Selling in Chicago comes with a few must‑have documents that can speed up or stall your closing. If you are not ready for them, a routine sale can turn stressful fast. The good news is you can control the timeline with a simple plan and a few early moves. In this guide, you will learn what each document is, how long it takes, and exactly when to order it so you close on time. Let’s dive in.
Full Payment Certificate: What to know
The Full Payment Certificate (FPC) proves all City of Chicago water and sewer charges are paid. Title companies need it to get transfer tax stamps and record your deed. Without it, you cannot complete the transfer. Industry and title guidance confirms the FPC is required to clear the way for recording in Chicago, so it is a top priority to get right according to ATG’s guidance.
FPC: When and how to order
Order the FPC as soon as your contract is accepted. Routine processing often takes about 10 business days, though some simple condo accounts can be faster and complex accounts can take longer per common Chicago practice. Your attorney, title company, or an FPC service can submit the application. Common delays include unpaid balances, name mismatches, and final meter readings, so build in time and use experienced help to avoid errors as local processors note.
Zoning certificate: Why it matters
For most 1–5 unit residential buildings that are not condos, the Certificate of Zoning Compliance confirms the legal unit count and zoning conformity. Lenders and title rely on it to verify permitted occupancy. If the property has an extra garden or basement unit that is not legal, the certificate can expose it and affect financing. Chicago housing guidance recommends planning 1–3 weeks for straightforward reviews, longer if issues surface per Neighborhood Housing Services.
Zoning timeline and issues
Order or review the zoning certificate early if you are selling a 2–4 unit building or anything with an accessory unit. Expect more time if there are suspected conversions, down‑zoning, or open permit questions. If a discrepancy appears, disclose it and consult your attorney about options like administrative adjustments or remediation. Early discovery protects your timeline and leverage with buyers.
Condo docs: Section 22.1 basics
If you are selling a condo, Illinois law requires a Section 22.1 condo disclosure package. The association must provide specified items like the declaration, bylaws, budget, reserves information, insurance summary, and a statement of unpaid assessments. By statute, the association must deliver the package within 10 business days of your written request, and the fee is capped at $375, with an optional $100 rush within 72 hours under 765 ILCS 605/22.1.
Condo fees, deadlines, tips
Have your attorney request the 22.1 package immediately after acceptance and pay the invoice quickly. Review the docs for special assessments, reserve shortfalls, or rights of first refusal. If the association is late or overcharges, your attorney can remind them of the legal deadline and cap, and escalate if needed. Chicago practice notes that timely, complete condo docs keep lenders on track and prevent buyer cancellation rights from triggering as summarized by Illinois HOA counsel.
Chicago seller timeline
- Day 0: Contract acceptance
- Instruct your attorney or title to order the FPC right away. Submit the condo 22.1 request in writing the same day if applicable.
- For 2–4 units or any building with an accessory unit, order the zoning certificate now.
- Days 1–3
- Title issues the title commitment. Pay any association invoice for the 22.1 package.
- Confirm the FPC application was submitted with the required attachments.
- Days 5–10
- Expect the condo 22.1 package within the statutory 10 business days. Review it immediately.
- Routine FPCs often clear around this window. Follow up if there are flags or a final reading.
- Two weeks out
- Zoning certificates often land within 1–3 weeks if straightforward. Address any unit‑count or permit issues fast.
- Resolve water account holds or disputes and keep all parties updated.
- Closing week
- Confirm the issued FPC is in the closer’s hands so transfer tax stamps can be issued.
- Make sure condo docs satisfied all buyer and lender conditions. Confirm zoning items are disclosed or cured per contract.
Common pitfalls and fixes
- Waiting on the FPC until the last minute
- Fix: Order at acceptance, allow at least 10 business days, and use an experienced title or FPC service.
- Late or incomplete 22.1 condo package
- Fix: Request on Day 0, pay promptly, and have your attorney cite the 10‑business‑day rule and fee cap if delays occur.
- Zoning certificate shows fewer legal units than marketed
- Fix: Disclose and negotiate. Consider remediation or price adjustments, and work with your attorney on next steps.
Quick seller checklist
- At acceptance: order FPC, request condo 22.1 package, and start zoning review if multi‑unit or accessory unit is involved.
- Two weeks before closing: confirm FPC status, verify the condo packet is complete, and review zoning results.
- Closing week: deliver the issued FPC for transfer tax stamps, and confirm all condo and zoning conditions are cleared.
Ready to sell with a clean, no‑drama timeline? Get a plan tailored to your property and neighborhood. Reach out to Frank Campobasso for a quick strategy call and a step‑by‑step checklist to get you closed on time.
FAQs
What is a Chicago Full Payment Certificate and why do I need it?
- It is the city’s proof that all water and sewer charges are paid, and title needs it to obtain transfer tax stamps and record your deed.
Who orders the FPC and how long does it take?
- Your attorney or title usually orders it, and routine files often take about 10 business days, with more time for complex accounts.
What does a Chicago zoning certificate confirm on a 2–4 unit sale?
- It verifies the legal number of dwelling units and zoning conformity, which lenders and title rely on for underwriting and recording.
What condo documents are required under Illinois Section 22.1?
- The package includes items like the declaration, bylaws, rules, budget, reserves information, insurance summary, and a statement of unpaid assessments.
How much can an association charge and how fast must they deliver 22.1 docs?
- The statute caps the fee at $375, allows a $100 rush within 72 hours, and requires delivery within 10 business days of a written request.
