Located in a Chicago greystone building, a couple relocates the apartment entrance with updates throughout

• Homeowners: A professor and an accountant post their home remodel on Sweeten
  
• Where: Chicago’s Lakeview East neighborhood
  
• Primary renovation: A relocation of the condo’s front door, plus rip-and-replace remodels of two dated bathrooms
  
• With: Sweeten Chicago general contractor
  
• Homeowner quote: “We’ve renovated before, and we know: The wrong contractor can add unnecessary stress, delays, and cost. The right contractor can make the process relatively painless.”
  

Written in partnership with the homeowners. “After” photos by John Laning.

Landing a historic fixer-upper in Chicago

Our apartment, which we bought in 2019, is in a historic greystone building in Chicago’s Lakeview East neighborhood. A three-bedroom fixer-upper, we chose it knowing we could renovate it to our exact specifications. The unit had, curiously, two front doors, neither of which was in a logical location, and we wanted to find a solution to that problem. We needed to renovate the two bathrooms, which had been largely untouched for decades. And finally, we wanted to redo the living-room fireplace façade as a finishing touch to our renovation.

The apartment is a full-floor unit in a three-flat building; it’s around 1,575 square feet and has a 160-square-foot rear deck. We have two French bulldogs and wanted the condominium for its generous size, but we also appreciated its historic status and original character. We’d noticed that historic properties often had their period aspects stripped out. We wanted to bring modern updates to the space, maintain its vintage features, and incorporate mid-century touches into our design.

We’d recently completed a challenging remodel of the condominium’s kitchen, and felt we needed a new contractor to tackle the next phase. We posted our project on Sweeten, fielded responses, and soon found a contractor we believed was well-matched to the job.

Solving an odd problem: two front doors

Moving our home’s entrance door was perhaps the change that required the most thought. Originally, the apartment had two front doors! One went into the living room, and the other opened into the smallest of our three bedrooms, which we think was the housekeeper’s room at some point. Door No. 1 limited the wall space in our relaxing and entertaining room. Door No. 2 made that tiny bedroom even smaller and less functional. 

Initially, we’d decided to make the door to the small bedroom our primary front door, converting that room to a foyer. We’d tear out the door leading to the living room and drywall over it. This approach would have required only a slight expansion of the width of that door opening to the bedroom, and replacing trim in a couple of spots. But in the end, we decided the quick fix wasn’t the best option.

Remodeling a new apartment entry

After discussing it with our Sweeten contractor, we decided on a plan to create yet a third door. We would close off the two original entry doors and move the apartment’s front door to a new location in the dining room. These changes would give us full walls in both rooms. Closing Door No. 1 ultimately allowed for a friendlier, more functional furniture arrangement in the living room. Eliminating Door No. 2 created space for us to install a large storage system comprising a Murphy bed and a desk in the former housekeeper’s room. Two absolute wins.

Now our apartment needed an entirely new entry. For the new opening, we chose a modern front door that contrasts with the vintage character of the dining and living rooms within. We’re particularly happy about the contrast between “new and old” as you enter our home.

Two black-and-white bathroom upgrades

Next, we moved on to updating the two small bathrooms. We wanted to update the plumbing, tiling, and fixtures, plus add exhaust fans to both baths. We planned to source and provide all fixtures, including a bathtub, faucets, lighting, fans, and more. To stay on budget, we asked our contractor to provide only the rough materials and labor. 

“We found Sweeten’s detailed contractor reviews helpful, and credit those in part for our successful hire.”

Aiming for a clean aesthetic consistent with our just-completed kitchen, we chose to tile every wall surface from floor to ceiling with white subway tile. We’re pleased with the way this brings attention to our 10-foot ceilings. We chose similarly timeless black marble hex tile for the floors, hoping it would conceal dirt, hair, and other buildups between regular cleanings. Finally, we indulged our love of mid-century furniture, integrating matching bathroom vanities of that era’s style.

Achieving a sleek subway tile fireplace

The last idea we wanted to implement was in the living room, where we’d decided to add decorative subway tile around the original fireplace. When we purchased the apartment, the walls around the firebox were drywalled; we wanted to reclaim the fireplace’s role as a focal point for the living space. We chose a glossy white subway tile for the new fireplace façade to brighten the space. 

