Sample Signature Report - RentConfident, Chicago IL

Signature Report - RentConfident

This report was printed direct from the browser and is therefore missing a few things. RentConfident Reports have a custom PDF version for printing that can be found using the "PDF" button available on the first page of every report.

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RentConfident Sample Signature Report

Prepared for Selena Mendes
Generated on 2015-01-23 03:41:14

All persons viewing this report acknowledge and agree that they are subject to the provisions of RentConfident's Privacy Policy and Terms & Conditions of Use. This report is provided for informational purposes only. While RentConfident strives to ensure that each Report is as complete and accurate as possible, limitations in available data and otherwise may effect the content of a particular Report. This Report is merely one of many available resources to assist you in your housing-related decision(s). You should not rely solely on this Report when determining whether (or not) to rent or purchase a particular property.

About the Confidence Factor™

The RentConfident Confidence Factor™ is our rating of the risks involved in renting at this location.

It is based on a scale of 1 to 100. Much like a school exam, the "average" rental will rate somewhere between 70-79, with excellent rentals scoring higher and weaker rentals scoring lower.

We consider rentals that score below 50 to be too high of a risk for the average tenant. Experienced tenants with flexible lifestyles and home maintenance experience may have no problem living in these properties, but we do not endorse them for first-time renters or anyone looking for a long-term living arrangement.

Not all of the details in this report are included in the calculation of the Confidence Factor™, but here are some things we consider:

Balances due on mortgage and property taxes
Liens and judgments
Pending foreclosures
Nearby violent crime rates
Landlord reputation
Landlord major court history (bankruptcies, evictions, contract disputes, etc.)

This report is based entirely on data available to the public on government and real estate websites. RentConfident collects the available data and presents it in a single location for easy review.

Because we rely only on public data, there are some features that we cannot include, as much as we might wish to. There are also some boundaries of privacy that we will not cross. Here are some things you will not see:

Maintenance staff names & criminal records
Names of owner's children
Court history for landlords with very common names
Names of the trustees who own anonymous land trusts
Landlord divorce and child support history

Confidence Factor™ 77/100

About the Confidence Factor™

The RentConfident Confidence Factor™ is our rating of the risks involved in renting at this location.

It is based on a scale of 1 to 100. Much like a school exam, the "average" rental will rate somewhere between 70-79, with excellent rentals scoring higher and weaker rentals scoring lower.

We consider rentals that score below 50 to be too high of a risk for the average tenant. Experienced tenants with flexible lifestyles and home maintenance experience may have no problem living in these properties, but we do not endorse them for first-time renters or anyone looking for a long-term living arrangement.

Not all of the details in this report are included in the calculation of the Confidence Factor™, but here are some things we consider:

Balances due on mortgage and property taxes
Liens and judgments
Pending foreclosures
Nearby violent crime rates
Landlord reputation
Landlord major court history (bankruptcies, evictions, contract disputes, etc.)

This report is based entirely on data available to the public on government and real estate websites. RentConfident collects the available data and presents it in a single location for easy review.

Because we rely only on public data, there are some features that we cannot include, as much as we might wish to. There are also some boundaries of privacy that we will not cross. Here are some things you will not see:

Maintenance staff names & criminal records
Names of owner's children
Court history for landlords with very common names
Names of the trustees who own anonymous land trusts
Landlord divorce and child support history

Beware!

This apartment is priced well below the neighborhood average for places of this size. 80% of 1 bedroom rentals in this neighborhood are listed for $1700 or higher.

A common scam tactic is for phony landlords to copy legitimate ads and reproduce them at too-good-to-be-true prices, and then profit off of collecting security deposits on apartments that they do not actually own.

These scammers generally never meet you in person and are unable to show you the property in person, usually claming that they are out of the country on a work assignment.

Use extreme caution and verify that you are dealing with the real owner before proceeding with a lease at this property.

The Basics

Requested Address:

1604 W Shermer Blvd, Unit #406, Chicago, IL

Official Address:

800 N Graham Ave, Unit #406, Chicago, IL

Geographic Details

Coordinates:

41.XXXXXX, -87.XXXXXX

City of Chicago Address:

1600 W Shermer Blvd

Cook County Address:

800 N Graham Ave

2010 Census Tract:

841900

General Information

Apartment Specs:

1 Bed, 1 Bath, asking $1200

Owner:

Brownacre Investments LLC

Property Manager:

Sweet Giardiniera Realty, LP

Main Contact:

Property Manager

Building Type:

Condominium

Condominium Association:

Shermer-Graham Lofts Condominium Association

Condominium Assn Manager:

Prim and Proper Management Services, Inc

Neighborhood:

Greektown (Wikipedia)

For more info about the local area, including political boundaries, school districts, crime rates and parking, select "Area" from the menu up top.

Property Details

Property ID Number:

17-17-171-717-1104

County Building Type Code:

2-99

Description:

Residential condominium

The county uses these codes to set property tax rates.

Your RentConfident Guide

RentConfident reports are not automated. While we do have a lot of research tools to guide us, each report is researched and assembled by hand. Your RentConfident Guide is the team member who took the lead in generating this particular report. If you have questions or think we missed something you can follow up directly with your Guide.

Your Guide:

Joe Smith

Contact info:

joe@rentconfident.com

Photo

Map

Signature Report - RentConfident

This report was printed direct from the browser and is therefore missing a few things. RentConfident Reports have a custom PDF version for printing that can be found using the "PDF" button available on the first page of every report.

This report's unique verification code is: SIGNATURE-SAMPLE

To verify that this printed report has not been altered, contact us at support@rentconfident.com with the verification code and we will let you know.

RentConfident Report: Alerts

Positive

Frequency

Building permits on file

Very Rare

Building permits on file

Very Rare

Solid condominium association

Very Rare

Solid condominium association

Very Rare

Good public transit

Very Common

Good public transit

Very Common

Low crime rates - lesser crimes

Common

Low crime rates - lesser crimes

Common

Low hardship index

Rare

Low hardship index

Rare

Property taxes paid

Very Common

Property taxes paid

Very Common

Local owner

Very Common

Local owner

Very Common

Low eviction rate

Very Common

Low eviction rate

Very Common

Yelp 3 - 5 Star Rating

Very Rare

Yelp 3 - 5 Star Rating

Very Rare

New ownership

Very Rare

New ownership

Very Rare

Negative

Frequency

Suspected listing fraud

Very Rare

Suspected listing fraud

Very Rare

Employee wanted for a crime

Very Rare

Employee wanted for a crime

Very Rare

Major building code violations

Rare

Major building code violations

Rare

Foreclosure risk

Rare

Foreclosure risk

Rare

Property in probate

Very Rare

Property in probate

Very Rare

Neutral

Frequency

Pets permitted by condominium association

Very Rare

Pets permitted by condominium association

Very Rare

Your Alerts Explained

Your Alert

What it means

Considerations

Positive

Building permits on file

Building permits are required from the city for major renovation work. This ensures that the work is done safely. This owner has filed permits for work in the past 24 months.

Small fixes and changes to an apartment do not require permits, but if you see a brand new wing, new wiring or a new porch there should be permts on file for the work.

Building permits on file

Meaning: Building permits are required from the city for major renovation work. This ensures that the work is done safely. This owner has filed permits for work in the past 24 months.

Consider: Small fixes and changes to an apartment do not require permits, but if you see a brand new wing, new wiring or a new porch there should be permts on file for the work.

Solid condominium association

The condominium association shows a low foreclosure rate, low eviction rate and a good sense of professionalism.

When renting a condominium, the maintenance of common areas like the hallways, yard and parking lot will be the responsibility of the condominium association. You want to be sure that they're financially solvent and that you are not likely to be living in

Solid condominium association

Meaning: The condominium association shows a low foreclosure rate, low eviction rate and a good sense of professionalism.

Consider: When renting a condominium, the maintenance of common areas like the hallways, yard and parking lot will be the responsibility of the condominium association. You want to be sure that they're financially solvent and that you are not likely to be living in

Good public transit

This location has at least two of the following options within half a mile: CTA train, Metra Train, Bus or Divvy bicycle sharing.

Even if you drive everywhere it's good to know you have public transit options available for snowy days and late nights.

Good public transit

Meaning: This location has at least two of the following options within half a mile: CTA train, Metra Train, Bus or Divvy bicycle sharing.

