- Building Inspections
- Transfer of Real Estate
Transfer of Real Estate
- I want to sell my Single-Family, Multi-Unit, or Commercial property?
In accordance with Ordinance 2020-11 a transfer certificate is required on any change of ownership or possession of residential or commercial buildings.
- Notify the Building Department at 708-755-1880 ext. 112 at least 2 weeks prior to closing.
- Complete the Transfer Certificate Application(PDF). This application must be completed if you are selling the property or Transferring ownership to someone else.
- Review the Inspection Checklist (PDF). The checklist is comprised of the compliance codes that will be reviewed during the inspection. After inspection, owner will be provided with a non-compliance report listing violations.
- Provide ownership documents and payment to the Building Department to schedule a Compliance Inspection. inspection includes 1st & final and expires in 90 days from initial inspection date.
It is your responsibility to read through both the Ordinance and Checklist. Should you have any questions please see the Building Department Clerk.
- What are my options to sell after the inspection?
OPTION 1: Fix all violations and close within 90 days of inspection
- You must comply with all violations and close within 90 days of inspection, otherwise you must the process must start all over.
- Once repairs have been completed you will need to call the Building Department to schedule a final inspection. Once the final inspection “Pass” all violations, the village will issue a Transfer Certificate that you will need to complete the closing of your property (buyer’s name is needed to print on certificate).
- A final water bill must be paid before certificate is issued.
OPTION 2: Sell the property "as-is"
- In the event you choose to sell the property “As-Is” the potential new owner, buyer or transferee will need to sign a Buyer's Closing Affidavit (PDF) prior to closing. The affidavit holds the buyer responsible to correct all code violations before occupying the property.
- The buyer is responsible to bring property into compliance within 45 days after closing. The property cannot be occupied until all violations are corrected. A Conditional Transfer Certificate is issued for a closing to transfer of ownership.
- A final water bill must be paid before the certificate is issued and water service will be discontinued on the closing date.
- What do I do about the water service when transferring ownership?
If Selling Property
The CURRENT owner must request a final water bill once all violations are in compliance and there is a closing date scheduled and must be paid prior to closing. Please note: Water services will be disconnected on the same day as scheduled closing.
After the closing, the new owner must come in to the water department to establish new water service by completing a Water Service Application (PDF) and must provide ownership (copy of deed) along with copy of state issued ID card. Starting water service requires a deposit.
If Selling As-Is
If the property is sold “As-Is,” the CURRENT owner must request a final water bill once a closing date has been scheduled and must be paid prior to closing. Please note: Water services will be disconnected the same day as the scheduled closing.
At this point, the new owner must have a signed Buyer's Closing Affidavit. The new owner must contact the Water Department at (708) 755-1880 to discuss temporary water service options as each situation varies depending on the extent of open violations. A Conditional Transfer Certificate may be granted “temporary water service” as work is being performed but, ONLY after all proper permits are issued. The property cannot be occupied until all violations are corrected.
Whenever there is a proposed change of ownership or possession of any commercial or residential building, such change shall not be made unless a Transfer Certificate has been issued by the Building Department. The requirement of obtaining a Transfer Certificate are mandatory on all changes of ownership or possession of residential or commercial building located with in the Village. Before the Transfer Certificate is issued, an inspection of the premises is required and a final water bill must be paid.
The inspection fee for a single dwelling residential property is $175. Fee for a multiple dwelling is $175 plus $25 per unit and includes 2 inspections (first and final), thereafter an additional fee of $25 will be assessed per inspector.
For commercial and industrial properties, the fee is $200 plus $25 per additional unit and includes 2 inspections (first and final), thereafter an additional fee of $25 will be assessed per inspector. The for-sale inspection is valid for 90 days from Inspections date.
Acceptable forms of payment are cash, money order, Visa, MasterCard, Discover, and certified or cashier checks.
Transfer Certificate Application (PDF)
Basic Inspection Requirements
The building department will schedule and inspection of the premises and if the premises discloses that the premises is in compliance with the village building code, housing code, plumbing code, electrical code and all other village chapters relating to building construction and maintenance, a Transfer Certificate will be issued.
If an inspection of the premises discloses noncompliance with any of the codes or ordinances referred to herein, said department shall issue a noncompliance report and stating that the premises shall be brought into compliance within forty-five days, or by a date thereafter established by the building department.
All utilities must be on by the date of inspection.
Transfer Inspection Checklist (PDF)
An owner who has not completed the repairs identified through the inspection may nevertheless transfer ownership of the property If the buyer, conveyee, transferee, assignee or successor in title, ownership or interest ("Buyer") has entered into an agreement with the village by signing a affidavit and agreeing to bring the structure into compliance within the time frame determined by the building director but within a period not to exceed on hundred eighty calendar days after the closing of the transaction.
Buyer's Closing Affidavit (PDF)
If buyer enters into such agreement, a "Conditional Transfer Certificate" will be issued in order to allow the closing to be completed.