The level below is ripe with possibilities. Here is a roadmap—from materials and costs to the contractor’s role.

Basement remodeling can be a great way to add extra living space to your home, especially if you live in a city like Chicago where space is at a premium. Whether you want to turn your basement into a family room, home office, or even a rental unit, there are plenty of options to choose from. However, a basement upgrade can also be a complex and challenging project. Sweeten lays out how to do your research and plan carefully before getting started.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free. 

Safety comes first in plumbing, electrical, and structural

First, you’ll need to consider the layout of your basement and how you want to use the space. Do you want to create a single large open space, or divide the basement into smaller rooms or areas? Will you need to add or relocate electrical outlets, plumbing, or other utilities? Consult with your contractor or engineer to ensure that any changes you make to the layout are safe and structurally sound.

The best time to install new plumbing and electrical wiring is during a remodel of an existing space. Doing DIY work around the house is a great way to save money. However, installing plumbing and electrical wiring can be tricky. The risks are much higher if you don’t have the required skills or all of the proper tools. The same goes for plumbing. Pipe connections should be airtight, properly insulated, and clearly identified. A thorough test prior to use should be completed to avoid potentially hazardous situations. So it’s best to leave these trades to the professionals for safety reasons.

Permits and codes for basement remodeling in Chicago

One important aspect of updating subterranean levels is planning out the space to meet all relevant building codes and regulations. This includes the space having proper ventilation, fire sprinklers, and egress windows in case of emergencies. Obtain the necessary permits from the city before starting any work, and make sure to follow all code requirements to avoid any problems down the line.

Materials for a basement upgrade

Next, think about the finishes and materials you want to use in your basement remodel. If your basement is prone to dampness or flooding, choose water-resistant materials such as waterproof drywall, sealed concrete flooring, and moisture-resistant paint or wallpaper. Pay attention to the lighting on this lower level. It may be darker and require additional lighting fixtures or windows to bring in natural light.

Finding a general contractor in Chicago

Finally, understand the cost of your basement remodel. This will depend on the size and complexity of the project, as well as the materials and finishes you choose. Be sure to get multiple estimates from contractors before making a decision. We suggest setting aside a contingency fund in case any unexpected issues arise during the renovation process. 

Your contractor should be licensed and up-to-date on local code requirements. Sweeten can put you in touch with vetted general contractors in Chicago, who service your neighborhood, by posting your renovation project with us. 

Costs in basement remodeling in Chicago

The most significant factors that affect the budget include:

1. Labor: The cost of labor will depend on the complexity of the project and the hourly rate of the contractors or workers involved.
2. Materials: The cost of materials for a basement remodel will depend on the type and quality of materials you choose. For example, using high-end materials like granite countertops or custom cabinetry will likely be more expensive than using standard materials.
3. Permits: Depending on the scope, you may need to obtain various permits from the city of Chicago. The cost of these permits can vary widely depending on the nature of the work being done.
4. Finishing: If you are finishing your basement to make it a livable space, you may need to install electrical, plumbing, and HVAC systems. These can add to the overall cost of the project.
5. Special features: Adding special features like a home theater or a wet bar can also increase the budget.

It is difficult to give a precise estimate for the cost without knowing more about the specific project. But it is not uncommon for the costs to range from $10,000 to $50,000 or more. Schedule site visits with a few Sweeten contractors and request bids from those you’d like to hear more from.

New functions for extra square footage

When you’re ready to get started on your basement upgrade, work with Sweeten to renovate with the best contractors in Chicago. The right professional renovation team will guide you toward a rewarding and cost-effective way to add extra living space to your home.

—

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post Expert Guide to Basement Remodeling in Chicago appeared first on Sweeten.

The post How to Build ADUs in Chicago appeared first on Sweeten.

The post Renovating Design Trends in Chicago appeared first on Sweeten.

Patio and garden of a family home at summer

Homeowners have a major craving to spend time outdoors. Once we see flowers blooming and trees greening up, it’s hard to resist the call to soaking up a little sunshine. Without leaving home, that may mean lounging on a balcony less than 20 square feet, or up to a spacious roof deck. If you’re looking to refresh your existing outdoor space or build a new one, you’ll need to know where to start before swinging a hammer. Here, Sweeten shares key tips on upgrading an outdoor space in Chicago.