Consider: Even if you drive everywhere it's good to know you have public transit options available for snowy days and late nights.

Low crime rates - lesser crimes

Over the past 12 months this police beat has a below-average crime rate for crimes considered non-index, or less serious.

These types of crimes are not as frequently reported to the police, so the statistics may not be as accurate as those available for serious crimes like homicide and aggravated assault.

Low crime rates - lesser crimes

Meaning: Over the past 12 months this police beat has a below-average crime rate for crimes considered non-index, or less serious.

Consider: These types of crimes are not as frequently reported to the police, so the statistics may not be as accurate as those available for serious crimes like homicide and aggravated assault.

Low hardship index

Chicago uses a "hardship index" of 1-100. A low hardship index implies that life is pretty good.

Low hardship, while generally indicating lower crime rates, usually also means higher living expenses.

Low hardship index

Meaning: Chicago uses a "hardship index" of 1-100. A low hardship index implies that life is pretty good.

Consider: Low hardship, while generally indicating lower crime rates, usually also means higher living expenses.

Property taxes paid

The owner has paid their property taxes on time.

The penalties for unpaid property taxes are slow in coming but can end up with the owner losing the building. Unpaid property taxes can also mean that the owner is short on funds or careless.

Property taxes paid

Meaning: The owner has paid their property taxes on time.

Consider: The penalties for unpaid property taxes are slow in coming but can end up with the owner losing the building. Unpaid property taxes can also mean that the owner is short on funds or careless.

Local owner

This owner lives in Chicago or the suburbs. If something goes wrong they can be on site the same day.

Local owners are not necessarily any easier to get hold of than long distance owners. They may also stop by too often for your tastes.

Local owner

Meaning: This owner lives in Chicago or the suburbs. If something goes wrong they can be on site the same day.

Consider: Local owners are not necessarily any easier to get hold of than long distance owners. They may also stop by too often for your tastes.

Low eviction rate

The average landlord has to evict 1 in 20 tenants. This landlord has a below average eviction rate given the size of their apartment inventory.

A low eviction rate does not necessarily mean that the landlord will go easy on you if you miss a rent payment. It does mean that they're pretty good in avoiding the sorts of bad tenants that you wouldn't want as neighbors.

Low eviction rate

Meaning: The average landlord has to evict 1 in 20 tenants. This landlord has a below average eviction rate given the size of their apartment inventory.

Consider: A low eviction rate does not necessarily mean that the landlord will go easy on you if you miss a rent payment. It does mean that they're pretty good in avoiding the sorts of bad tenants that you wouldn't want as neighbors.

Yelp 3 - 5 Star Rating

Your main point of contact has a rating of 3 stars or higher on Yelp.com

The average property management rating on Yelp is 1.5 to 2 stars. 3+ star ratings are very, very rare in this industry.

Yelp 3 - 5 Star Rating

Meaning: Your main point of contact has a rating of 3 stars or higher on Yelp.com

Consider: The average property management rating on Yelp is 1.5 to 2 stars. 3+ star ratings are very, very rare in this industry.

New ownership

The building was sold within the past 12 months.

Landlords generally purchase weak investments and try to make them better. A newly purchased building is more likely to see big improvements while you're living there.

New ownership

Meaning: The building was sold within the past 12 months.

Consider: Landlords generally purchase weak investments and try to make them better. A newly purchased building is more likely to see big improvements while you're living there.

Negative

Suspected listing fraud

This property is priced too low for its neighborhood. It may be a fake listing. Verify ownership before proceeding.

Use the details we provide in the Owner section to verify that you're dealing with the real Owner or manager before sending any money or personal information or signing a lease.

Suspected listing fraud

Meaning: This property is priced too low for its neighborhood. It may be a fake listing. Verify ownership before proceeding.

Consider: Use the details we provide in the Owner section to verify that you're dealing with the real Owner or manager before sending any money or personal information or signing a lease.

Employee wanted for a crime

Someone involved with the property is wanted for a crime.

A "wanted" status does not necessarily mean the person is guilty. Review the Owner and Manager tabs in this report. Do not attempt to apprehend this person yourself.

Employee wanted for a crime

Meaning: Someone involved with the property is wanted for a crime.

Consider: A "wanted" status does not necessarily mean the person is guilty. Review the Owner and Manager tabs in this report. Do not attempt to apprehend this person yourself.

Major building code violations

We found some major code violations for this property in the past 24 months that could affect your personal safety.

Talk to the landlord about the code violations and ask how they have been resolved.

Major building code violations

Meaning: We found some major code violations for this property in the past 24 months that could affect your personal safety.

Consider: Talk to the landlord about the code violations and ask how they have been resolved.

Foreclosure risk

A foreclosure suit has been filed against this property within the past 2 years. In the event of foreclosure, the bank may choose to change or terminate your lease with relatively short notice.

Foreclosure cases do not always result in an actual foreclosure, and they can take several years to complete. Ask the owner to place $500-1000 for repairs in an escrow account and pay close attention to the mail for notice of foreclosure just in case.

Foreclosure risk

Meaning: A foreclosure suit has been filed against this property within the past 2 years. In the event of foreclosure, the bank may choose to change or terminate your lease with relatively short notice.

Consider: Foreclosure cases do not always result in an actual foreclosure, and they can take several years to complete. Ask the owner to place $500-1000 for repairs in an escrow account and pay close attention to the mail for notice of foreclosure just in case.

Property in probate

The original owner of this property has passed away. Ownership is now disputed between his/her heirs in the probate court system. Once the case is settled the new owner may attempt to change or terminate your lease.

Make sure to get a receipt for all rent payments and document all repair requests. Be ready to move on short notice.

Property in probate

Meaning: The original owner of this property has passed away. Ownership is now disputed between his/her heirs in the probate court system. Once the case is settled the new owner may attempt to change or terminate your lease.

Consider: Make sure to get a receipt for all rent payments and document all repair requests. Be ready to move on short notice.

Neutral

Pets permitted by condominium association

This condominium association allows owners to keep pets in their property.

Individual landlords who are renting out condos may ban pets even if their association allows them. This is the landlord's prerogative, although both the landlord and the condo association must make exceptions for medically-necessary animals like seeing e

Pets permitted by condominium association

Meaning: This condominium association allows owners to keep pets in their property.

Consider: Individual landlords who are renting out condos may ban pets even if their association allows them. This is the landlord's prerogative, although both the landlord and the condo association must make exceptions for medically-necessary animals like seeing e

Signature Report - RentConfident

This report was printed direct from the browser and is therefore missing a few things. RentConfident Reports have a custom PDF version for printing that can be found using the "PDF" button available on the first page of every report.

This report's unique verification code is: SIGNATURE-SAMPLE

To verify that this printed report has not been altered, contact us at support@rentconfident.com with the verification code and we will let you know.

RentConfident Report: Building

Ratings (0 to 5 stars)

Structure

Risky

Solid

Stability

Low

High

Noise

Quiet

Noisy

Ratings (0 to 5 stars)

Structure

Risky

Solid

Stability

Low

High

Noise

Quiet

Loud

Ratings Explained

Structure

We look at the age of the building, its violations and potential for exposure to health hazards to create the Structure rating. The higher the structure rating, the less likely you are to experience injury, health problems and damage to your belongings due to faults in the building.

Stability

The Stability rating is our assessment of how likely it is that the building is sold or taken by a new owner over the next 1-2 years. We consider foreclosure risk, property tax payment history, liens, probate status and whether or not the building is for sale to generate the Stability rating.

Noise

The size, location and layout of the building are some of the factors we consider in calculating the Noise factor of the building.

Building Alerts

Positive

Building permits on file

Very Rare

Property taxes paid

Very Common

New ownership

Very Rare

Negative

Suspected listing fraud

Very Rare

Major building code violations

Rare

Foreclosure risk

Rare

Property in probate

Very Rare

Building Alerts

Alert

Frequency

Positive

Building permits on file

Very Rare

Property taxes paid

Very Common

New ownership

Very Rare

Negative

Suspected listing fraud

Very Rare

Major building code violations

Rare

Foreclosure risk

Rare

Property in probate

Very Rare

General Information

Construction Date:

2002

Building Type:

Condominium

Total Floors:

9

Total Units:

563

Owner Occupied:

No

Building Trivia:

Building originally served as an undergarment factory. Converted to condominiums in 1999.

