Re-Occupancy InspectionAre You Renting or Selling Your Home?In the late 1980's, the Village of Park Forest instituted a Change of Occupancy Inspection program. Any time the occupants of a home change -- whether the property is for sale or rent -- an inspection is required.
To schedule a Change of Occupancy Inspection when you are selling your home, we will need a legible signed and dated copy of the sales contract, the application for inspection, and the $100 inspection fee. Inspections are scheduled in the order they are received. All utilities must be on at the time of inspection.
After the initial inspection, the Buyer may assume responsibility for abating any violations found during the inspection. In this case, the Buyer would sign the attached waiver assuming the responsibility for repair. After the property closed and the Buyer has completed the necessary repairs, a re-inspection would take place.
If, during the course of the inspection, it was determined that work was done on the home that required a building permit but the permit was not applied for, please click here.
When a home is being purchased as investment property (to be rehabbed or to be used as rental property), the Buyer will schedule and pay for the Change of Occupancy Inspection after the closing, when the home is "turn-key" ready. The Investment Property Waiver form must be completed by the Buyer and turned in to the Building Department before transfer stamps are sold.
After the dwelling passes the Change of Occupancy Inspection, a Certificate of Occupancy will be issued. The seller is also responsible for purchasing transfer stamps at a cost of $5.00 per $1,000. Transfer stamps are payable by Cashier's Check, Money Order, Certified Check, Credit Card and Cash. We will be unable to accept personal or business checks for transfer stamps.
Application for Change of Occupancy Inspection-Rental Property
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Prior to a new tenant moving into a dwelling, a Change of Occupancy Inspection is required.
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The property must be ready for inspection, vacant, and all utilities must be on.
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The cost of the inspection is $100 ($50 for multi-family dwellings i.e. apartment buildings).
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A copy of the lease must be provided at the time of application for inspection.
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Inspections are scheduled in the order they are received.
In addition, as of March 1, 2008, all landlords must be registered through the Park Forest Police Department under the regulations of the Village of Park Forest's Crime Free Housing Ordinance. Please visit the Park Forest Police Department webpage for further information.
Residential Change of Occupancy Inspection Program
Whenever the occupants of a dwelling change, a Re-Occupancy Inspection is required. This program exists to:
- Forewarn and protect you from dangerous or unsatisfactory housing conditions
- Preseve the existing housing stock in Park Forest
- Prevent the deterioration of residential buildings
- Provide an effective way of enforcing ther Village's building, housing, and health codes
- Enhance the quality of life in our urban environment
Each time a dwelling changes occupants, an inspection for code compliance is performed by our Building Department. Applications for inspection are available at the Village Hall.
You need to apply at least seven days before the inspection, and a $100.00 fee is required. Inspections are scheduled from 10 a.m. through 3:30 p.m. on weekdays only (Monday through Friday).
If we identify any violations, you will have a reasonable amount of time to correct them. After you complete the repairs, you will contact the initial housing inspector to come back and perform a re-inspection of the property.
Occupancy can occur only after a Certificate of Occupancy is issued (after the satisfactory inspection is completed).
CHANGE OF OCCUPANCY INSPECTION
The seller or their agent applies for the Residential Change of Occupancy inspection at least seven days before the results are needed. The Seller or the Seller's Agent must submit:
All properties must be ready for inspection at the time of application and all utilities must be on.
Items to be checked during the interior inspection include, but are not limited to:
- carbon monoxide detector (within 15 feet of every sleeping area) as of January 1, 2007
- smoke detectors operational
- windows open properly and are screened; no cracked or broken glass
- no electrical wires are exposed
- all sinks, tubs, faucets, handles and drain pipes are leak-free
- all gas supply lines have shut-off valves
- furnances and water heaters function properly
- certification of heating appliance required
- chimney flue cleaned and checked if a fire place is present
- electrical service panel boxes (fuse or breaker) are identified
- Electrical Service Upgrade to 100 amp service required (MCO 18-290 adopted January 1, 2006)
- Electrical certification may be required
- GFI outlets are required within 6 feet of every water source and all exterior outlets
- proper sump pump connections and discharge
IMPORTANT NOTE: For certifications and repairs performed on your property, contractors are required to be licensed with the State of Illinois (plumbers and roofers) and registered with the Village of Park Forest (all contractors).
Items to be checked during the exterior inspection include, but are not limited to:
- no chipped, peeling or flaking paint
- siding or brick mortar tuck pointing is not damaged
- chimney is capped
- property is free of debris, yard waste, branches
- driveways and walkways are not deteriorated
- grass and weeds are not more than eight inches high
- fences need to be secure and structurally sound
If you have any questions, contact the Building Department at 708-503-7703.
If items are found and repairs need to be made, please obtain the proper BUILDING PERMITS before performing the work. Failure to obtain permits could delay the sale of Transfer Stamps.
A private professional inspection, by an inspector of your choice, may be obtained but will NOT be accepted in lieu of the Village inspection.
INVESTMENT PROPERTY
- If the property is being purchased as investment property (property that will be used as rental property or property that is being purchased to rehab/renovate and then re-sell) or HUD/VA property, the re-occupancy inspection will take place after the closing
- The buyer will arrange for the inspection when the property is turn-key ready
- A copy of the lease must be provided at the time of application for inspection
- The home must be inspected prior to occupancy
TRANSFER STAMPS
Village ordinance requires the seller of property located within the Village Limits to purchase transfer stamps. These stamps are required for the seller to transfer that property to a new owner, and for a new deed to be recorded.
To purchase transfer stamps, you will need to fill out a two-part form available from the Building Department at Village Hall. Stamps are usually purchased by the seller the day before closing.
Information needed includes:
- address of the property being sold
- property index number (tax ID number)
- date of the deed
- type of deed you are conveying to the new owner (i.e., warranty, special warranty, trust, quit claim)
- name and current address of both the seller and purchaser
- seller's signature (seller's agent or attorney may sign for the seller)
The fee is based on $5.00 per $1,000.00 of the purchase price. Transfer stamps are payable by cashier's check, money order, certified check, credit card, or cash. Business or personal checks will not be accepted as payment for transfer stamps.
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