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"Hjerim can be purchased having sided with either the Empire or Stormcloaks. Once allied with the Stormcloaks, the 'Battle For Fort Sungard' quest must be completed before Jorleif will make the house available for sale. However, if Falkreath Hold has been given to the Stormcloaks as part of Season Unending, it may be necessary to liberate Hjaalmarch before Jorleif will make this house available. If the Imperial Legion is chosen as an ally, then the defeat of the Stormcloaks is required before it is available to buy."
From http://en.uesp.net/wiki/Skyrim:Hjerim