Building Real Estate History & Events

Last Sale Date:

Apr 8, 2008

For Sale:

No

Property Taxes:

Paid

Bank Owned:

No

Foreclosure:

In process.

Liens:

None

Fire at Property:

Yes

In Probate:

Yes

Property Tax Details

Every year your landlord must pay property taxes for the prior year in two installments. If they don't pay the taxes, the balance due can be sold by the county to an outside party. If the owner does not pay back the debt within a certain amount of time, the outside party gets the whole building.

The county will lower property taxes for specific groups. These discounts are called property tax exemptions. For example, an owner who lives on site can take a homeowner exemption. Exemptions also exist for seniors, veterans, home renovators and active military.

2012 Taxes:

Paid

2013 Taxes:

Paid

2014 Taxes:

Not due yet.

Taxes Sold:

No

Tax Exemptions:

None

Foreclosure Details

If an owner borrows money to buy a property and doesn't repay it on time, the lender can take the property. In Illinois this must be done through the courts. The process is called foreclosure.

It takes an average of 1-2 years for a foreclosure case to get through the court system. However, once it's completed the bank has a right to remove all tenants with 60 days written notice.

Foreclosure lawsuit filed July 8 2014 by JP Morgan Chase.

Lien (Debt) Details

Major debts owed on a property are called liens. These can include past due water bills, major repair costs, unpaid condo fees and mortgages.

Please note that RentConfident does not count mortgages as abnormal debts.

No Liens found for this property.

Tenant Rights

Renters' rights in Chicago are subject to either the city or state laws, depending on the size of the building and whether or not the landlord lives on site. The Chicago city laws offer far greater protection for tenants than the state laws. These laws are called landlord-tenant ordinances.

This property is covered by the Chicago ordinance.

Fire Details

There is no consistent source of data on the locations of building fires in Chicago. However, if we can find record of a fire at this property through news and other secondary sources we will include the information we find here.

Fire in October 2003 damaged unit on 9th floor and its adjacent rooftop deck. No injuries.

Probate Details

When someone dies, their heirs may contest their will in court. The court that handles these matters is called probate court. If a building is "in probate" its ownership is being disputed by the heirs of the deceased prior owner.

This owner's estate is party to probate case #2013-P-XXXXXX. View Case Info (Fake link)

Health Hazards

Lead-Based Paint

Lead is a poisonous metal that can cause brain damage, kidney damage, slowed growth, hearing problems and many other health issues. It is particularly hazardous to children. The use of lead-based paints was banned in residential buildings in 1978. Older buildings may still have lead-based paint, which can enter your system when it chips or flakes. Landlords are required to disclose if they know that lead-based paint is still present in your apartment.

This property was built or substantially renovated after the lead paint ban went into effect. There should not be any risk of lead inside.

Radon

Radon is a radioactive gas that can cause cancer. It is heavy, so it stays close to the ground. If your apartment is below the 3rd floor of a building, you may be at risk for radon exposure. Landlords are required to tell you if they know that radon tends to collect in your apartment.

This apartment is too far off the ground to have any risk of radon.

Other Hazards

Landlords do not need to disclose the presence of mold, asbestos or pests, nor the health problems of other/prior residents. If we have any data on these concerns they will be listed in the itemized Violations section of this page.

Building Alerts

Alert

Frequency

Positive

Building permits on file

Very Rare

Property taxes paid

Very Common

New ownership

Very Rare

Negative

Suspected listing fraud

Very Rare

Major building code violations

Rare

Foreclosure risk

Rare

Property in probate

Very Rare

Building Violations and Permits

Building Court:

No Cases.

Code Violations:

34 violations in the past 10 years. 6 of them are considered severe by the city of Chicago. An additional 15 may be causes for concern.

Problem Areas:

Building Permit - Plans Not Available On Site
Building Permit Violations - Major Work Without Permit
Building Permit Violations - Stop Work Order
Clerical
Code Violations - Miscellaneous
Conditions Detrimental To Health / Public Nuisance
Elevator
Elevator - Repealed Code
Elevator, Escalator And Lift Inspections
Exit Signs
Exterior Structure
General Upkeep And Sanitation
Heat
Heat - Repealed
Heating Appliances
Life Safety Evaluation
Miscellaneous Utility Structures And Equipment (chimneys, Escalators, Elevators, Gutters, Etc)
Obstructing Inspections
Refrigeration (air Conditioning) - Repealed
Signage
Ventilation - Repealed

Construction Permits:

None

Violation Details

Chicago requires all buildings to stay in line with their building safety code. If a building fails an inspection, the reasons for failure are called code violations. Chicago designates a select number of code violations as "severe."

The city or county may sue the landlord if the problem is sufficiently serious, in which case the landlord can be fined or the building shut down until the problem is fixed. Any lawsuits of this nature are tallied here under "Building Court Cases."

Most violations are minor and can be easily repaired. These are handled through the city, like parking tickets. However, if a building has a major code violation the owner may be sued at the County level in building court. County cases can result in major fines and even injunctions (bans) on residents staying in the building.

RentConfident reports violations as they appear in the City of Chicago's database. Bear in mind that the city can be slow to update violation status. Violations listed as "open" may have already been resolved. Discuss the violations with your landlord before signing the lease to get the latest info.

Building Court

This building has not been involved in any recent County Building Court lawsuits.

Severe Violations (per city of Chicago)

6 found.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain the exterior walls of a building or structure free from holes, breaks, loose or rotting boards or timbers and any other conditions which might admit rain or dampness to the walls. (13-196-530(b), 13-196-641)

Comments: EXTERIOR WALL REPAIRS: 1. COURTYARD-SEVERE WASHED OUT MORTAR, STRUCTURAL CRACKS; 2. OBTAIN PLANS AND PERMITS FOR REPAIRS ALL EXTERIOR WALL ITEMS.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain lintel in good repair and free from cracks and defects. (13-196-530(e), 13-196-641)

Comments: LINTELS VARIOUS LOCATIONS, ALL ELEVATIONS, RUSTED BOWING.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain balcony in good repair and free from cracks and defects. (13-196-530(e), 13-196-641)

Comments: BALCONY:1. SOUTH ELEVATION, 3RD BALCONY FROM EAST CONNECTION; TOP LOCATION, MISSING BOLTS; 2. NEAR ENTRANCE, SOUTH ELEVATION, LEFT SIDE, 4TH FLOOR BALCONY: MISSING TWO BOLTS, DANGEROUS; 3. SOUTH ELEVATION, FIRST ROW OF BALCONIES FROM EAST AT FIRST FLOOR B

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Stop nuisance to neighbors. (7-28-010, 7-28-020, 7-28-030, 7-28-060, 7-28-080)

Comments: STOP NUISANCE TO NEIGHBORS (COMBINE FLUE FOR FURNACE AND DYER VENTING)

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Heat dwelling unit adequately from September 15th to June 1st. (13-196-410)

Comments: UNIT XXX INADEQUATELY TEMPERATURE BEDROOM 61DEGREE LIVINGROOM 63 DEGREE

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Provide and maintain every facility, piece of equipment, or utility in safe and sound working condition. (13-196-400, 13-196-440)

Comments: FURNACE WORKING AT TIME OF INSPECTION, INSUFFICENT HEAT AT UNIT,MOST VENTS NOT BLOWING HEAT

Additional Violations of Note

These are additional violations that we feel you should know about.

15 found.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Repair or replace door astragal at 1st. floor.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Gate restrictor doesn't work. passenger elevator (small-3000# capacity).

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Pit light doesn't work. passenger elevator (small-3000# capacity)

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Gate restrictor doesn't work, dock door side. passenger elevator (east-4000# capacity).

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Elevator company to verify hoist ropes and/or drive sheave are within allowable tolerances. both passenger elevators.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Fire extinguisher required in machine room. both passenger elevators.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Replace worn guide rollers. passenger elevator (east-4000# capacity).

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Fire service phase 1 doesn't work. freight elevator.

Date:[redacted]

Status: Complied

Type: Elevator

Ordinance: Test governor and car safety and submit copy of test results to Elevator Bureau for all elevators. (13-156-820, 13-20-120)

Comments: FULL LOAD.