The key to finding the right general contractor in Chicago

Everything went remarkably smooth with the string of projects. Our Sweeten contractor was professional and provided clear advice on issues big and small, including the placement of fixtures, the color of the grout, and more. We leaned heavily on our contractor’s expertise. We experienced no real challenges—this was in contrast to our experience during other phases of our broader renovation, with different contractors. We’ve renovated before, and we know: The wrong contractor can add unnecessary stress, delays, and cost. The right contractor can make the process relatively painless.

We found Sweeten’s detailed contractor reviews helpful, and credit those in part for our successful hire. We appreciated the additional insurance—and assurance—Sweeten provided. The right resources helped us to mostly stay on budget, too. We had no major cost overruns. A few of our fixtures arrived damaged, but we were able to quickly source replacements and stay on schedule.

The end result has made us very happy. We’re satisfied with our design choices, and the way our contractor’s work and craftsmanship aligned with our vision. It’s all about finding the right partner for the project.

Thanks to the homeowners for sharing your Lakeview, Chicago condo remodel story with us.

Renovation Materials

DINING AND LIVING ROOM RESOURCES: Fireplace Tile: The Home Depot.

BATHROOM RESOURCES: Restore 3 in. x 6 in. bright white ceramic subway wall tile: Daltile. Nero Marquina 2″ black honed marble mosaic hexagon floor tile: The Builder Depot. Small dual flush one-piece toilet with soft closing seat and 12” rough-in: Horow. Nicoli 1.2 GPM single hole bathroom faucet with pop-up drain assembly and matte black one-handle bathtub and shower faucet with valve: Delta. Encore chrome 44-48” x 76” semi-frameless bypass shower door: DreamLine. Franca 24” single-sink vanity: Pottery Barn. PL series 15-1/4″ mirrored single-door cabinet: Robern. Mena two-light globed wall sconce with 6” globes: Illuminate Vintage. 

Originally published December 30, 2021

Updated on May 18, 2023

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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.

Our guide to Chicago remodeling costs, including kitchen, bath, and whole-home (plus outdoor budgets and permit tips!)

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

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

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, we have 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.

Baseline home renovation costs in Chicago

Here’s a breakdown of typical starting home renovation costs (including labor and materials) gathered from Sweeten contractors:

• Full-home renovation: From $105 per square foot (psf) 
• Budget bath remodel: $16,500 (standard full size)
• Mid-grade bath remodel: $26,000 (standard full size)
• High-end bath remodel: $37,500 (standard full size)
• Budget kitchen remodel: $23,500  (medium-sized)
• Mid-grade kitchen remodel: $35,500 (medium-sized)
• High-end kitchen remodel: $72,000 (medium-sized)
• 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 $105 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. (We recommend that the renovator reserve at least 10-15% above the bid as well). Don’t let the numbers shock you, though: the beauty of hiring 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

To begin the process of remodeling a kitchen, the typical starting point is $23,500 based on a 100-square-foot space. This translates to stock cabinets from a big-box store with space to fit a refrigerator, a four-burner range, a dishwasher, and a microwave. Materials could include laminate flooring, tile under $10 / square foot, and fixtures by Delta and American Standard.

Mid-grade kitchen renovation costs

We have found that revamping a kitchen measuring 100 square feet at this finish level can start at $35,500. Opting for mid-grade materials is a smart way to strike a balance between cost efficiency and quality. Some reputable options to consider include Diamond or Kemper cabinets, Caesarstone countertops, Daltile floors, and tiles from TileBar and Ann Sacks. For fixtures, brands like Brizo, Hansgrohe, and Kohler offer reliable choices.

High-end kitchen costs

Based on what we have seen, expect starting costs to be $37,500 for a 100-square-foot room at this finish level. Expect quality and craftsmanship with top-flight custom cabinets, stone or porcelain flooring, stone or quartz countertops, and tile from brands like Cle Tile and Artistic Tile.

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

To prepare for a bathroom remodel, you’ll need to settle on a realistic budget. A starting point can be $16,500 for a standard full bathroom with budget-friendly finishes from big box stores like Home Depot, Menards, and Lowe’s. Other materials for this budget include stock vanities, various tiles under $5/square foot, and fixtures by Delta, Moen, and Pfister. 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

A standard full bathroom typically includes a sink, toilet, and bathtub or shower. The fixture count for a full bath is 3–4. Starting costs to overhaul a bathroom is around $26,000. This includes a recessed medicine cabinet, standard toilet, fixtures by Kohler and Hansgrohe, vanity counter from Signature Hardware, and a porcelain tub.

