Published September 25, 2026 · Chicago Condo Loans Editorial Team · How we research
Quick answer Under Chicago’s facade ordinance, buildings 80 feet or taller must file exterior wall inspection reports with the Department of Buildings. Short-form reports are due November 1 and critical examination reports are due December 1, each stamped or sealed by an architect or structural engineer. Each report classifies the building as safe, safe with a repair and maintenance program, or unsafe and imminently hazardous. For condo buyers, the latest report matters because lenders look at structural inspections: under Fannie Mae’s rules, a building that failed a mandatory safety inspection, or has unaddressed critical repairs, can’t get a conventional loan sold to Fannie Mae until the repairs are done.
This update is part of our guide to jumbo condo loans and high-rise condos, within our complete guide to condo loans in Chicago.
Which buildings does the facade ordinance cover?
The rules apply to exterior walls 80 feet or more above grade. Industry summaries note that the walls must face or be next to a public way, such as a street, alley or park, and that a building is covered even if only part of it, like a penthouse, reaches 80 feet. Most downtown, River North, Streeterville, South Loop and lakefront condo towers are covered. Two-flats, three-flats and walk-up courtyard buildings are not.
Short form vs. critical examination
| Detail | Short form (ongoing inspection) | Critical examination |
|---|---|---|
| Filing deadline | November 1 | December 1 |
| What it involves | A visual, at-a-distance review of the facades, sometimes aided by drones or binoculars | A close-up, hands-on examination from scaffolding or lifts, with at least one representative drop on each elevation |
| How often | On a regular multi-year cycle set by the building’s wall category and filing history | Every 4, 8 or 12 years depending on the wall system (for example, every 4 years for terra cotta and every 12 for curtain walls with non-corroding anchors) |
| Who signs it | A licensed architect or structural engineer | A licensed architect or structural engineer |
What the report classifications mean
- Safe: no repairs needed before the next report.
- Safe with a repair and maintenance program: the facade is safe now, but repairs are needed within the next reporting period. This is common in older high-rises.
- Unsafe and imminently hazardous: conditions need immediate action.
How a facade report can affect your mortgage
Fannie Mae’s rules on ineligible projects (Selling Guide B4-2.1-03) tie directly to inspections like these:
- If a structural or mechanical inspection was completed within 3 years of the lender’s project review, the lender must get it and review it.
- A building that failed a mandatory structural or safety inspection is ineligible.
- If a report shows unaddressed critical repairs, the building is ineligible until the repairs are completed and documented, typically with an engineer’s report.
- Unfunded repairs costing more than $10,000 per unit that should be done within 12 months also make a building ineligible. Repairs funded through a special assessment don’t count toward that test, but a special assessment for a critical repair that hasn’t been fixed still does.
Routine repairs handled in the normal budget aren’t treated as critical. A safe-with-repairs rating isn’t automatically a problem; what matters is the scope of the work and whether it’s funded. Jumbo and portfolio lenders set their own standards but often ask for the same documents.
Questions to ask before you make an offer
- When was the last facade report filed, and was it a short form or a critical examination? Ask whether a report is due this fall.
- What was the classification? Ask for a copy of the report.
- If repairs were recommended, what’s the scope, cost and schedule? Are they paid from reserves, a special assessment or a loan to the association?
- Is a special assessment approved or planned? Under Illinois law, boards can adopt separate assessments for emergencies or for expenses mandated by law without an owner vote (765 ILCS 605/18), so ask about facade work directly.
- Are there city violations or court cases involving the facade?
- Share what you learn with your lender early, alongside the condo questionnaire and 22.1 disclosures.
Lender building reviews got stricter this year. See Limited Review is gone for how the August 2026 change affects established buildings.
Frequently asked questions
Does the facade ordinance apply to low-rise condo buildings?
No. It covers exterior walls 80 feet or more above grade. Low-rise buildings still need upkeep, and lenders still check for critical repairs, but they don’t file these city reports.
Can I get a conventional loan if the building is rated safe with a repair and maintenance program?
Often, yes. The lender decides whether the recommended work counts as a critical repair. Routine, funded repairs generally don’t block a loan; unaddressed critical repairs do.
Where can I get a building’s facade report?
Ask the association or its management company. Reports are filed with the City of Chicago Department of Buildings’ Exterior Wall Program.
Sources
- City of Chicago: Required Reporting for Exterior Walls of High Rise Buildings
- Fannie Mae Selling Guide B4-2.1-03: Ineligible Projects
- SGH: Understanding the Chicago Facade Ordinance
- Thornton Tomasetti: Chicago Facade Ordinance
- CAI Illinois: Guide to Chicago’s Mandated Building Inspections
- Illinois Condominium Property Act, 765 ILCS 605/18
Educational content only, not lending, legal or engineering advice. See our Disclaimer.