§ 12-92. Condominium conversion requirements.

(a)

Compliance with state law and local supplemental regulations required. No real estate may be submitted under the Condominium Property Act, 765 ILCS 605/1 et seq., as a conversion condominium unless full compliance is had to any and all requirements of such law and to the following requirements:

(1)

Heating, cooling, hot water, roof covering, windows, patio doors and balconies or plumbing systems which are beyond 50 percent of their life expectancy must be replaced rather than repaired.

(2)

Upon notification of the intent to convert, the building department of the village shall make an inspection of the interior common areas to determine the amount of work required to repair or replace stairs, handrails, smoke detectors, lighting, carpeting and painting to bring such areas up to the building code requirements of the village.

(3)

The building department and village engineer shall inspect exterior common areas to determine whether resurfacing and drainage work is required.

(4)

The owner/developer must install entry doors with security systems.

(5)

If the following items in a unit to be converted are in excess of ten years of age, then they must be replaced with new items, namely: cabinets, countertops, refrigerator, dishwasher, floor coverings, lighting fixtures and interior plumbing fixtures.

(6)

Sprinkler systems are required to be installed in all nonflexicore buildings which shall be submitted pursuant to state law.

(7)

Battery backup electric exit signs shall be installed.

(8)

Emergency lighting shall be installed pursuant to the section 14-48-070 of the Chicago Electrical Code adopted in this chapter.

(9)

Self-closing devices shall be installed on all building and unit entry doors.

(10)

A knox box on the exterior of buildings with keys for utility, meter rooms and furnace rooms shall be installed.

(11)

AC powered carbon monoxide detectors shall be located near all furnace rooms in all units and common areas.

(12)

Landscaping shall be upgraded to establish aesthetically attractive appearances of all exterior common elements.

(13)

All public walks of the common elements are required to be in good order, stead and repair.

(14)

All laundry room appliances in excess of eight years of age shall be replaced with new appliances.

(15)

There shall be installed fire detection systems with an annunciator panel in accord with fire department requirements and the village's fire code. The fire alarm contractor shall contact the fire department to meet and discuss the placement of all devices, and that all buildings with alarms shall have an annunciator at point of entry, smoke detection in areas per fire department and all suppression systems be monitored along with pull stations and audio/visuals.

(16)

Fire extinguishers shall be installed in each individual unit. The size and type of fire extinguisher shall be determined by the fire department in accordance with the fire protection code.

(17)

All traffic flow for common element driveways and parking lots shall be subject to village building inspector and fire chief review and acceptance.

(18)

Smoke detectors shall be installed pursuant to this Code and shall have an AC battery backup. Smoke detectors shall additionally be installed in each individual bedroom.

(b)

Property report required. In addition to all other requirements of this section, before any real estate may be submitted under the provisions of the State Condominium Property Act, 765 ILCS 605/30 et seq., as a conversion condominium, the owner or developer shall submit a property report to the building department of the village which report shall contain the following:

(1)

A report from a qualified licensed engineer or registered architect describing the condition and expected useful life of the roof, foundation, external and supporting walls, mechanical, electrical, plumbing, heating, cooling, hot water, plumbing systems, windows, patio doors and balconies, structural elements and all other common facilities, together with an estimate of repair and replacement costs for those items needing repair or replacement at current market prices. The report shall include the dates of installation of the facilities as first installed and the dates of the major repairs to such facilities.

(2)

A licensed electrical contractor's evaluation of the electrical system, together with recommendations as to the items needed to be repaired or replaced to bring the system up to the Chicago Electrical Code.

(c)

Inspections. All inspections by the building department of the village and the village engineer relating to repair or replacement of any items identified as needing repair or replacement as set forth in this article must be completed by the owner or developer prior to the submission of the subject real estate to the provisions of the Condominium Property Act, 765 ILCS 605/30 et seq.

(d)

Building permits. Building permits shall be issued individually by the individual unit, and common area permits shall be issued separately. There shall be a per unit fee, as shown in the village fee schedule, charged in excess of all regular permit fees, and there shall also be charged all applicable inspection fees associated with inspections to be made for such conversion. There shall be a common element fee based on a charge as shown in the village fee schedule per $1,000.00 of estimated cost of construction.

(e)

Administration and enforcement of section.

(1)

Adoption of rules and regulations authorized. The building department of the village shall administer this article and may adopt rules and regulations for the effective administration of this article. The building department or the village is not responsible for the validity and completeness of any property reports required by this article as originated by the developer.

(2)

Notice of sale of building as condominium. It shall be the duty and responsibility of the developer who intends to offer a building for sale as a condominium, to notify the department in writing of his intention to do so.

(3)

Rights, obligations and remedies. The rights, obligations and remedies set forth in this division shall be cumulative and in addition to any other available at law or in equity. The department or any prospective purchaser, purchaser or owner of a unit may seek compliance by injunction of any provisions of this section, provided that only the department may enforce the provisions of this section.

(Code 1978, §§ 4-13-1, 14-13-2; Code 1997, §§ 18-351—18-353; Ord. No. 06-08-07, § 9, 8-7-2006; Ord. No. 09-02-04, § 7, 2-17-2009; Ord. No. 09-08-16, § 7, 8-18-2009)