Sweeten is a free renovation platform that matches homeowners with licensed general contractors offering support through project completion

House decks and patios

Adding a deck is one of the most sought-after remodels in Chicago. And it brings one of the highest ROI (return on investment)—72 percent for wood.

The prevailing design thought is to create a flow from indoors to out. That means designing a space in sync with your home’s architecture and interior decorating style. In most Chicago homes, the main living space often is at least four feet above grade. So an ideal location for a deck is just outside a family room. French patio doors or sliders are the perfect bridge to the outdoors. 

The overall deck size depends on the footage between the back of the house and the garage. Usually, that’s minimal, considering that an average city lot is 25’ x 125’. Garages are at least 20 feet deep. And steps leading outdoors eat up space. Or, you might opt for a smaller landing area at grade, with a courtyard terrace in between the house and garage. That affords some opportunities for green space—a small tree, perimeter planting, and/or containers. “With a fixed amount of land,” said Chicago-based Sweeten contractor David, “you have to make the most of what you have.”

Older single-family homes, like those in the northern fringes of the city, enjoy more sizeable backyards. Some have deeper lot sizes, while others may have side lots. Victorian houses often have porches, some that even wrap around. Patios are especially desirable, as they especially suit entertaining and grilling. Some of them are quite spacious. 

Outdoor space materials

Some options for patio materials include brick pavers and stone (bluestone is especially popular). Porcelain is gaining traction because there’s a wide variety of lookalikes including slate, stone, concrete, and wood. Concrete offers different looks, too: staining or painting in colors and stamping, which can mimic flagstones. Synthetic composite polymer decking is another popular choice.

For outdoor deck spaces, some designers like to continue the look of flooring inside to out. Wide plank hardwood, for example, can transition to a synthetic decking in a similar shade. Porcelain plank options resembling wood are authentic even down to the feeling of a grain. 

(Above) Chicago renovation by Sweeten general contractor Brad. Photo: Bitter Jester Studios

Another outdoor material option is wood, like teak, the Brazilian ipe, or South American cumaru. Sweeten contractor David is a fan. Ipe is a very dense wood that will not decay, is resistant to termites, mold, and mildew.

“It’s a little more expensive,” he said, “but it doesn’t rot and has fire ratings better than steel.” For roof decks, he has installed cumaru as a 20” x 20” tile. Tiles pre-drilled to fit tile connectors allow draining and picking up sections for repairs, like leaks on the roof. “That’s the beauty of it,” he said.

Urban decks

Roof decks are particularly tricky outdoor Chicago spaces and there are city codes that must be implemented. For one, a garage with a roof deck requires a full foundation. That expenditure is between $12,000 and $19,000 for concrete alone for a typical 22’ x 24’ foot two-car garage.

“If you go within two feet of an adjacent building, the material has to have a one-hour fire rating. That’s two thicknesses of drywall before you get to the siding,” said David. “Also, a three-foot parapet wall is code. So is a membrane for the roof and a scupper, so water can drain off.”

In addition, if you have a grill, you need a fireproof landing. Slightly pitching the roof helps drainage. Contractors often coordinate with landscapers, who can create a system of planters with integrated irrigation. Most decks these days have built-in electrical outlets. They cover not only lighting but charging laptops, phones, or even installing ceiling fans in pergola-like structures.

Building a deck requires a permit. But it’s easier and takes less time to get than a typical building permit. Sweeten contractor David also has built porches on several levels at the back of homes. “We did one that was only about 7 x 8 feet, a third-floor walkout right off of the bedroom,” David described. “It had a roof, with sides open. They’re putting in a two-person hot tub. “

City outdoor living

Todd Haley, principal of the design firm, tmh, in Chicago, does most of his work in city highrise condos with balconies or private terraces. He has done outdoor kitchens, with grills, under-counter refrigerators, and wine coolers, with custom teak or ipe cabinets. One favorite quartz countertop wrapped around the ends in waterfall style—“a very clean look.” It’s applied over waterproof fiberboard as a substrate.

“The big difference between doing something in the city versus the ‘burbs is that it’s like designing a yacht,” said Todd “Every inch matters. In the suburbs, there’s more room to play around.”