High-end bathroom remodel costs

The typical cost at this finish level starts at $37,500 for a standard-size bathroom. Features at this level include custom work, separate shower, freestanding tub, and custom lighting. High-end materials can include vanities by Robern and Duravit, fixtures by Brizo, and tile by Artistic Tile and Ann Sacks.

Costs for a primary bedroom suite addition

Mid-grade primary 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. 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 primary suite addition costs

For a 32′ x 20′ primary suite with a separate sitting area and large primary bath over a crawl space, costs are around $553 psf or $359,232. 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.

Find expert Chicago general contractors near you

Post your project and we’ll match you with multiple vetted general contractors to provide estimates for your renovation, then help you evaluate the estimates. We also check 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.

Updated on May 4, 2023

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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.

From kitchens and outdoor spaces to flex rooms, Chicago home design trends point to customization, utility, and eye-grabbing accents

(Above) Chicago design project by Carly Moeller. Photos by Dustin Halleck Photography.

Like homeowners nationally, those in Chicago are looking to remodel their homes to do more and with style.

When tackling remodeling projects, they’re going beyond what’s new. They’re considering exactly what they want, prioritizing to meet the budget. The overriding themes: comfort, convenience, cleanliness, and wellness.

With the help of interior designers, Carly Moeller of Unpatterned, and Emily Mackie of Inspired Interior, both based in Chicago, we explore Chicago home design trends to watch.

What Chicagoans want in a home renovation

Spaces topping remodeling lists in Chicago haven’t changed much—kitchen, bath, and outdoor. But the ingredients and wish lists have. In addition, there is a new desire for multitasking areas. Some actually point to a move away from open-concept plans to spaces with more definition. Still, the open kitchen/family room is a winning combination.

(Above) Design project by Emily Mackie in Chicago. Photos by Michael Alan Kaskel.

Whole house renovations—gutting as well as adding on or building up—are still on track. Perhaps even more popular is reconfiguring an existing footprint. It’s a creative challenge that’s also cost-effective.

Chicago homeowners are less inclined to go to cookie-cutter plans. Instead, they’re opting for customization, making remodeled spaces their own. Making sustainable materials choices also is more intentional.

“Remodeling is a little less restrictive,” said designer Carly Moeller. “It’s not about ‘Is this OK for resale?” It’s about how I want it. Am I happy when I walk in? Making it your own.”

Kitchens increase function and style

Cabinetry and appliances

• Kitchen cabinets in frameless styles convey clean lines, with modern hardware or without. Move away from the extra carvings and moldings. Look for a shift from neutral—especially all white. Most liked: hues from soothing, livable shades like blue-green, blues, and greens.
• Islands are changing shape and size.  “Stepping down” creates multiple levels of countertop for different functions. Longer, narrower islands also are a different look. Some cantilever over a perpendicular “table.” Others house storage on one end, while open space to pull up chairs is on the other.
• Induction cooktops are gaining fans. The method cooks food more quickly and is more energy-efficient. Plus French chefs have given them a seal of approval.

Countertops and fixtures

• Quartz is the new stone. Porcelain slabs also offer an alternative. Color, pattern, with dramatic veining spice up a range of looks beyond white marble. Both boast antibacterial properties and are easier to clean.
• Tile backsplashes are making a splash with texture, tone-on-tone patterns, and geometric shapes.
• So does statement lighting. Hanging pendants in multiples, ramped-up scale, and large horizontal fixtures lend importance. Organic shapes add appeal.
• Metal finishes for faucets and hardware add sophistication and modernity. Burnished gold and matte black are popular.

Whole-home features

• Smart Home tech connects smartphones with more activities in the home. Security, lighting, window shades, refrigerator thermostats, and range features (with cameras that monitor contents and cooking)
• Ceilings are becoming a focal point. Wood beams, beadboard (painted or natural wood), and even wallpaper train our eyes upwards.
• Wide plank wood flooring still is in vogue. However, very wide (12 inches) boards are less common than 5—7 inches.  “We’re definitely using a lot of lighter finishes,” said Emily Mackie. “Limewashed looks.”

