Property Maintenance

Feedback Print

How to file a property standards complaint

Contact Evanston 311 by calling/texting 847-448-4311 or online.

What happens when you report an issue

Your complaint is received by Evanston 311 and a staff member is assigned.
If the complaint is an exterior concern, an inspector will visit during their weekly field inspections. If the complaint is an interior concern, the inspector will contact the resident to schedule an inspection.
If violations are observed, a notice is issued to the property owner and a re-inspection is scheduled. The property owner is given 2 to 30 days to address the issue depending on the violation.
A re-inspection is conducted. If the property is in compliance, the case is closed. If the violations are not corrected, a notice of legal action (NOLA) is issued to the owner and a compliance inspection is scheduled.
A NOLA re-inspection is conducted. If not in compliance, a ticket may be issued and the owner is summoned to an Administrative Adjudication hearing.
If the property remains out of compliance at the time of the Administrative Adjudication hearing, a fine may be issued. (The hearing officer cannot force compliance, only a fine for non-compliance.)
If the property remains out of compliance following a finding of liability, an additional NOLA is issued followed by inspection and adjudication.

If extenuating circumstances exist, inspectors will always work with a property owner to gain compliance, including granting time extensions. In cases where the owner has not complied after an administrative hearing, it may be necessary to summon a property owner to Circuit Court where the City may ask for the judge’s permission to address the violation.

Common Code Violations

Alley Addresses
Buildings that border an alley should display their address number. Addresses can be numbered or spelled out, and should contrast with their background so that they’re legible and visible. (Code Section 304.3.1)

Weeds and Grass
All exterior property should be free of weeds or plant growth in excess of eight inches. Noxious weeds are prohibited. Cultivated grasses, flowers and gardens are not considered weeds. (Code Section 302.4)

Motor Vehicles, Boats and Trailers
Inoperative, unlicensed or unregistered motor vehicles, boats or trailers should not be parked, kept or stored on any premises. No vehicle on the premises should be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. (Code Section 302.8)

Accumulation of Garbage
All exterior and interior property should be free from any accumulation of garbage. (Code Section: 308.1)

Accessory Structures
All accessory structures, including detached garages, sheds, fences, gates and walls, should be maintained structurally sound and in good repair. (Code Section: 302.7)

For further information on the Property Maintenance Code, contact the City’s Community Development Department at 847-448-4311 (3-1-1) or by email.

After Hours Communication

For after hours communicable disease or bio-terrorism emergencies, please call 847-448-4311 and stay on the line to be connected to someone immediately.

About

The City of Evanston enforces the 2021 International Property Maintenance Code (IPMC) with local amendments. The provisions of the 2021 IPMC went into effect on May 25, 2022..

In order to help keep Evanston safe and beautiful, the City's Property Standards Division provides systematic area inspections for all non-owner occupied single and multi-family rental dwelling units to ensure compliance with the Code.

The Division also responds to complaints about all properties within the City, including commercial and residential structures, graffiti, debris, building conditions, vacant buildings, illegal apartments, over-occupancy, hazardous stairways/porches, debris & trash, abandoned vehicles, illegal signs, and illegal dumping.

Free viewers are required for some of the attached documents.
They can be downloaded by clicking on the icons below.

Word Viewer