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Submit plans and obtain ventilating system permits. (13-32-010, 13-32-020, 13-32-040, 13-32-130, 13-176-240)

Comments:

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to file Life Safety Evaluation Plan with the Department of Buildings and the Fire Department. (Sec. 13-196-206)

Comments: LIFE SAFETY EVALUATION DUE JANUARY 1, 2006 HAS NOT BEEN SUBMITTED AS OF JUNE 20, 2006 CALL JOSE 312/###-####

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Keep approved and stamped plans at construction site while ventilation work and testing in progress. (13-40-090, 13-176-310)

Comments: KEEP APPROVED AND STAMPED PLANS AT SITE WHILE VENTILATION WORK AND TESTING IN PROGRESS (PERMIT #ZZZZZZ)

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Failed to maintain all exit signs illuminated when building is occupied and otherwise maintain exit signs in good condition. (13-196-090, 13-160-700 thru 13-160-770)

Comments: STAIRWELL XX AND BY UNIT # XXX, DEFECTIVE EMERGENCY LIGHT FIXTURE, EXIT SIGN BY UNITS XXX, NOT LIT.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Repair fire damage so building complies with code requirements at time of construction or alteration. (13-196-010)

Comments: NORTHEAST AREA, FIRE DAMAGE TO ROOF, ROOF TOP DECK, ELECTRICAL, CONDENSORS, PARAPET COPING AND ROOF TOP STRUCTURE. OBTAIN PROPER PERMITS AND SUBMIT PLANS.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain platform lift equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-380)

Comments: PROPERLY MAINTAIN WHEELCHAIR LIFT IN SAFE WORKING CONDITION

Minor Violations

13 found.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain and/or provide access to inspection records as provided by rule. (13-8-030, 18-30-460, Rules and Regulations for Annual Inspection Certification for Conveyance Devices 25)

Comments: Maintenance service log and fire service test log required in machine room. all elevators.

Date:[redacted]

Status: Complied

Type: Elevator

Ordinance:

Comments: PROPERLY LABEL MACHINE ROOM ENTRY DOORS.18-30-010 & 13-20-120. EV004657.

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Arrange mechanical ventilation or warm air heating system final inspection when work completed. (13-12-100, 13-176-310, 13-184-140)

Comments:

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Stop recirculating air from room contaminated by smoke, gas, or dust. (13-176-090 D)

Comments:

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain building or structure in a structurally safe and stable condition. The Building Commissioner requests submission of two (2) copies of a structural condition report prepared, signed and sealed by an Illinois licensed Architect or Struct

Comments: PROVIDE STRUCTURAL ENGINEER'S REPORT FOR BALCONY CONNECTIONS AND DETAILS

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Arrange for inspection of premises. (13-12-100)

Comments: NO ENTRY INTO BUILDING

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Post name, address, and telephone of owner, owner's agent for managing, controlling or collecting rents, and any other person managing or controlling building conspicuously where accessible or visible to public way. (13-12-030)

Comments: POST PROPER OWNER/MANAGEMENT ID (NO P.O. BOX)

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Arrange mechanical ventilation or warm air heating system final inspection when work completed. (13-12-100, 13-176-310, 13-184-140)

Comments:

Date:[redacted]

Status: Open

Type: Ventilation

Ordinance:

Comments: PROVIDE SIZING AND CALCULATIONS FOR FURNACE AND DRYER VENT RISERS (13-184-110)

Date:[redacted]

Status: Open

Type: Ventilation

Ordinance: Stop recirculating air from room contaminated by smoke, gas, or dust. (13-176-090 D)

Comments: STOP RECIRCULATING AIR FROM ROOM CONTAMINATED BY SMOKE, GAS OR DUST (BATHROOM 1ST FLR COMMON AREA)

Date:[redacted]

Status: Open

Type: Refrigiration

Ordinance: Arrange for inspection of refrigeration/air conditioning equipment. (13-192-760, 13-12-100)

Comments: CONTACT INSPECTOR XXXXXX #ZZZ @ 312-###-####.

Date:[redacted]

Status: Open

Type: Refrigiration

Ordinance: Provide ladder or other facility to access roof refrigeration/air conditioning unit. (13-192-760)

Comments:

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Arrange for inspection of premises. (13-12-100)

Comments: ALL DWELLING UNITS, NO ENTRY TO VERIFY DOOR SELF CLOSERS.

Chicago requires all buildings to stay in line with their building safety code. If a building fails an inspection, the reasons for failure are called code violations. Chicago designates a select number of code violations as "severe."

The city or county may sue the landlord if the problem is sufficiently serious, in which case the landlord can be fined or the building shut down until the problem is fixed. Any lawsuits of this nature are tallied here under "Building Court Cases."

Most violations are minor and can be easily repaired. These are handled through the city, like parking tickets. However, if a building has a major code violation the owner may be sued at the County level in building court. County cases can result in major fines and even injunctions (bans) on residents staying in the building.

RentConfident reports violations as they appear in the City of Chicago's database. Bear in mind that the city can be slow to update violation status. Violations listed as "open" may have already been resolved. Discuss the violations with your landlord before signing the lease to get the latest info.

Building Court

This building has not been involved in any recent County Building Court lawsuits.

Severe Violations (per city of Chicago)

6 found.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain the exterior walls of a building or structure free from holes, breaks, loose or rotting boards or timbers and any other conditions which might admit rain or dampness to the walls. (13-196-530(b), 13-196-641)

Comments: EXTERIOR WALL REPAIRS: 1. COURTYARD-SEVERE WASHED OUT MORTAR, STRUCTURAL CRACKS; 2. OBTAIN PLANS AND PERMITS FOR REPAIRS ALL EXTERIOR WALL ITEMS.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain lintel in good repair and free from cracks and defects. (13-196-530(e), 13-196-641)

Comments: LINTELS VARIOUS LOCATIONS, ALL ELEVATIONS, RUSTED BOWING.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain balcony in good repair and free from cracks and defects. (13-196-530(e), 13-196-641)

Comments: BALCONY:1. SOUTH ELEVATION, 3RD BALCONY FROM EAST CONNECTION; TOP LOCATION, MISSING BOLTS; 2. NEAR ENTRANCE, SOUTH ELEVATION, LEFT SIDE, 4TH FLOOR BALCONY: MISSING TWO BOLTS, DANGEROUS; 3. SOUTH ELEVATION, FIRST ROW OF BALCONIES FROM EAST AT FIRST FLOOR B

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Stop nuisance to neighbors. (7-28-010, 7-28-020, 7-28-030, 7-28-060, 7-28-080)

Comments: STOP NUISANCE TO NEIGHBORS (COMBINE FLUE FOR FURNACE AND DYER VENTING)

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Heat dwelling unit adequately from September 15th to June 1st. (13-196-410)

Comments: UNIT XXX INADEQUATELY TEMPERATURE BEDROOM 61DEGREE LIVINGROOM 63 DEGREE

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Provide and maintain every facility, piece of equipment, or utility in safe and sound working condition. (13-196-400, 13-196-440)

Comments: FURNACE WORKING AT TIME OF INSPECTION, INSUFFICENT HEAT AT UNIT,MOST VENTS NOT BLOWING HEAT

Additional Violations of Note

These are additional violations that we feel you should know about.

15 found.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Repair or replace door astragal at 1st. floor.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Gate restrictor doesn't work. passenger elevator (small-3000# capacity).

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Pit light doesn't work. passenger elevator (small-3000# capacity)

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Gate restrictor doesn't work, dock door side. passenger elevator (east-4000# capacity).

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Elevator company to verify hoist ropes and/or drive sheave are within allowable tolerances. both passenger elevators.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Fire extinguisher required in machine room. both passenger elevators.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Replace worn guide rollers. passenger elevator (east-4000# capacity).

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Fire service phase 1 doesn't work. freight elevator.

Date:[redacted]

Status: Complied

Type: Elevator

Ordinance: Test governor and car safety and submit copy of test results to Elevator Bureau for all elevators. (13-156-820, 13-20-120)

Comments: FULL LOAD.