A place for everything: Storage in the spotlight

• Pantries are top of the wish list. Organization is essential. Walk-in pantries are preferred if there’s room. Otherwise, pantry “cupboards” or pullouts feature cubbies for everything from spices to canned and packaged goods. “Homeowners want to be more creative about how they use space,” said Carly.
• Prep kitchens—High-end designers find that clients like to separate prep from presentation and entertaining. The design includes a butler’s pantry-type of space or “second kitchen” that keeps the mess out of sight.

(Above) Design project by Emily Mackie in Chicago. Photos by Dustin Halleck Photography.

• Breakfast bars, bars, other built-ins—Organization drives these dedicated spaces. Equipment, accessories and cups, glasses, etc. all are within easy reach. “I did an a.m./p.m. cafe,” said Emily. “We took a portion of the kitchen and made it a mini coffee bar by day and a wine bar by night.”
• Mudrooms—Some designers predict the demise of mudrooms. Still, the need for a place to contain outerwear, footwear, and sporting equipment isn’t going away soon. “I don’t have a mudroom at my house,” said Emily. “But I have a dedicated closet space.”
• Look for more hybrid spaces. For a couple with three children, Carly was asked to design storage space that would feel seamless, as it spilled into a modest-sized kitchen and family room. Her solution: three lockers, one for each child, bench to one side with storage inside. For symmetry, there’s a table with a bench and chairs on the other side of the cabinets. She painted the wall and lockers bright blue.

Baths focus on refreshing body and mind

• Freestanding, shapely tubs are as much of a dramatic focus as they fill a need to chill out. The spa aesthetic is a target. Air tubs take over whirlpools while soaking tubs are most popular. “I’ve been doing a lot more soaking tubs,” said Emily.
• Roomy showers still favor rain effects and multiple showerheads. Even better is built-in sound.
• Bidet toilets or toilet seats—Hygiene is a huge driver;  plus, you don’t have to worry about running out of toilet paper.
• Slab installations are gaining ground, especially with lighter-weight materials like porcelain. The seamless, groutless look gets a huge nod of approval.
• Some storage ideas borrow from the kitchen. Emily created a bubble bath bar with a display rack for bath oils, crystals, and salts.

Outdoor rooms are at-home getaways

• Compartmentalizing the landscape makes it flow from the indoors. Following interior cues, the goal is to create spaces for sitting, lounging, entertaining, cooking, and dining. All in a green context, with plantings of trees, shrubs, and flowers.
• Roof decks, usually on the top of the garage are a solution for shrinking yard space. This requires adequate structure to hold furnishings, kitchens, and landscaping, with built-in irrigation.

(Above) Design project by Emily Mackie in Chicago. Photos by Dustin Halleck Photography.

• Outdoor kitchens feature built-in grills, refrigerators, sinks, and specialty equipment like kegerators to dispense draft beer. In the Midwest, pizza ovens are often part of the design. Chicago at-home chefs even use them in the winter—they just shovel a path.
• Freestanding heaters and built-in fireplaces extend the season. A range of firepit styles offers additional options.
• Water features like ponds or small containers with waterfalls add a vacation vibe.
• Entertainment includes outdoor-safe TVs and screens for movie-watching. “People are trying to find ways to escape,” said Emily. “When the home becomes the office, where do you go? Where there used to be square footage with a singular purpose, now I feel it’s a.m. and p.m.”

Chicago home office goes beyond Zoom

The home office has re-emerged, whether standalone or integrated into the kitchen or family rooms. Flex work styles are more plentiful. So homeowners are thinking again about WFH spaces—even dedicated ones. Converting extra bedrooms or a spot in the basement offer options besides integrating into kitchen/family rooms.

“Basement offices have become hodgepodge rooms,” said Carly. “One client needed flex space for kids to work, so we did three built-in desks with shelving.”

(Above) Chicago design project by Carly Moeller. Photos by Dustin Halleck Photography.

Bedroom/bath suites are sanctuaries

This remains a prime candidate for opening up small rooms or moving walls. “In one, we turned the top floor into a primary suite,” said Carly. “There had been two smaller bedrooms and a bath.”

Making room for hobbies, games, and exercise

Activities like crafts, exercising, gaming, indoor driving ranges are inspiring re-dedication of real estate, especially in basements.  There’s a need for versatility and multitasking flex spaces. This is not unlike the megamansion feature a few years back: dedicated rooms for wrapping packages.

