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.

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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.

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(Above) Remodel by Sweeten general contractor Christina. Photo: Chicago Home Photos

UPDATED: Read our most up-to-date Chicago Kitchen Remodeling Costs and Bathroom Remodeling Costs

Figuring out the cost of renovating a house can be nerve-wracking for first-time Chicago renovators. You’ve finally moved on from daydreaming to starting a remodel of your home. Start by gathering some basic details: know what you can actually afford, and plan to add a small reserve on top of that. The materials you want to use also factor in, as well as how much work will be done. Plus, everything that isn’t visible—the infrastructure—will impact your costs. This can be a lot to keep track of, especially if this is your first time renovating.

Fortunately, Sweeten has done some of the legwork in this guide to Chicago remodeling costs. This guide focuses on some of the major remodeling categories: whole house remodels, kitchen, bath, additions—as well as permits. You can use these details to create an accurate budget for a Chicago-area renovation.

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

Baseline home renovation costs in Chicago

Here’s a breakdown of typical starting home renovation costs (including labor and materials) gathered from Sweeten contractors and the 2021 Cost vs. Value Report:

• Full-home renovation: From $100 per square foot (psf) 
• Budget bath remodel: $15,000—$20,000 (based on 35 sq ft)
• Mid-grade bath remodel: $21,000 (based on 35 sq ft)
• High-end bath remodel: $28,500 (based on 35 sq ft)
• Budget kitchen remodel: $22,000  (based on a 100 sq ft)
• Mid-grade kitchen remodel: $30,000 (based on 100 sq ft)
• High-end kitchen remodel: $37,500 (based on 100 sq ft)
• Basement remodel: $40,000—$75,000

Keep in mind that every professional contractor will want to have a detailed conversation with you. They will also inspect your home before developing an estimate specific to your needs and wants.

Pro tip: Do not wait. The pandemic has caused a backlog in the supply of materials in many sectors. For homeowners interested in renovating, it’s smart to schedule and sign with a contractor to lock in your material prices. You’ll also want to book a start date on the contractor’s schedule. If you do wait, prices will only continue to go up and your material order starts at the back of a long queue.

Chicago remodeling costs per square foot

Gut renovation vs. non-gut renovation

Gutting a home pretty much means starting from scratch. You’ll take everything down to the studs or framework, and/or you’ll knock down walls. Because it’s more intricate, the average cost to gut and remodel a house starts at the higher end of the $100 to $200 psf range. By contrast, a remodel of the space within existing walls will be at the lower end. For example, remodeling a 700-square-foot, one-bedroom condo may range from $50,000 to $70,000, while a gut reno likely will exceed $100,000. This work usually involves running new plumbing pipes and wiring, moving doorways, and possibly installing new flooring.

Full home gut renovation costs

Costs for a full home gut renovation start at $100 per square foot. Take note: this scope of work is extensive! Expect demo, framing, insulation and drywall, wiring, plumbing, heating/cooling systems, millwork, paint, flooring, tile, light fixtures, electronics, and all finishes. (This excludes appliances, which can significantly increase costs, depending on how high-end they are.) According to Chicago-based Sweeten contractor Ryan, “A whole-house renovation—say, 3,000 square feet—would cost $200,000, at the low end, and start at $400,000 at the high end. It all depends on the materials chosen.”

Wet room renovation costs

Wet rooms—connected to a water supply, such as bathrooms or kitchens—typically start at $250 psf. In the city, bathrooms in condos or co-ops can be as small as 30 square feet. However, in freestanding homes, they are typically larger than 5’ x 8’.  High-end renovations that are fully custom with luxury materials can cost upwards of $700 per square foot. Architectural design and drawings, demolition, construction, materials, fixtures, lighting, and finishes are included in the fee.

Build in a buffer to your budget

Contractors may build in overage fees to their estimates. This allows for the unexpected—which definitely can happen—to be covered. Overages are usually 10-15% of the project cost. (Sweeten recommends that the renovator reserve at least 10-15% above the bid as well). Don’t let the numbers shock you, though: the beauty of using a general contractor is that it’s one-stop shopping. Working with a contractor covers pretty much all the trades required for the job. This spares you the work of hiring individual tradesmen to complete the various aspects of your project. 

Chicago-based Sweeten contractor Brad recommends being realistic about how much you can spend. “You can’t buy a $100,000 ring on a $5,000 budget. Nail down your contractor first; they know pricing. And add 15 percent for unexpected conditions.”

