without additional consideration, confirm, correct, modify, or supplement a deed previously recorded
- Deeds or trust documents of release of property which is security for a debt or other obligation
Unapproved Inspections
If an inspection is not approved, it is the grantor’s (seller) choice to correct the violations or to sell the property as-is. If making the appropriate corrections, a re-inspection is required; there is no additional fees for a re-inspection. If an inspection is approved, the grantor (seller) can proceed in the process.
If deciding to sell the property as-is, it becomes the buyer’s responsibility to make any outstanding repairs and to post a bond with the City before the Deed Certification Number can be issued.
2. Schedule a Final Water Reading
The grantor (seller) is required to pay for any outstanding water/sewer used during the final stages of their stay at the property.
Arrangements must be made for a final meter reading for unbilled water and sewer usage. To schedule an appointment for a final meter reading, the grantor (seller) is to contact the Finance Department at least 2 working days prior to the scheduled closing date.
3. Payment of Outstanding Balances with the City
All outstanding balances, including any inspection fees, owed to the City must be paid by the grantor (seller) prior to the issuance of the Deed Certification Number. Outstanding balances owed to the City may include:
- Inspection Fee(s)
- Water bills
- Parking Tickets
- Ordinance Violations (P-Tickets)
- Liens/Memorandums of Judgment
- Miscellaneous Receivable
- Groot (waste services)
All payments may be made by cash, check, or by debit or credit card at the West Chicago City Hall located at 475 Main Street.
4. Obtain a Deed Certification Number
West Chicago City Ordinance (Sec. 1-11) requires that a Deed Certification Number be attached to a deed when a title is recorded for any and all transfers of real estate transactions. To obtain a Deed Certification Number, please complete the Deed Certification Form. Make sure that it is signed by at least one of the sellers (grantors) or agent thereof, and then presented to the City’s Finance Department, 475 Main St., West Chicago, Illinois 60185.
Please Note: Full payment of any outstanding balances with the City are required prior to the issuance of a Deed Certification Number.
Unless exempt from inspection, all deed certification transactions require a copy of the approved inspection sheet issued by the City’s Community Development Department to be presented at the time of the issuance of the Certification Number. A Certification Number must be affixed to all deeds when a title is recorded for all transfer transactions.
Property Purchases
If buying a house or property within the City of West Chicago that is being sold as-is and/or has not had the appropriate inspections, and/or the grantor (seller) has not performed the appropriate corrections as the result of an inspection, the grantee (buyer) is required to conduct in order the following:
Please note: This content is prepared solely for purchases of properties that are being sold as-is and/or has not had the appropriate inspections, and/or the grantor (seller) has not performed the appropriate corrections as the result of an inspection.
1. Letter of Intent Agreement & Bond Deposit
As the potential buyer of a home in the City of West Chicago for which an inspection has not been approved, the grantee (buyer) is required to sign a Letter of Intent Agreement and post a bond in the amount of $1,600.00. The Agreement must be filed in-person by the grantee (buyer), or agent thereof, at the City’s Community Development Department at 475 Main Street.
Upon filing the Agreement, the grantee (buyer) is granted 90 days to complete the repairs and obtain an approved inspection. The bond deposit will be seized by the City of West Chicago if appropriate work is not completed and/or an inspection has not been passed prior to the expiration of the bond deposit.
2. Schedule an Inspection
All repairs are to be completed and an approved inspection is required within 90 days of the bond deposit. To schedule an inspection, please contact the Community Development Department.
Inspections are conducted Monday through Friday from 9 a.m. to 3 p.m. and are completed within approximately 30 minutes.
90-Day Inspection Extension (Optional)
If required, the City may grant a one-time extension of an additional 90 days to the grantee (buyer). Extension requests must be filed in person at the City’s Community Development Department prior to bond deposit deadline. There is no cost for this extension, but it is the responsibility of the grantee (buyer) to call the City to schedule the appropriate re-inspection appointment(s).