“Also, if you want to build a pergola, for example, you have to go through the HOA (Homeowners Association), get your plan approved per condo rules,” he said. ‘That might be a lengthy process.”

Todd changes up paving materials according to the location. On balconies, he usually uses painted concrete slabs; on terraces, wood plank flooring “floating above the slab for drainage.”

Fence aesthetic

For Sweeten contractor David, aesthetics are most important, and he doesn’t like additions to look tacked on. He always is sympathetic to architectural style. With fences, for example, he sees an opportunity to look at them as sculptures. “In wood-frame homes, I like (fences) to be more like a wall, to look like the house.” From that starting point, he said, you can create the hard spaces.

Connecting a home to an outdoor space

That sometimes is challenging when homeowners want a more direct connection to a roof deck. “In one location, we’re building a bridge from the second floor back porch directly to the garage,” said David. “That also adds a degree of security so nobody can just walk up to the deck.”

The general contractor also likes to create more gracious back entries. “Typically, we build a roof—not a flat roof, but one that complements the style of the house,” he explained. It also shelters from the elements “so you can stand there and not get soaked when it’s raining.” 

Building wide stairs

The other consideration is scale. A three-foot-wide set of stairs is hard to navigate with two bags of groceries, let alone kids. They are usually constructed five feet wide, ideally seven. It’s more welcoming, too. “On the landing, it maybe didn’t start out as a deck,” said David, “but because of the better scale, it’s more inviting. And you can put out some chairs, sit and have a drink.” Plus the shelter provides a comfortable spot without direct sunlight.

“Consider the architectural style of the house when you build exterior spaces,” David said. “You can look at the space 10 to 15 years later and say, ‘those were good choices.’ “

Investing in an outdoor space in Chicago increases the value of your home while expanding the footprint of your living accommodations. And the level of enjoying nature? Immeasurable.

—

Read our Chicago home renovation cost guide to help understand your budget.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post Renovate an Outdoor Space in Chicago appeared first on Sweeten.

If you’re searching for a single-family home, availability and price may be a stumbling block, especially in some parts of Chicago. But there is another option. Take a look at two or three-flats. Consider a deconversion where a multi-family building converts into a multistory single-family home. Sweeten, a free renovation platform that matches homeowners with licensed general contractors and tracks their projects, offers an overview of what you should know about making this structure your very own.

In Avondale, Lincoln Park, Logan Square, Lakeview and Andersonville there is an abundance of multi-family housing stock, with a price range of just under $500,000 to just under $900,000. Many multi-family homes, typically built between 1900 and 1920, are brick or Greystone, and have two or three stories, with an apartment on each floor. There’s often a bay in the front and rear porch with exterior stairs on the back, and an unfinished basement or garden apartment.

What’s the advantage of deconverting a multi-family home?

The neighborhood is the main attraction. Potential homeowners may already rent there and like it or are attracted to schools, shopping and the overall architectural “feel” and mix of a streetscape or area.

What makes a good candidate for deconversion?

Generally speaking, says Sweeten general contractor Ryan, the bones of a two- or three-flat will be good for deconversion, especially in brick construction. Another advantage is that older buildings often have original woodwork, crown moldings, hardwood flooring, and features like fireplaces, in addition to plaster walls.

How long does it take?

Six months is an average time frame for deconverting a multi-family home. If there’s a garden apartment, some homeowners opt to live in it during the construction.

What’s involved and what’s an average cost?

That depends on the condition of the building. If you’re lucky, there’s little to do on the exterior—unless windows or skylights are being added, roof repaired or replaced. In the simplest deconversion, it’s a matter of reconfiguring space, some gutting, rerouting or adding in new plumbing and electrical.

“A typical multi-family deconversion project will include opening the first floor, building out a new kitchen, replacing the second-floor kitchen with a master suite,” says Ryan. The cost is similar to a whole-house remodel, so a mid-range two-flat deconversion is around $250,000. But for smaller buildings, say around 2,500 square feet, the work can be done for under $100,000.