Average cost of a kitchen remodel in Chicago

Budget kitchen renovation costs

A typical starting point is $22,000 based on a 100-square-foot kitchen. According to the 2021 Cost vs. Value Report, the average renovation costs for a kitchen is $31,004 for 200 square feet. This translates to stock cabinets, hardware, and countertops, plus swapping outdated appliances with newer and more energy-efficient models.

Mid-grade kitchen renovation costs

Sweeten has found that a 100-square-foot space at this finish level can start at $30,000. For a kitchen at 200 square feet, expect to pay an average of $81,820, according to the Cost vs. Value Report. This includes custom lighting, updating 30 linear feet of semi-custom wood cabinets, new countertops, a 3′ x 5′ island, double-tub stainless steel sink with single-lever faucet, garbage disposal, built-in dishwasher, energy-efficient range, vented hood, built-in microwave, dishwasher, and new flooring.

High-end kitchen costs

Based on what Sweeten has seen, expect starting costs to be $37,500 for a 100-square-foot room at this finish level. According to the Cost vs. Value Report, a kitchen at 200 square feet starts at $160,000. Expect top-flight custom cabinets with interior detailing like partitioned drawers, pullout shelves, pop up and down storage, stone, quartz, or porcelain countertops, stone or imported tile backsplash. Also included are custom lights, under-cabinet lighting, hardwood, stone or porcelain flooring, and typical high-end appliances.

Sweeten contractor Ryan has seen kitchens cost $50,000 for a gut remodel, and at the high end, closer to $100,000. “Those figures,” he says, “can vary greatly, as some cabinetry alone might cost $80,000.” 

Average bathroom remodel costs in Chicago

Budget bathroom remodel costs

A starting point can be $15,000—$20,000 for a 35-square-foot-space with budget-friendly finishes from big box stores like Walmart, Home Depot, Menards, and Lowe’s. As this is a wet space, plumbing, electrical insulation, and exhausts, as well as correcting misaligned walls and floors will be part of the job.

Mid-grade bathroom remodel costs

For a 35-square-foot space, a remodel will start at $21,000. According to 2021 Cost vs. Value Report, $27,570 is the average cost for this type of project. This includes a recessed medicine cabinet, standard toilet, solid-surface vanity counter, and a porcelain tub.

High-end bathroom remodel costs

The typical cost at this finish level starts at $28,500 for 35-square-feet. The 2021 Cost vs. Value Report cites an average renovation cost of $82,838 for a high-end project, based on a bathroom over 200 square feet. Features at this level include new ductwork, radiant heated floors, custom cabinetry, separate shower, freestanding tub, and custom lighting.

Costs for a master suite addition

Mid-grade master suite addition costs

Estimated costs are around $452 psf or $177,273 for a 24′ x 16′ space, including double vanity, freestanding tub, separate shower, walk-in closet, dressing area, according to 2021 Cost vs. Value Report. Whether it’s a ground-level addition, a basement remodel, or a second-floor addition, accessing rough-ins for plumbing will vary and affect pricing.

High-end master suite addition costs

For a 32′ x 20′ master suite with a separate sitting area and large master bath over a crawl space, costs are around $553 psf or $359,232, according to 2021 Cost vs. Value Report. This kind of project includes custom shelving, built-in storage, as well as a walk-in closet and dressing area with windows.

Basement renovation costs in Chicago

A starting budget for a basement is around $100 psf. At the low end, average renovation costs are around $40,000, which includes a bathroom with a shower. Flooring options can vary significantly, including laminate, vinyl, engineered wood, porcelain tile, or stained concrete. At the high end, a project for $75,000 may include a 5′ x 8′-foot bathroom with a shower, a wet bar, and flooring in an overall space measuring 20′ x 30′.

Costs for a basement renovation can be affected by multiple factors. Consider the existing condition of the space, if plumbing pipes need to be installed or moved, if new water service is required and if bracing needs to be done to eliminate structural supports in the middle of a space. Also take into consideration ceiling height, since Chicago basements are typically 8 feet or less, and as low as 6’7″. If you want to raise the ceiling, that requires digging out and underpinning the foundation. In addition, it’s necessary to assure the space is waterproof. A perimeter drain tile system is installed (repaired or extended). Connecting it to a sump pump also is important to consider, and this cost can start at around $2,500.

Chicago remodeling costs for permits

The permit process for renovating varies from Chicago to its suburbs, with each of the village’s or town’s governing bodies determining requirements and fees. In Chicago, permits are obtained through the Building Department. The issue in common is safety and compliance with building codes.