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Submit plans and obtain ventilating system permits. (13-32-010, 13-32-020, 13-32-040, 13-32-130, 13-176-240)

Comments:

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to file Life Safety Evaluation Plan with the Department of Buildings and the Fire Department. (Sec. 13-196-206)

Comments: LIFE SAFETY EVALUATION DUE JANUARY 1, 2006 HAS NOT BEEN SUBMITTED AS OF JUNE 20, 2006 CALL JOSE 312/###-####

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Keep approved and stamped plans at construction site while ventilation work and testing in progress. (13-40-090, 13-176-310)

Comments: KEEP APPROVED AND STAMPED PLANS AT SITE WHILE VENTILATION WORK AND TESTING IN PROGRESS (PERMIT #XXXXXX)

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Failed to maintain all exit signs illuminated when building is occupied and otherwise maintain exit signs in good condition. (13-196-090, 13-160-700 thru 13-160-770)

Comments: STAIRWELL XX AND BY UNIT # XXX, DEFECTIVE EMERGENCY LIGHT FIXTURE, EXIT SIGN BY UNITS XXX, NOT LIT.

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Repair fire damage so building complies with code requirements at time of construction or alteration. (13-196-010)

Comments: NORTHEAST AREA, FIRE DAMAGE TO ROOF, ROOF TOP DECK, ELECTRICAL, CONDENSORS, PARAPET COPING AND ROOF TOP STRUCTURE. OBTAIN PROPER PERMITS AND SUBMIT PLANS.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain platform lift equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-380)

Comments: PROPERLY MAINTAIN WHEELCHAIR LIFT IN SAFE WORKING CONDITION

Minor Violations

13 found.

Date:[redacted]

Status: Open

Type: Elevator

Ordinance: Failed to maintain and/or provide access to inspection records as provided by rule. (13-8-030, 18-30-460, Rules and Regulations for Annual Inspection Certification for Conveyance Devices 25)

Comments: Maintenance service log and fire service test log required in machine room. all elevators.

Date:[redacted]

Status: Complied

Type: Elevator

Ordinance:

Comments: PROPERLY LABEL MACHINE ROOM ENTRY DOORS.18-30-010 & 13-20-120. EV004657.

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Arrange mechanical ventilation or warm air heating system final inspection when work completed. (13-12-100, 13-176-310, 13-184-140)

Comments:

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Stop recirculating air from room contaminated by smoke, gas, or dust. (13-176-090 D)

Comments:

Date:[redacted]

Status: Open

Type: Conservation

Ordinance: Failed to maintain building or structure in a structurally safe and stable condition. The Building Commissioner requests submission of two (2) copies of a structural condition report prepared, signed and sealed by an Illinois licensed Architect or Struct

Comments: PROVIDE STRUCTURAL ENGINEER'S REPORT FOR BALCONY CONNECTIONS AND DETAILS

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Arrange for inspection of premises. (13-12-100)

Comments: NO ENTRY INTO BUILDING

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Post name, address, and telephone of owner, owner's agent for managing, controlling or collecting rents, and any other person managing or controlling building conspicuously where accessible or visible to public way. (13-12-030)

Comments: POST PROPER OWNER/MANAGEMENT ID (NO P.O. BOX)

Date:[redacted]

Status: Complied

Type: Ventilation

Ordinance: Arrange mechanical ventilation or warm air heating system final inspection when work completed. (13-12-100, 13-176-310, 13-184-140)

Comments:

Date:[redacted]

Status: Open

Type: Ventilation

Ordinance:

Comments: PROVIDE SIZING AND CALCULATIONS FOR FURNACE AND DRYER VENT RISERS (13-184-110)

Date:[redacted]

Status: Open

Type: Ventilation

Ordinance: Stop recirculating air from room contaminated by smoke, gas, or dust. (13-176-090 D)

Comments: STOP RECIRCULATING AIR FROM ROOM CONTAMINATED BY SMOKE, GAS OR DUST (BATHROOM 1ST FLR COMMON AREA)

Date:[redacted]

Status: Open

Type: Refrigiration

Ordinance: Arrange for inspection of refrigeration/air conditioning equipment. (13-192-760, 13-12-100)

Comments: CONTACT INSPECTOR SMITH #XXX @ 312-ZZZ-ZZZZ.

Date:[redacted]

Status: Open

Type: Refrigiration

Ordinance: Provide ladder or other facility to access roof refrigeration/air conditioning unit. (13-192-760)

Comments:

Date:[redacted]

Status: Complied

Type: Conservation

Ordinance: Arrange for inspection of premises. (13-12-100)

Comments: ALL DWELLING UNITS, NO ENTRY TO VERIFY DOOR SELF CLOSERS.

Building Permit Details

If an owner wants to do major work on a property they tell the city about it and pay for a building permit. The city will review their plans and the companies they've hired to do the work to make sure the work is done safely.

A very recent permit for a building means you should expect construction noise while living there.

If you see signs of major work at the building and there is no permit on file, the work may not be up to code.

The absence of permits does not necessarily mean that the landlord is doing bad work. Permits are only required for big projects, like adding new sections of a building or replacing a porch. Small fixes inside do not require permits.

No permits issued in the past 12 months.

Life Safety Inspections

High rise buildings in Chicago must comply with the city High Rise Sprinkler and Life Safety Evaluation Ordinances. These ensure that occupants are protected in the event of a fire. Buildings that choose to install sprinklers must do so before January 1, 2017. All other high rises must pass their life safety inspections by December 31, 2014. If you are renting in a high rise your landlord must tell you about the building's life safety compliance status.

This building does not have to comply with the High Rise Sprinkler and Life Safety laws.

Signature Report - RentConfident

This report was printed direct from the browser and is therefore missing a few things. RentConfident Reports have a custom PDF version for printing that can be found using the "PDF" button available on the first page of every report.

This report's unique verification code is: SIGNATURE-SAMPLE

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RentConfident Report: Owner

Ratings (0 to 5 stars)

Responsibility

Careless

Attentive

Professionalism

Hobbyist

Rental Pro

Ratings (0 to 5 stars)

Responsibility

Careless

Attentive

Professionalism

Hobbyist

Rental Pro

Service Reputation

Poor

Excellent

Ratings Explained

Responsibility

Our responsibility score rates how well a landlord has done at keeping up with the financial duties of property ownership. This includes paying taxes and mortgage on time, avoiding frivolous lawsuits and building code fines, and pulling permits as needed for large construction projects.

Professionalism

How large is the company in question? Is it just a single person or a mom and pop shop? Or is it a huge international company? Will they be able to give you individualized service? Will you see a different face every time you ask for repairs?

Service Reputation

Property management and landlording are not service focused businesses. The first concern of a landlord or manager should be the integrity of the building. Is this landlord or manager able to be responsive, polite and prompt? Do they offer luxury amenities or just patch up everything with duct tape?

Owner Alerts

Positive

Local owner

Very Common

Owner Alerts

Alert

Frequency

Positive

Local owner

Very Common

General Information

Owner of Record:

Brownacre Investments LLC

Taxpayer of Record:

Peter Jones

If a building has recently changed hands, it's possible that the Owner of Record and the Taxpayer of Record will not match. In these situations, the current landlord is usually the Owner of Record, but the prior owner will still be listed as the Taxpayer.

Incorporation Date:

Apr 6, 2008

Corporate Address:

1200 S Alabaster St A, Chicago IL 60688

Tax Bill Address:

1200 S Alabaster St A, Chicago IL 60688

Partner Names

Peter Jones [Website]
Jeremy Vieira [Website]
Parvati Devi [Website]

Approximate Inventory:

3 Properties

Owner Trivia:

Mr. Jones & Ms. Devi are owners of Pistachio Fusion Bistro in Oak Park.

Owner Names & Aliases

Landlords may use any number of names and companies when buying properties to limit their liability. Below are all the aliases and addresses we've found for this owner.

Current and Prior Aliases:

Peter Jones
Jeremy Vieira
Parvati Devi
Pete B. Jones
Jeremy Vieira-Marques
Parvati Singh Devi
Brownacre Investments LLC
Brownacer Inv LLC
Dorchester Dale LLC
Pistachio Entertainment Enterprises LLC

Current and Prior Addresses:

1200 S Alabaster Ste A, Chicago IL 60688
6 Green Acres Court, Nashua NH 03045

Track Record: All Properties

Foreclosure History:

1 case filed, 0 lost to foreclosure.

Property Taxes:

Taxes Paid at all Locations.