“Workout and meditation rooms also are requested. Square footage needs to be multifunctional,” said Emily. “Clients now are considering more creative solutions. ‘Why don’t we rip out the dining room and put in a killer lounge?’” She continued, “I converted my own garage. Lounge chairs, leftover rugs, heaters—for the kids.“The City Council of Chicago has removed a ban that had prohibited ADUs since 1957. Be sure to find a contractor who is up-to-date on local codes and regulations.

Expanding space with visual tricks

Adding large windows and skylights brings in natural light and visually expands space. Also, without adding square footage, raising ceiling heights makes a room live larger.

Chicago home design trends: Making a statement

Chicagoans are personalizing more in home remodeling. There’s more room for a little drama. Focal points include sculptural bathtubs, kitchen islands punctuated with bold veining, or floor-to-ceiling featured fireplaces. Solving clutter in clean, functional spaces that are comfortable and make you feel good is the goal.

When you’re ready to get started on your home remodel, we can connect you with the best contractors in Chicago.

Updated on May 10, 2023

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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.

A two-decade-old condo undergoes a resale-focused renovation in Bucktown, Chicago

• Homeowners: A homeowner posted two bathrooms for resale on Sweeten
• Where: Bucktown in Chicago
• Primary renovation: Update the bathrooms in a 1,500-square-foot condo
• With: Sweeten Chicago general contractor
• Homeowner’s quote: “He really went out of his way to help make the process easier and save us money.”

“After” photos courtesy of homeowner

Making old bathrooms new again

For this Chicago homeowner, updating her bathrooms was 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. 

She turned her attention to the primary 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.  

A more modern aesthetic to appeal to buyers

Size-wise, the homeowner was in luck. The primary 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.

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 primary bath wouldn’t be complete without a long bench. 

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.”

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.

“[My contractor] was super helpful and responsive.”

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

Originally published on January 28, 2021

Updated on May 18, 2023

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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.

A couple takes advantage of sky-high ceilings in their Chicago warehouse loft

• Homeowners: Leah + Brian Olson posted their home remodel on Sweeten
• Where: Logan Square in Chicago, Illinois
• Primary renovation: Renovating the kitchen and bath in a 1900s brick warehouse, upgrading appliances, and opening up the space even more
• With: Sweeten general contractor in Chicago
• Homeowner’s quote: “It (gives) a sense of accomplishment living in a space that we spent so much time and thought planning out.”

“After” photos by John Laning. Stylist: Rebecca Eden.

Taking advantage of the high ceilings

Home for Leah and Brian Olson is a Logan Square loft. They fell in love with the energy of the neighborhood and the 1900s red brick warehouse, converted in 2006. “We like the industrial look,” said Leah, “exposed brick, ductwork, high ceilings—about 14 feet.” The marketing consultant shares the space with Brian, a civil engineer, and Rex, their golden Labrador Retriever. “The rooms feel big enough, even though the space is a compact 1,000 square feet.”

Renovate your outdoor space in Chicago to maximize living on the porch, deck, or city roof decks

Homeowners have a major craving to spend time outdoors. 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, we share key tips on building a roof deck and other outdoor spaces in Chicago from Sweeten contractors.

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, and 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, and 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. We can connect you with a select group of experienced general contractors familiar with your neighborhood. Post your project to get started.

Originally published on May 15, 2020

Updated on May 5, 2023

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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.

A guide for converting these classic Chicago multi-family homes into single-family dwellings

If you’re searching for a single-family home in Chicago, availability and price may be a stumbling block, especially in some parts of the city. But there is another option. Take a look at two or three-flats. Consider a deconversion, where a multi-family building is converted into a multistory, single-family home. We outline what you should know about making a multi-family your very own. Sweeten contractors share their insights on what they’re seeing on the remodeling front.

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. Be sure to work with the right general contractor who is licensed, insured, and up-to-date with local codes and regulations. You’ll want to meet and compare estimates from at least three contractors in your area.

“A typical multi-family deconversion project will include opening the first floor, building out a new kitchen along with its costs, 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

When you begin the planning for an upgraded kitchen, these rooms are in the back in most buildings; 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 new or existing bathroom 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

If the plan is to make your basement a living space, older buildings typically have a ceiling height under eight feet. However, 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-quality 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.

When you are ready to convert a multi-family building into your own single-family home, the first step is to connect with the right general contractor. We can match you with our top Sweeten contractors who can bid on your project based on your scope and budget. They will also have experience working in your neighborhood. Post your project to get started.

Originally published on February 26, 2020

Updated on May 8, 2023

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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.