In Winnetka, remodeling permits cost $30 per $1,000 of construction; new construction is $1.30 per square foot of new gross area. There also are permit fees for plumbing, electrical service ($9,800 for 200 amp service; $21,000 for 400 amp service), furnace, and AC as well as roofing and pools. In Hinsdale, the permit fee for remodeling is calculated on two percent of the value of construction.  In addition, expect to pay permit fees for demolition ($3,000).

In Chicago, applications for building permits must include architectural drawings and names of all licensed contractors—plumbers, electricians, HVAC contractors (usually supplied by the general contractor). There is no one size fits all. But expect to pay between $1,500 and $2,000 minimally for a whole house remodel, major kitchen, and/or bath. The larger the project, the more the fee, ranging to as high as $10,000.

There’s also an Easy Permit Program for small projects that do not require architectural drawings (usually available the same day). There are nominal costs (a few hundred dollars for plumbing and electrical permits), which usually are pulled by those contractors.

©2021 Zonda Media, a Delaware corporation. Complete data from the 2021 Cost vs. Value Report can be downloaded free at www.costvsvalue.com.

Find expert Chicago general contractors near you

Post your project on Sweeten and we’ll match you with multiple vetted general contractors to provide estimates for your renovation, then help you evaluate the estimates. Sweeten also checks in with you until the project is completed. When you brainstorm with your general contractor to develop an accurate budget, you’ll be well on your way to enjoying the dream space you’ve always craved.

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Have a good handle on HOA (Homeowners Association) fees before you purchase your condo, co-op, or detached house.

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.

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“After” photos courtesy of Sweeten homeowner

Before: Making old bathrooms new again

For this Chicago homeowner, updating her bathrooms were important. Plus, time was of the essence: she was living in the 1,500-square-foot condo in Bucktown (located on the northwest side of the city) and wanted to sell. However, she knew that putting some money into refreshing the place with a renovation would increase the resale value. So, that’s exactly what she did! 

“BEFORE” of master bathroom

“DURING” of master bath

She turned her attention to the master and hall bathrooms since they were the biggest concern. They felt outdated, with an early 2000s brown-hued vibe. (A well-designed, new bathroom is one of the top aspects that appeal to potential homebuyers.)

This was not the homeowner’s first time renovating and knew a good general contractor would make all the difference. She posted her project on Sweeten and found a general contractor in her area who was in sync with her goals.  

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

After: A more modern aesthetic to appeal to buyers

Size-wise, the homeowner was in luck. The master bath had plenty of square footage and just needed some TLC to make it more attractive and functional. The hall bath would be a straightforward rip-and-replace, with no plumbing moving.

After consulting with her Sweeten general contractor, the homeowner focused on sourcing and buying materials and accessories. She wanted to redesign the bathroom with similar features that other new properties in her area were featuring.

“AFTER’ of the master shower

First things first: get rid of the old jet tub. Although seen as a luxury in the early 2000s, the jet tub now seemed outdated. Plus, it was awkwardly placed next to a shower stall. To help the flow and the look of the bath, a walk-in shower replaced this configuration. The trend of large-format tile perfectly suited the new oversized shower. Two niches inlaid with hexagonal tile brought a nice contrast to the stacked wall tiles. And, of course, a new master bath wouldn’t be complete without a long bench. 

“AFTER” of the master bathroom

The vanity also got a much-needed refresh. Another double sink version replaced it, but one with a more modern aesthetic. She updated the hardware and matched the finishes to the overhead sconces. The contractor installed a quartz countertop along with a new backsplash. “It looks great,” says the homeowner. “Bigger, brighter, and more modern.”

“BEFORE” of hall bathroom

“AFTER” of hall bathroom

The hallway bathroom’s rip-and-replace received all-new fixtures and materials from tile, tub, and toilet to lighting and sink vanity.

All in all, the renovation took approximately five weeks, but then COVID hit Chicago, which curtailed the homeowners’ plan to sell. Luckily, the renovation still improved the resale value of her home. She’s also hopeful that once things settle down, buyers will consider the new baths a real selling point.

As for the overall renovation experience? “[My contractor] was super helpful and responsive,” she says. “He really went out of his way to help make the process easier and save us money, including picking up all the materials we purchased at Home Depot to avoid delivery fees.”

Tip from the Contractor: The general contractor recommends having all your materials either already selected or ordered so you don’t experience delays. Contractors work within a detailed timeframe. Make sure you have your materials on hand to help avoid delays and frustration for all involved. 

Materials Guide:

Flooring and wall tile: Home Depot. Vanity: Studio 41. Paint: Sherwin-Williams. Countertop and backsplash: CM Stone Works Inc. 