Bankruptcies:

No

Building Court Appearances:

None

Major Violations:

10 across all properties in the past two years.

Housing-Related Lawsuits:

None

Evictions:

No evictions in the past 12 months

Other Court Cases:

No court activity

Court Actions: Foreclosure

If an owner borrows money to buy a property and doesn't repay it on time, the lender can take the property. In Illinois this must be done through the courts. The process is called foreclosure.

It takes an average of 1-2 years for a foreclosure case to get through the court system. However, once it's completed the bank has a right to remove all tenants with 60 days written notice.

Foreclosure lawsuit filed July 8 2014 by JP Morgan Chase.

Court Actions: Tenant Lawsuits

It is pretty rare for a tenant to sue their landlord. These cases usually involve things like major property health hazards or unreasonable deductions from security deposits.

This landlord has not been sued by their tenants.

Court Actions: Bankruptcy

If the debts of a company or person get too high for them to repay they may file for bankruptcy. If the bankruptcy case is discharged, many of the person or company's debts will be erased, but their ability to borrow money in the future will be severely limited. If the case is dismissed, it means the court did not find that the person or company was truly out of money, and did not erase the debts.

We found no bankruptcy filings in this landlord's history.

Court Actions: Building Court

Most violations are minor and can be easily repaired. These are handled through the city, like parking tickets. However, if a building has a major code violation the owner may be sued at the County level in building court. County cases can result in major fines and even injunctions (bans) on residents staying in the building.

Building Court

This owner has not been involved in any recent County Building Court lawsuits.

Court Actions: Misc Cases of Interest

Included below are cases that are not mentioned elsewhere on this page but help to paint a clear picture of how this landlord does business.

We only include court cases that can help you to understand how this landlord does business. We will include things like fraud, contract disputes and employment issued. However, if a case deals exclusively with personal matters such as divorce or child support we do not include it anywhere in this report.

We found no additional court cases.

Owner Alerts

Alert

Frequency

Positive

Local owner

Very Common

Service Record

BBB Rating:

Not Rated

Yelp.com:

Not Rated

Major Violations from Other Properties

Large landlords may treat some of their buildings better than others. However, poor maintenance practices can spread from a handful of buildings to affect the entire inventory if the landlord learns they can get away with sloppy maintenance. While the violations here do not affect the apartment you are looking at, it's worthwhile to know how the landlord maintains all of their properties.

Major violations

2 found.

Date:[redacted]

Status: Open

Type: Elevator

Address: 1201 W Lambeth St

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Perform cat 1 test and provide documentation for both elevators

Date:[redacted]

Status: Open

Type: Elevator

Address: 1201 W Lambeth St

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Provide gfci (ground fault circuit interrupter) in machine room for both elevators

Large landlords may treat some of their buildings better than others. However, poor maintenance practices can spread from a handful of buildings to affect the entire inventory if the landlord learns they can get away with sloppy maintenance. While the violations here do not affect the apartment you are looking at, it's worthwhile to know how the landlord maintains all of their properties.

Major violations

2 found.

Date:[redacted]

Status: Open

Type: Elevator

Address: 1201 W Lambeth St

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Perform cat 1 test and provide documentation for both elevators

Date:[redacted]

Status: Open

Type: Elevator

Address: 1201 W Lambeth St

Ordinance: Failed to maintain electric elevator equipment provided at premises in safe and sound working condition. (13-196-590, 13-196-630(b), 18-30-001)

Comments: Provide gfci (ground fault circuit interrupter) in machine room for both elevators

Signature Report - RentConfident

This report was printed direct from the browser and is therefore missing a few things. RentConfident Reports have a custom PDF version for printing that can be found using the "PDF" button available on the first page of every report.

This report's unique verification code is: SIGNATURE-SAMPLE

To verify that this printed report has not been altered, contact us at support@rentconfident.com with the verification code and we will let you know.

RentConfident Report: Property Management

Ratings (0 to 5 stars)

Professionalism

Hobbyist

Rental Pro

Customer Service

Poor

Excellent

Ratings (0 to 5 stars)

Professionalism

Hobbyist

Rental Pro

Customer Service

Poor

Excellent

Ratings Explained

Professionalism

How large is the company in question? Is it just a single person or a mom and pop shop? Or is it a huge international company? Will they be able to give you individualized service? Will you see a different face every time you ask for repairs?

Service Reputation

Property management and landlording are not service focused businesses. The first concern of a landlord or manager should be the integrity of the building. Is this landlord or manager able to be responsive, polite and prompt? Do they offer luxury amenities or just patch up everything with duct tape?

Property Management Alerts

Positive

Low eviction rate

Very Common

Yelp 3 - 5 Star Rating

Very Rare

Negative

Employee wanted for a crime

Very Rare

Property Management Alerts

Alert

Frequency

Positive

Low eviction rate

Very Common

Yelp 3 - 5 Star Rating

Very Rare

Negative

Employee wanted for a crime

Very Rare

General Information

Property Manager:

Sweet Giardiniera Realty, LP

Incorporation Date:

Oct 5, 2008

Corporate Address:

2714 S Orchid St, Chicago IL 60699

Website:

sweetgardenchi.com (Fake Link)

Partner Names

Montgomery Phillips [Website] (Wanted by Cook County Sheriff)

Approximate Inventory:

15 Properties

Track Record: All Properties

Bankruptcies:

No

Building Court Appearances:

None

Housing-Related Lawsuits:

Sued by tenants 1 time(s).

Evictions:

1 evictions filed, 0 successfully evicted within past 12 months

Other Court Cases:

No court activity

Property Management Alerts

Alert

Frequency

Positive

Low eviction rate

Very Common

Yelp 3 - 5 Star Rating

Very Rare

Negative

Employee wanted for a crime

Very Rare

Service Record

BBB Rating:

A (Link) (Fake Link)

Yelp.com:

4.5 out of 5 stars (Link) (Fake Link)

Court Actions: Tenant Lawsuits

It is pretty rare for a tenant to sue their property manager. These cases usually involve things like major property health hazards or unreasonable deductions from security deposits.

Lawsuits

Defendant in Premises Liability Case #20XX-L-XXXXXX filed on Dec 8, 2011 at Cook County Circuit Court. Verdict: Settled at mediation

Court Actions: Bankruptcy

If the debts of a company or person get too high for them to repay they may file for bankruptcy. If the bankruptcy case is discharged, many of the person or company's debts will be erased, but their ability to borrow money in the future will be severely limited. If the case is dismissed, it means the court did not find that the person or company was truly out of money, and did not erase the debts.

We found no bankruptcy filings in this management company's history.

Court Actions: Building Court

Most violations are minor and can be easily repaired. These are handled through the city, like parking tickets. However, if a building has a major code violation the owner may be sued at the County level in building court. County cases can result in major fines and even injunctions (bans) on residents staying in the building.

Building Court

This manager has not been involved in any recent County Building Court lawsuits.

Court Actions: Misc Cases of Interest

Included below are cases that are not mentioned elsewhere on this page but help to paint a clear picture of how this manager does business.

We only include court cases that can help you to understand how this manager does business. We will include things like fraud, contract disputes and employment issued. However, if a case deals exclusively with personal matters such as divorce or child support we do not include it anywhere in this report.

We found no additional court cases.

Signature Report - RentConfident

This report was printed direct from the browser and is therefore missing a few things. RentConfident Reports have a custom PDF version for printing that can be found using the "PDF" button available on the first page of every report.

This report's unique verification code is: SIGNATURE-SAMPLE

To verify that this printed report has not been altered, contact us at support@rentconfident.com with the verification code and we will let you know.

RentConfident Report: Condominium Association

Condominium Alerts

Positive

Solid condominium association

Very Rare

Neutral

Pets permitted by condominium association

Very Rare

Condominium Alerts

Alert

Frequency

Positive

Solid condominium association

Very Rare

Neutral

Pets permitted by condominium association

Very Rare

General Information

Association name:

Shermer-Graham Lofts

Corporate Name:

Shermer-Graham Lofts Condominium Association

Incorporation Date:

August 31, 2002

Corporate Address:

1606 W Shermer Blvd #806, Chicago IL 60677

Corporate Status:

Active

Website:

shermergraham.com (Fake Link)

Total Units:

563

Total Floors:

9

Association Management:

Prim and Proper Management Services, Inc

Condominium Association Management Company

Company Name:

Prim and Proper Management Services, Inc

Incorporation Date:

Feb 10, 1993

Corporate Address:

67 Southwest Hwy #6, Elk Grove Village IL 60000

Corporate Status:

Active

Court Activity

Foreclosures:

11 in the past 12 months

Evictions:

6 evictions filed, 2 successfully evicted within past 12 months

Owner is Evicted:

No

Other Court Cases:

2 cases of interest

Court Actions: Misc Cases of Interest

Included are cases that help to clarify how this condominium association does business. Please note that we do not itemize foreclosures in a condominium association.