(Above) Wicker Park deconversion by Sweeten general contractor Ridas

Opening up the first floor

Standard Chicago city lots are 25 by 125 feet. Most two- and three-flats have a load-bearing wall that runs the length of the building, which chops up the layout and minimizes the size of rooms. Removing that wall to maximize space requires shoring up, which can be accomplished by several means, such as sistering floor joists.

“That’s not a disadvantage to scare you off of designing a home,” says Sweeten contractor Ryan. “And it’s not a significant cost when you’re talking about gaining more living space.” 

Expanding the kitchen

In most buildings, kitchens are in the back; so borrowing space from smaller rooms allows for expansion of the kitchen’s footprint. For example, some old buildings have enclosed back porches that can be opened up. Reorienting and combining spaces usually requires taking walls down to the studs and planning for updated appliances. 

Reconfiguring the second floor

Having a master bedroom suite, which includes a bath and a walk-in closet, is a top priority. There may also be an existing sitting room, which doubles as a family room. One large or two small bedrooms with a bath also suit the plan.

Moving stairs

If there are two separate entries, with two sets of stairs, one obviously needs to go. The other set might be retained—or rebuilt in a new location. Porch or fire stairs on the backside of the structure are often removed. If the foundation is good, that space might be incorporated into the first and second-floor plans. On the first floor, that could mean extra room for the kitchen, or perhaps a breakfast room. On the second level, extra square footage might translate into a master sitting room.

Finishing a basement

Although many basements in older buildings have a ceiling height under eight feet, the ceiling can be raised eight to 10 inches without underpinning; that is, excavating beneath the existing foundation and pouring new footings, which is a necessity when raising a foot or more. This usually is done by lowering the floor down to the footings—which can be as much as 12 inches—then pouring a new concrete floor. Buffing, staining, and polishing that concrete may be a more cost-effective solution than installing high luxury vinyl tile, carpeting, or engineered hardwood. 

Toxic materials

With older buildings, launching into any major alteration can result in unanticipated costs. Sometimes there are happy surprises—like finding beautiful pocket doors that have been buried in walls. But with any structure more than 50 years old, there may be toxic or health-threatening materials that are dangerous when not properly removed. Paint containing lead, for example, needs to be stripped carefully. Asbestos is another material that may be present in pre-1980 insulation and ceiling tiles as well as older linoleum flooring and vinyl tile backings. To remove it requires encapsulation (sealing the surface to prevent fibers from becoming airborne) according to EPA standards.

HVAC systems

With two or more apartments designed for multiple families, infrastructure is in place. There will be as many heating and/or cooling systems. Depending on age, they may need to be replaced to improve efficiency. Here are the average lifespans:

• Furnaces: 15 – 20 years. Consider two furnaces that are zoned for efficiency and energy savings.
• Central air conditioning units: 10 – 15 years
• Hot water heaters: 7 – 10 years
• Tankless water heaters: 20 years

Upgrading electrical and plumbing

Buildings more than 50 years old probably are candidates for upgrading mechanicals. If there’s not already a 200 amp service in place, this is an obvious upgrade. Depending on how high end the project is, and how many electrical systems, devices, smart lighting, and dimmers there are, you might consider a 400 amp service. Even if you didn’t need this much power, planning for the future—with a $3,000-$4,000 additional cost—may be more cost-effective. 

Plumbing may need to be upgraded with the addition of fixtures and new plumbing lines for a second sink or a second-floor tub or shower. New sewer and water systems can range between $15,000 and $25,000 but are necessary when adding fixtures and will also boost pressure. 

Adding insulation

“We try not to touch plaster walls,” says Ryan. “It’s a big expense. But plaster also is well-insulating in temperature and sound. Spray foam is used in areas where it’s undesirable to remove walls.”

Flooring

Original hardwood flooring can be sanded and re-stained, or damaged boards may be replaced; which is necessary to transition between rooms that have been eliminated. With standard 2 ½ inch-wide oak flooring, it’s pretty easy to match. Even maple, sometimes found in older properties, can be matched.

Deconverting a multi-family home into a single home is an undertaking that leads you to even more square footage of living. Understand and plan for all of the elements and be sure to have the right renovation team supporting your vision.

—

Purchasing a condo in Chicago means working with the Homeowners Association. Here’s a guide to walk you through it.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post Why Multi-Family Homes are Perfect for Chicago appeared first on Sweeten.