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Bathtubs, be gone: See how these 7 homeowners swapped jet tubs for walk-in showers.  

Make sure to align your scope with your budget. Our Chicago home remodel cost guide can help you get started.

Refer your renovating friends to Sweeten and you’ll both receive a $250 Visa gift card when they sign a contract with a Sweeten general contractor.

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

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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.

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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.

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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.

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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.

You chose that turn-of-the-century Victorian, ‘20s beach bungalow, or mid-century modern ranch for its character. But those “so 1980s” oak and laminate cabinets—yikes! A sunroom or extra bedroom and bath would be amazing. Seriously, the old house needs a remodeling reboot to make it more livable for today. It’s worth it when its great bones spark über potential.

You don’t have to take off those rose-colored glasses, but there’s much you need to know if you’re about to embark on a major reno. Sometimes it means taking everything down to the studs or a home’s skeleton. And what is unseen—electrical wiring, plumbing pipes, heating and cooling ducts as well as insulation—are key to making sure everything runs efficiently and safely. Because there are so many unknowns when you open up walls, don’t even think about DIY. Hire professionals. 

Is your house or neighborhood historic?

If the house is 50 years old or more, and there are enough strong original architectural features, you may want to preserve them and/or replace elements like crown moldings when you can closely replicate the design. A general contractor can guide you on replacing, salvaging, or repairing these details.

Houses that have historic landmark status (national, state, or local) also benefit from some tax breaks. But that historic designation may limit changes you can make—especially on the exterior. If there are double-hung windows on the original façade, for example, you can’t replace them with picture windows. Even paint colors and hardware may be restricted. If you’re remodeling in a historic district, architectural style is in play. 

In Chicago, landmark homes and districts are governed by an ordinance with rules and regulations detailing what can and cannot be done. Repairing existing window sashes and frames, for example, is preferred to replacing. But if windows need to be replaced, they must match in style, material, glass size, muntins (dividers), profile, and trims. Aluminum, vinyl, or other siding materials would not be suitable to substitute for wood clapboard. In brick construction, replacement with materials as close as possible to the original is advocated.

Types of home additions

The footprint and square footage of the existing old house—and how much lot space you have around it, in the back, or to one side—determine how much you can add on. There are formulas in local zoning laws that calculate buildable space, with setbacks—how close to the front of the lot and neighboring property lines the building can be placed. Here are your options. 

Add space by building out

• Expand a kitchen and create a family room and/or breakfast room
  
• Adding a sunroom or screened porch are popular options for the first story
  
• Note: For ground floor additions, you’ll need a new foundation and footings.
  

Build up or down

If you don’t have enough space to build out, you can build upon or create a new second story, or convert at the basement level. Check what your local zoning allows, based on total square footage of the property, and an equation that allows for the structure.  

• For a master suite or more bedrooms and baths, you might build up by expanding an existing attic or adding a story or two.
  
• Blowing out the roof and adding structural supports such as trusses also requires replacing the roof.
  
• A basement offers even more livable space. If the ceiling is below eight feet, consider underpinning, digging out and pouring new foundation and footings. Don’t forget the basement also needs to be kept free of moisture.

While converting two-flats to single-family dwellings may be less expensive than building new, plumbing pipes and wiring may need to be rerouted (eliminating one kitchen for example, or relocating baths). In addition, interior staircases may need to be relocated with structural reinforcement needed when loadbearing walls are removed.

Improve the floor plan

Older homes often have floor plans that just don’t work for today, with too small or chopped-up rooms. Sometimes it’s simply a matter of reconfiguring existing space.

Today, kitchens can spill into family/entertaining rooms, and include eat-in spaces at large islands or breakfast rooms. Powder room additions also serve this multifunctional space making it easily accessible for family and guests instead of climbing to another floor. Old houses like townhouse or Tudors often didn’t have first-floor bathrooms. Other modern amenities include having a washer and dryer closer to the bedrooms upstairs or converting the basement into a guest suite.

If load-bearing walls are removed, existing water, gas pipes, ductwork, and electrical wiring may need to be rerouted. Some kind of bracing, like ceiling beams and/or vertical supports, will be required.

Updating house mechanicals

• Electrical—One 100 amp circuit box may not be enough—especially if there are only a few slots left to upgrade electricity to accommodate heavier duty appliances, more lights, and a new HVAC, which add to the load of amps and circuits. A homeowner’s call to a professional electrician for an audit or inspection will help determine what needs to be upgraded (like adding GCFIs). They can reach out to the city for a sign-off. At least one 200 amp capacity electrical panel will probably be necessary.