Lawsuits

Defendant in Tort (not Personal Injury) Case #20XX-M1-XXXXXX filed on Jan 12, 2008 at Cook County Circuit Court. Verdict: Dismiss by stipulation or agreement
Defendant in Premises Liability Case #20XX-L-XXXXXX filed on Apr 3, 2007 at Cook County Circuit Court. Verdict: Dismiss by stipulation or agreement

What is a Condominium?

In a condominium association, multiple owners in a single building complex pool their resources to maintain the common areas. They pay a recurring fee (usually monthly) called an assessment for upkeep costs. Individual condominiums can be owner-occupied or rented out. Condo associations are businesses. They can set rules for all occupants to follow.

Condominiums & Foreclosure

When the bank forecloses on an individual condominium association, the bank takes ownership of that condo as well as of a share of the association itself. Banks are liable for assessments for up to six months after they foreclose, provided the association appears in court to request that they do so.

Foreclosures happen in many condominium associations and shouldn't be considered a reason to avoid a property just because they exist. However, a high number of foreclosures in a single association is cause for concern. Condo owners who cannot pay their mortgages usually cannot pay their assessments either.

Condominium Evictions

When an owner in a condominium association does not pay their monthly assessment, the association has the right to take them to court and evict them. The association can then rent out the owner's unit and use the rent to pay down the owner's assessment debt. However, unlike in a landlord-tenant eviction case, when the debt has been paid down the owner has the right to reclaim occupancy of their condo.

If you are renting in a situation like this, the condo association will be your landlord instead of the condo's actual owner. These rentals can be great for short term situations but do not expect them to last a long time.

Condominium Alerts

Alert

Frequency

Positive

Solid condominium association

Very Rare

Neutral

Pets permitted by condominium association

Very Rare

Service Record

Condominium Association

BBB:

Not Rated

Yelp.com:

Not Rated

Association Management

BBB Rating:

A+ (Link) (Fake Link)

Yelp.com:

2.0 out of 5 stars (Link) (Fake Link)

Condo Association Policies

Amenities:

Bike Room/bike Trails, Door Person, Elevator, Storage, On-site Manager/engineer, Park/playground, Sundeck, Security Door Locks, Service Elevator

Included:

Water, Common Insurance, Doorman, Cable Tv, Exterior Maintenance

Rentals Allowed:

Yes

Rental Fees:

No Data

Pets Permitted:

Small Pets only

Condominium Rental Bans

Condominium associations may decide that they do not want to allow owners in the building to rent out their units. A condominium association that wishes to ban rentals must record this change to their rules with the County Recorder.

An owner who is in financial trouble may apply to the association for a "hardship exemption" if it's a choice between renting out their unit or going into foreclosure. If the association chooses to grant the exemption, the owner may rent out the condo even if the association normally bans rentals.

Condominiums & Pets

A condominium association can set a pet policy. An individual owner in a condominium association who chooses to rent out their condo may decide to adopt a more strict policy than the rest of the association. So, even if a condo association allows pets, your specific lease may ban them. That's fine and legal.

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RentConfident Report: Neighborhood

Ratings (0 to 5 stars)

Convenience

Low

High

Activity

Quiet

Busy

Safety

Below Average

Above Average

Ratings (0 to 5 stars)

Convenience

Low

High

Activity

Quiet

Busy

Safety

Below Average

Above Average

Area Alerts

Positive

Good public transit

Very Common

Low crime rates - lesser crimes

Common

Low hardship index

Rare

Area Alerts

Alert

Frequency

Positive

Good public transit

Very Common

Low crime rates - lesser crimes

Common

Low hardship index

Rare

Political Boundaries

US House Representative:

Danny K. Davis (Democrat), US House District #7
2746 W Madison St, Chicago IL 60612, 773-533-7520

State Senator:

Patricia Van Pelt (Democrat), IL Senate District #5
1016 W Jackson St, Chicago IL 60607, 312-888-9191

State Representative:

Arthur Turner (Democrat), IL House District #9
3849 W Ogden Ave, Chicago IL 60623, 773-277-4700

Community Area:

28 - Near West Side

Ward:

2

Alderman:

Robert Fioretti
Ward Office: 429 S Dearborn, 312-263-9273
Downtown Office: 121 N Lasalle St, Rm 300 Office 2, 60602, 312-744-6836

Police District & Beat:

District 12, Beat 1232

Neighborhood:

Greektown (Wikipedia}

Census Tract:

841900

Historic District:

This building is not in a historic district.

Demographics

	Tract 841900	Chicago Average
Gender
Male	50.77%	48.44%
Female	49.23%	51.56%
Age
Median Age	29.00	33.00
Children	10.43%	23.16%
Race
White	55.45%	47.28%
Black	19.32%	33.09%
Hispanic	12.32%	28.58%
Native American or Alaska Native	0.77%	0.27%
Asian	15.40%	5.58%
Hawaiian or Pacific Islander	0.00%	0.03%
Other single race	3.69%	12.35%
Multiracial	5.38%	1.96%
Career
Average Education Level	Bachelors	Some College
Unemployment Rate	14.60%	12.85%
Median Per Capita Income	68,254	35,920
Traffic
Vehicles per Person	0.40	0.28
Car Commuters	24.33	24.65

Schools

Your Neighborhood Elementary school is:

Mark Skinner Elementary School
1260 W Adams St
http://www.skinner.cps.k12.il.us

Grades K-5
Level 1 (Not on probation)
District

Your Neighborhood High School is:

Richard T Crane Technical Preparatory HS
2245 W Jackson Blvd
http://www.cps.edu

Grades 12-12
Level 3 (On probation)
District

Other Public Schools within a 1/2 mile:

Chicago Virtual Charter High School
38 S Peoria St
http://www.chicagovcs.org

Grades 9-12
Level 2 (Not applicable)
Charter

Galileo Math & Science Scholastic Academy ES
820 S Carpenter St
http://www.cps.edu

Grades K-8
Level 1 (Not on probation)
District

Private Schools within a 1/2 mile:

Francis Xavier Warde School, 120 S Desplaines, Grades P-8

Transit

Street Parking:

Parking on this block is tight. You will need to wait for someone else to leave. Allow 20+ minutes to find a space.
Street parking on the surrounding blocks is tight. You will need to wait for someone else to leave. Allow 20+ minutes to find a space.

CTA Trains:

Blue Line	UIC-Halsted
Blue Line	Clinton-Congress

Bus Stops:

126	Jackson	Van Buren & Halsted	0.0 miles
8	Halsted	Halsted & Jackson	0.1 miles
60	Blue Island/26th	Harrison & Halsted	0.1 miles
7	Harrison	Harrison & Halsted	0.1 miles
156	Lasalle	Desplaines & Jackson	0.2 miles
125	Water Tower Express	Desplaines & Harrison Terminal	0.2 miles
36	Broadway	Desplaines & Harrison Terminal	0.2 miles
157	Streeterville/Taylor	Clinton & Van Buren	0.3 miles
37	Sedgwick	Clinton Blue Line Station	0.3 miles
192	U of Chicago Hospitals Express	Clinton & Jackson	0.3 miles
130	Museum Campus	Clinton & Quincy	0.3 miles
124	Navy Pier	Clinton & Quincy	0.3 miles
20	Madison	Madison & Halsted	0.4 miles
121	Union/Streeterville Express	Jackson & Canal	0.4 miles
151	Sheridan	Canal & Jackson	0.4 miles
1	Bronzeville/Union Station	Canal & Adams/Jackson	0.4 miles
28	Stony Island	Canal & Adams/Jackson	0.4 miles
132	Goose Island Express	Canal & Adams	0.4 miles
128	Soldier Field Express	Canal & Adams	0.4 miles
19	United Center Express	Washington & Halsted	0.5 miles
J14	Jeffery Jump	Clinton & Madison	0.5 miles
56	Milwaukee	Madison & Clinton	0.5 miles