Inspection Fees
Inspection fees include a $100.00 base fee in addition to a $0.12/per square foot fee. The Township will provide the City with appropriate square footage calculation. Any vacant parcels inspected are charged an additional flat fee of $20.000, and are checked for tall grass or weeds and garbage.
3. Inspection Approval & Bond Refund
Upon an approved inspection, the City will automatically refund $1,500.00 of the Bond Deposit to the grantee (buyer) within 2 to 3 weeks. Please note, the City applies a $100.00 administrative fee to all Bond Deposits.
Property Title Changes
If looking to record a deed for a property title change, the City of West Chicago requires the following steps be completed in order.
1. Schedule an Inspection or Verify Inspection Exemption
Scheduling an Inspection
Inspections are conducted Monday through Friday from 9 a.m. to 3 p.m. and are completed within approximately 30 minutes. To schedule an appointment, please contact the Community Development Department when you are ready to schedule an appointment.
Inspection fees include a $100.00 base fee in addition to a $0.12/per square foot fee. The Township will provide the City with appropriate square footage calculation. Any vacant parcels inspected are charged an additional flat fee of $20.000, and are checked for tall grass or weeds and garbage.
Verifying Inspection Exemption
The following transactions or transfers of real estate are examples of title changes that are exempt from an inspection, but will still be required to obtain a Deed Certification Number.
- No change in the occupant or tenant of the structure.
- New construction.
- Deeds or trust documents which secure debt or other obligation.
- Deeds or trust documents which, without additional consideration, confirm, correct, modify, or supplement a deed previously recorded.
- Deeds or trust documents of release of property which is security for a debt or other obligation.
Please note: Sellers relocating within the limits of West Chicago are required to have an inspection but are exempt from paying the inspection fee.
In the case of an exemption as listed above, it is the applicant’s responsibility to submit adequate documentation to support an exemption to the Community Development Department. Acceptable documents include a copy of the signed deed or trust document in addition to any other documents reasonably necessary. Please allow for five (5) business days from the presentation of the documents for an assessment of the exemption to be made.
Any party desiring to close a real estate property transaction prior to the determination of exemption eligibility shall be subject to an inspection and applicable inspection fee as imposed by the Ordinance.
2. Schedule a Final Water Reading
The grantor (seller) is required to pay for any outstanding water/sewer used during the final stages of their stay at the property.
Arrangements must be made for a final meter reading for unbilled water and sewer usage. To schedule an appointment for a final meter reading, the grantor (seller) is to call the City at (630) 293-2200 at least 2 working days prior to the scheduled closing date.
3. Payment of Outstanding Balances with the City
All outstanding balances, including any inspection fees, owed to the City must be paid by the grantor (seller) prior to the issuance of the Deed Certification Number. Outstanding balances owed to the City may include:
- Inspection Fee(s)
- Water bills
- Parking Tickets
- Ordinance Violations (P-Tickets)
- Liens/Memorandums of Judgment
- Miscellaneous Receivable
- Groot (waste services)
All payments may be made by cash, check, or by debit or credit card at the West Chicago City Hall located at 475 Main Street.
4. Obtain a Deed Certification Number
West Chicago City Ordinance (Sec. 1-11) requires that a Deed Certification Number be attached to a deed when a title is recorded for any and all transfers of real estate transactions. To obtain a Deed Certification Number, please complete the Deed Certification Form. Make sure that it is signed by at least one of the sellers (grantors) or agent thereof, and then presented to the City’s Finance Department, 475 Main St., West Chicago, Illinois 60185.
Please Note: Full payment of any outstanding balances with the City are required prior to the issuance of a Deed Certification Number.
Unless exempt from inspection, all deed certification transactions require a copy of the approved inspection sheet issued by the City’s Community Development Department to be presented at the time of the issuance of the Certification Number. A Certification Number must be affixed to all deeds when a title is recorded for all transfer transactions.