The Philadelphia Rowhouse Manual states that if a circuit or fuse box trips frequently, consult an electrician and PECO to find the source of the overload and upgrade your service instead of replacing the breaker or fuse with one that carries greater capacity.

• Plumbing—The addition of bathrooms, tubs, showers, and even extra sinks may not only require the relocation of pipes, but it may call attention to existing water pressure in the home. Amping up the supply line from the main sewer to your home isn’t inexpensive, but it will assure a good flow of water throughout the home.
  

In older homes, it’s also a good idea to make sure there is no lead in the pipes, valves, or faucets. 

The age of the existing hot water heater determines whether or not it needs to be replaced. Consider high-efficiency tankless heaters: they take up less space and are more efficient, as they supply hot water on demand.

• HVAC—Depending on the age of the heating and cooling systems, you may want to replace units for more efficiency.  Sizing is calculated according to square footage; sometimes two or more furnaces and air conditioners are needed. Make sure ducts are insulated. Zoning spaces also is a good idea, so that you can shut down areas of the house that may not be used all the time.
  

Boosting energy efficiency

Many old homes are not at all well insulated, which can create drafty situations as well as severely impact heat loss. Take into consideration the age of the roof and be sure this space is in good shape. There are several ways to add insulation to an attic or to walls. Insulation is based on  R-values (thermal resistance). Naturally, the higher the R-value, the better (the highest number is 45, rated on vacuum-insulated panels). For NYC historic rowhouses, an energy auditor can test for a home’s energy efficiency. The Municipal Art Society of New York advises to first consider less invasive wall or roof repairs before adding insulation or other extensive work.

Types of insulation 

• Fiberglass is predominantly found in most homes. It comes as batt and rolls or loose-fill and is fire retardant.
  
• Cellulose insulation is an older type of insulation typically blown-in packing into wall cavities and conforms to the structure it’s insulating.
  
• Injection foam is a shoot-in insulation and the most expensive. It’s fire-rated and doesn’t retain water.
  

Replace windows

Consider replacing windows with Energy Star-qualified ones. All wood, vinyl, aluminum clad with wood inside, and fiberglass are some options. Important features to look for: 

• Low-E, or Low-Emissivity, with metallic coatings that allow windows to reflect rather than absorb heat
  
• Double or triple panes
  
• Gas-filled (argon or krypton gas) between glazed layers to improve heat insulation and slow heat transfer
  

Preserving wood flooring

Sometimes underneath the wall-to-wall carpeting, you’ll luck out and find original hardwood. Tack holes can be sanded out and the floors refinished. Yellowing, which often occurs with natural polyurethane finishes due to sunlight exposure or water damage, is easy to fix with sanding and refinishing. If the boards are too blackened and you’re not using a dark stain, they need to be replaced, as do warped boards.  

While the whole process may be challenging, fixing any issues and fortifying the inner workings of the house will help abate surprises down the road. And then you can look around you—everything is just as you imagined! You’re soooo happy. Toast your efforts. You deserve it.

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Sweeten founder and CEO weighs in on what to know before renovating a brownstone.

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 Remodeling an Old House: What to Know appeared first on Sweeten.

Share the news with your remodeling Chicago friends…Sweeten is officially in the Midwest. Bring us your fixer-uppers, from condos and bungalows to two- and three-flats. Our free service will help you find the right general contractor for the job—and monitor the project until it’s completed. 

Whether you’re looking to buy your first home or a long-term homeowner with an outdated layout, you probably have a lot of questions. Our 2019 national renovation stress survey revealed that Chicago residents ranked #1 in wanting to know more about the nuts-and-bolts of remodeling: specifically, what to ask on a site visit, budget basics, how to compare estimates, and potential hidden costs to watch out for. (In fact, Chicagoans were 2nd only to New Yorkers in finding a home renovation stressful.)

We understand that there are many moving parts to building your dream space, and Sweeten is here to support you in this process with:

•  Expert advice in the form of cost and process guides, plus real-life reno stories on our blog, Sweeten Stories.
  
• Vetted general contractors matched to each unique project
  
• Assistance in evaluating contractor estimates for the project
  
• Providing a secure platform for the contract and payments tied to milestones
• Regular check-ins and monitoring of the job from contract to completion
  

Our blog is a golden source of info, covering topics from understanding HOA fees and updating old homes to project costs and renovating sustainably. It also features remarkable before + afters, for both residential and commercial projects that Sweeten has done, with checklists on how to get started.  

Click here to receive our newsletter, and we’ll keep you up to speed on what you need to know when renovating in Chi-town, sharing the tools and knowledge to renovate fearlessly.

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