Metra Stations:

Milw-N	Union Station	Fare Zone A	No parking lot	0.4 miles
Heritage	Union Station	Fare Zone A	No parking lot	0.4 miles
Milw-W	Union Station	Fare Zone A	No parking lot	0.4 miles
SWS	Union Station	Fare Zone A	No parking lot	0.4 miles
NCS	Union Station	Fare Zone A	No parking lot	0.4 miles
BNSF	Union Station	Fare Zone A	No parking lot	0.4 miles

Bike Sharing Stations:

Peoria St & Jackson Blvd	19 Total docks	0.2
900 W Harrison	19 Total docks	0.2
Clinton St & Tilden St	23 Total docks	0.3
Halsted St & Polk St	19 Total docks	0.3
Jefferson St & Monroe St	19 Total docks	0.3
Halsted St & Madison St	19 Total docks	0.4
Canal St & Jackson Blvd	35 Total docks	0.4
Morgan St & Polk St	15 Total docks	0.4
Canal St & Harrison St	15 Total docks	0.4
Canal St & Adams St	35 Total docks	0.4
Aberdeen St & Jackson Blvd	15 Total docks	0.4
Clinton St & Madison St	23 Total docks	0.5
Canal St & Monroe St	23 Total docks	0.5

Area Alerts

Alert

Frequency

Positive

Good public transit

Very Common

Low crime rates - lesser crimes

Common

Low hardship index

Rare

Crime

Crime	This Beat	City Average	Description
Homicide	0	1.45	The killing of one person by another.
Involuntary Manslaughter	0	0.01	The killing of another person through carelessness.
Criminal Sexual Assault	4	4.45	Any sexual act directed against another person against that person's will.
Robbery	24	36.77	The taking of anything of value from another person by force or threat of violence.
Aggravated Assault	5	15.51	When one person threatens another person with a weapon.
Aggravated Battery	11	23.54	When one person uses a weapon to attack another person and/or attacks another person, causing severe injury.
Burglary	35	55.24	The unlawful entry into a building with the intent to commit a theft.
Larceny	408	230.62	The unlawful taking of property from the possession of another person.
Motor Vehicle Theft	34	37.40	The theft of a motor vehicle.
Simple Assault	47	46.24	When one person, without a weapon, physically attacks another person, but does not cause injury.
Simple Battery	107	157.80	When one person violently touches or hits another person.
Arson	0	1.38	To unlawfully and intentionally damage any property by fire.
Forgery & Counterfeiting	8	4.75	The altering, copying, or imitation of something, without authority or right, with the intent to deceive by passing the forged or counterfeited item as that which is genuine.
Fraud	75	43.88	Lying for the purpose of causing another person to part with something of value or to surrender a legal right.
Embezzlement	0	0.14	The unlawful taking of money, property, or some other thing of value entrusted to a person's care, custody, or control.
Stolen Property	0	0.38	Receiving, buying, selling, possessing, concealing, or transporting any property with the knowledge that it has been unlawfully taken.
Vandalism	77	101.16	To willfully destroy, damage, or deface property without the consent of the owner.
Weapons Violation	4	11.11	The violation of laws prohibiting the manufacture, sale, purchase, transportation, possession, concealment, or use of deadly weapons.
Prostitution	0	5.55	To unlawfully engage in sexual activities for profit.
Criminal Sexual Abuse	1	3.94	Adultery and fornication, bigamy, indecent exposure, and indecent liberties.
Drug Abuse	8	103.04	Producing, distributing, or using controlled substances.
Gambling	1	1.44	To unlawfully bet or wager money or something else of value.
Offenses Against Family	1	4.10	Unlawful, nonviolent acts by a family member (or legal guardian) that threaten the physical, mental, or economic well-being or morals of another family member.
Liquor License	1	1.41	The violation of laws or ordinances prohibiting the manufacture, sale, purchase, transportation, possession, or use of alcoholic beverages.
Disorderly Conduct	0	14.08	Any behavior that tends to disturb the public peace, scandalize the community, or shock the public sense of morality.
Misc Non-Index Offense	62	99.32	The violation of miscellaneous laws or ordinances. This includes trespassing, selling tobacco to a minor, phone harassment, bomb threats, looting, intimidation, extortion, kidnapping of an adult, probation and parole violations, money laundering and many other miscellaneous offenses.

Commerce

Density, this block:

Extremely heavy - downtown area.

Density, nearby:

Small to medium businesses and residential.

Density Comparison:

The surrounding neighborhood is 36.58% quieter than this location.

Cable Providers:

Comcast, AT&T

Chicago allocates permission to use wires for media service by geographic areas. Comcast and AT&T serve the entire city. RCN serves two zones on the east side. Note that large buildings may contract with third-party providers for broadband & cable.

Food Sources

Mariano's Fresh Market	40 S Halsted St	0.3 miles	(Supermarket)
Walmart Neighborhood Market	570 W Monroe St	0.4 miles	(Supermarket)
Target Store	1101 W Jackson Blvd	0.4 miles	(Supermarket)
Elea Mediterranean Food Market	309 S Halsted St	0.1 miles
7 Eleven #33726a	627 W Jackson Blvd	0.2 miles
7-eleven # 33731	954 W Monroe St	0.4 miles

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Political Boundaries

US House District #7

IL Senate District #5

IL House District #9

Comm. Area #28 - Near West Side

Ward #25

Neighborhood (West Loop)

Census Tract #841900

Crime

Police Beat #1232

Violent Crime, 12 mos

(Homicide, Criminal Sexual Assault, Robbery, Agg. Assault, Agg. Battery)

Property Crime, 12 mos

(Burglary, Larceny, Motor Vehicle Theft, Arson)

Schools

Elem Sch. District

High Sch. District

Schools

Transit

Public Transit

Parking Difficulty

Commerce

Zoning

Groceries

Signature Report - RentConfident

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RentConfident Report Sources

About Our Sources

RentConfident relies primarily on open government data to perform our reports, falling back to commercial sources only when no efficient government source is available. All sources used to create this report are included in the list below. If you would like to follow up on any of the information mentioned here, you can use these links to obtain additional details.

Federal Sources

American Community Survey (Census.gov)
PACER

State of Illinois Sources

Illinois Secretary of State Business License Search

Cook County Sources

Cook County Assessor
Cook County Clerk of Court
Cook County Property Info
Cook County Recorder of Deeds

Commercial Sources

Better Business Bureau
Business Profiles
Google Geocoding API
Intelius
LinkedIn
Realtor.com
Rentometer
Smarty Streets
Yelp

"Most Wanted" Lists

ATF Most Wanted
Cook County Sheriff Warrants
DEA Most Wanted
EPA Fugitives
FBI Most Wanted
ICE (Immigration) Most Wanted
Illinois Sex Offense Registry
Interpol Wanted
Secret Service Most Wanted
US Marshals Wanted

City of Chicago Sources

Building Permits*
Building Violations*
Business Licenses*
Census Tract Boundaries*
Central Business District Boundaries*
Chicago 311 (via FOIA)
Chicago Building Data Warehouse
Chicago Building-Related Court Actions
Chicago Police CLEARmap
Chicago Street Names*
City Boundaries*
Community Area Boundaries*
Crimes 2001 - present*
CTA Bus Stops*
CTA Rail Lines*
CTA Rail Stations*
Divvy Bicycle Stations*
Elementary School Attendance Boundaries*
Elementary School Progress Report*
High School Attendance Boundaries*
High School Progress Report*
Hospital Locations*
Illinois Uniform Crime Reporting Codes*
Landmark Districts*
Life Safety Evaluations*
Major Streets*
Metra Stations*
National Register of Historic Places*
Neighborhood Boundaries*
Parking Permit Zones*
Police Beat Boundaries*
Private Schools*
Public Schools*
Snow Route Parking Restrictions*
State Congressional Districts (House)*
State Congressional Districts (Senate)*
Street Center Lines*
US Congressional District Boundaries*
Ward Boundaries*
Winter Overnight Parking Restrictions*
Zip Code Boundaries*
Zoning District Boundaries*