Your Place recently sat down with James Haran, central district chief of the City of Chicago’s Department of Buildings, to discuss the building inspector’s role, the issues that arise and the follow-up procedures for complaints. The department enforces building codes throughout the city to ensure that properties are safe and sanitary.
Q–What is your role?
A–My role is to govern and monitor the properties that run from 55th Street to North Avenue to the lake to Kedzie Avenue. Within those geographic boundaries, I do annual building inspections, exterior wall inspections and inspections generated by complaints–mostly tenant-related complaints, such as heat.
Q–How is your district organized?
A–There are three supervisors, 15 inspectors and two district task force teams that are a combination of plumbing, electric and conservation inspectors, who give a comprehensive exam of the property and testify in court. We work with the city’s plumbing, electrical and demolition bureaus, which are specialty groups that are equipped and trained in those areas.
Q–What is the Department of Building’s mission for rental housing?
A–The mission is to rehab and develop properties and to be a watchdog for tenant complaints to ensure that landlords meet building standards. Typically, the inspections are complaint-driven. Whatever the tenant might feel is problematic, we inspect the complaint and, if validated, write it up and send a notice to the owner. We’re not harnessed to that specific complaint–we also do a general overview over and beyond the general complaint. For example, peeling paint. We might take that peeling paint and go much further in that area, such as checking electrical and plumbing. We’re trying to redevelop the property into better living conditions.
Q–How have real estate conditions changed over the years with the conversion and development boom?
A–As I see it, it has become almost a Manhattan. In essence, you’re taking vacant properties, rehabbing and developing lofts and condos. Probably from Rogers Park and Howard Street, all the way through the University of Chicago on the lakefront, you’ll see a building boom, and you’ll see it, particularly, in the Loop. The migration that once went to the suburbs is now returning, and I think that’s the change. I see a great many suburbanites now returning. The parties that once left thinking there were greener pastures on the outside of the city limits are now re-evaluating and taking a look here.
Q–What do you inspect?
A–Health and fire safety. We’re definitely going to look at smoke detectors and entrances to make sure that the occupant can readily get out. Conversion is a big issue for inspectors. There’s a new conversion-conscious behavior within the Department of Buildings to assure that different parties who have taken and sublet areas of certain properties, such as basement apartments, have done so legally. The hope is to bring these people into building code compliance for a number of reasons–not only because it poses a fire hazard to neighboring properties, but also for the tenants who occupy those properties.
Q–Do you think there’s a breakdown of communication between tenant and landlord about problems around the building?
A–Tenants may feel that if they report a problem, they’ll be evicted for that honesty. I think that the owners wouldn’t be opposed to the reporting because if they could catch things at an early stage, they’re probably better served. The relationships are probably strained in areas where there’s a management change, as in high-rise properties, because it’s being changed too readily to set down some long-term relationships. But I think in typical two- to three- to four-flat apartments, a relationship can and should be established with the owner. It’s important to know that all of the calls that tenants make to the Department of Buildings are anonymous. Whatever tenants feel is a problem–not only in their building, but in neighboring properties–they should feel comfortable contacting the department. In the interest of developing and preserving relationships between landlord and tenants, it’s helpful if they can iron out a problem together first. If they can’t resolve a problem or the problem persists, then call the department.
Q–What happens when someone makes a complaint?
A–The inspections are somewhat of a surprise. We don’t necessarily set times and dates, but we do prioritize by severity. An inspector shows up and goes into units that are problematic, makes a complete analysis of that unit and maybe connecting units outside and inside. We do a comprehensive report, submit it, and then the department sends a report to the owner listing the violations that are found at that time. We also make referrals to technical bureaus of the city, such as electrical or plumbing, to dispatch an inspector to investigate those aspects.
Q–Why did the Buildings Department recently redesign its badges?
A–There was concern that there might be people impersonating inspectors from the Department of Buildings. It would be better if tenants could clearly identify a department inspector. The smaller picture perhaps didn’t give a clear enough description to the tenant on the inside viewing through the peephole. The larger picture and printed name give a better view of the person. If people are concerned if an inspector is real or not, they can call 312-744-3405 and ask to have that inspector’s name validated. A legitimate building inspector will not mind waiting while the tenant verifies if the inspector is, indeed, with the city. It will give the tenant comfort knowing that the person you’re allowing access to your unit is an inspector.
Q–Do you think that the court system is effective in making bad landlords or owners accountable for the buildings that aren’t up to code?
A–Yes. There’s a new administrative hearing unit, which has a lot of the powers of court. It has been an effective tool for the Department of Buildings to take some of the workload out of the courts, share that responsibility and make sure the outcome of code compliance. Oftentimes in the past, the court system was flooded with cases, and there would be seemingly endless continuances. Now, I think it’s a lot swifter.
Q–What’s the average number of inspections and complaints you handle?
A–We do about 22,000 annual inspections, approximately 3,000 exterior wall inspections and 15,000 or so complaints, though this number varies. We also inspect about 6,000 to 7,000 assembly units, such as taverns, restaurants and bars.
Q–Before someone moves into a building in Chicago, how can he learn if the building has a record with the Department of Buildings?
A–If you feel the need to check out the building, go to Freedom of Information, room 903, City Hall, where you can obtain documentation on the address. The report shows past violations and is a blueprint of the Department of Buildings’ relationship with that property. If you need help explaining technicalities on the document, bring it to the Buildings Department and an area inspector can help explain it.
