Step 1: Preliminary Information 

A visit or phone call to the Town of Cicero Building Department is your starting point. This step is crucial for gathering necessary information and ensuring a smooth real estate transfer process. Early engagement with the Building Department helps avoid potential problems that could lead to delays and additional expenses. Be prepared to answer questions like “What type of transaction are you planning?” and “How many units does the property consist of?” It’s important to inquire if the property has any unpaid debts to the town. Remember, all debts must be cleared before the property transfer can proceed. To expediate the process, you can fax your payoff requests to 708-656-9708 or email them to kcalderon@thetownofcicero.com

Step 2: Compliance Application & Zoning Form 

When you visit the Town of Cicero Building Department for your real estate transfer, you’ll need to complete two key documents. 

1. Certificate Of Compliance Application: This application will ask for details about the seller(s)/grantor(s),buyer(s)/grantee(s), and any Broker, Loan Officer, or Attorney involved in the transaction.

2. Zoning Request Form: This form is used to verify that the property complies with the Town’s Zoning Ordinances. 

Both documents are mandatory to start the compliance review process. You can pick up both the Compliance Application and Zoning Request Form directly at the Town of Cicero Building Department. Currently, these applications cannot be faxed or emailed.

Remember to include contact information for all parties involved. This is essential for the staff to reach out if needed and to schedule any required inspections. 

Some other important documents you might need to provide include, but are not limited to: Real Estate Listing Sheet, Signed Contract from all parties, Zoning Clearance, Copy of Death Certificate (if applicable), Copy of Executor of Estate, Copy of Probate Papers, Copy of Trust Agreement (specifically the page stipulating person(s) named in the Agreement) and Copy of Marriage/Civil Union Certificate.

Step 3: Paying For & Scheduling Inspections

Inspection fees are due at the time you apply for an inspection. Accepted Payment Methods include Certified funds, money orders, personal checks, or cash. Make payments payable to the “Town of Cicero.”

Residential Property Fees: Single Family ($150), Two Units ($190), Additional Units ($40 each), Empty Lots With Accessory Structures ($50), Please Note: Fees cover the first and final inspections. Any additional inspections due to missed or failed inspections incur a $60 charge per inspection.

Commercial & Industrial Properties: Up to 5,000 Square Feet ($150), Additional square foot over 5,000 ($0.05 each).

Additional Fees For Vacant Properties: Vacant Building Registration Fee (semiannually vacant land = $250 | single family = $350 | multifamily = $500 | mixed use, commercial, industrial properties = $1,000). This applies as per the Vacant Building Section requirements.

Mandatory Electrical Inspection: An Electrical inspection by the Town Electrical Inspector is mandatory for residential properties over three units, and all Commercial and Industrial properties.

Scheduling Your Inspection: Schedule your inspection at least 30 days before the proposed closing date to avoid any transfer delays.

Step 4: Review Process

The review process starts once the property has been inspected. Your compliance application undergoes examination by multiple staff members at the Town of Cicero. The team assesses whether your property meets the required building codes, zoning ordinances, and other town ordinances. The time it takes to complete this review depends on the condition of each property.

Be prepared to provide additional information if contacted by the Town staff during this process.

If violations are found, they will be listed on the Compliance Inspection Report. This report guides either the buyer (refer to the Escrow Process) or the seller in obtaining the Certificate of Compliance. All issues listed must be resolved before the Certificate of Compliance is issued. The Compliance Inspection Report is not a substitute for a Building Permit. For any work that requires permits, consult with the Building Department Staff.

Step 5: Process To Comply With Violations

If the property is not being sold “as-is,” any violations identified on the Compliance Application must be corrected by the seller. Corrections are mandatory before the issuance of a Certificate of Compliance and Real Estate Transfer Stamps. The seller must provide all necessary submissions and ensure that all work listed on the Application is completed. Refer to the Town’s Permit requirements for information on work that necessitates a permit.

Step 5A: Escrow Process Approval (Optional)

Submission of the original As-Is Application is required. Submit an original, completed, and signed Town of Cicero Repair Agreement by all parties involved. At the discretion of the building commissioner, the person undertaking the repairs may also be required to place a sum in escrow to cover the costs of the repairs. Said escrow amount shall be determined by the building commissioner.

In addition a fee of $100 processing fee (nonrefundable) that is applicable for all As-Is-Property Transfers. If a buyer sells a property without completing the Repair Agreement, a $500 impact fee is required before any further transfer stamps can be issued. Failure to adhere to the Repair Agreement will lead to citations and a court date.

Step 6: Completion Of Repairs & Issuance Of A Certificate of Compliance

Once all compliance repairs are completed and meet the code, you need to schedule a final inspection with the inspector. The initial inspection fees cover your first and last inspections. Any additional inspections, including missed ones, will incur separate charges. Payment for these must be completed before the Certificate of Compliance can be issued.

You will be required to sign multiple affidavits as part of the process. It’s important to consult with the Compliance Staff regarding these affidavits for proper understanding and completion. 

After verification and approval of the completed work, the Building Commissioner will issue a Certificate of Compliance. If the work was completed in a timely manner according to the repair agreement and any approved extensions, a refund of the escrow deposit will be processed (if applicable). The final inspection signifies the completion of your project. It confirms that the building is safe to occupy and meets the minimum safety standards required by code.

CONTACT INFORMATION

Cicero Town Hall
4949 West Cermak Road
Cicero, IL 60804
(708) 656-3600