Upgrading residential water service in Chicago

Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes

Greetings- I am looking for advice or a recommendation concerning the very high cost to upgrade water service in Chicago. Inspectors are aggressively insisting on upgraded service in many cases where it is not needed. Quotes are sky high. Any suggestions or contractor recommendations or registered plumbers that can accomplish this at a reasonable cost?

Just as an FYI for those reading: suburban price is $4,500-$5,000 while same job in Chicago I am hearing $15-20 k ! ouch!

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Ann Folan

Contractor · Chicago, IL · Member since 2017 · 68 posts · 48 votes

We are a GC here in Chicago and also own a sewer and water company -- so I may be your ideal contributor :). You are correct, the City of Chicago infrastructure is old, with every extensive re-hab and new construction 99.9% of the time they city will require a new water service. New construction will also require a new sewer line, re-habs may be able to get away with a camera in the line for possible re-use. We figure it in to every job we price and more often than not, it is required. I cannot even remember the last time we didn't have to install a new service. There is no appealing it, there is no getting around it, you will absolutely have to install a new service. New 1" services are rarely installed, you will need at least 1.5" depending on the number of fixtures you have - as mentioned above.

The high cost has less to do with the paving contractors (although that adds on as well) and much more to do with the cost of the actual permits from the city. The permits alone are thousands of dollars, which adds on to your cost for the new service. We are thousand of dollars in the hole before we even figure out the actual labor or the materials! $15,000 is actually a fairly good price for a new service to the main. As also mentioned above, if the water main is across the street, your costs will be even higher. Feel free to send over any other questions I will help if I can! Best of luck, plumbing inspectors in Chicago are the toughest by far.

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Brie SchmidtBusiness Member
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Real Estate Broker · Chicago, IL · Member since 2013 · 6k+ posts · 5k+ votes
8y
Originally posted by @Mark Shelstad:

Greetings- I am looking for advice or a recommendation concerning the very high cost to upgrade water service in Chicago. Inspectors are aggressively insisting on upgraded service in many cases where it is not needed. Quotes are sky high. Any suggestions or contractor recommendations or registered plumbers that can accomplish this at a reasonable cost?
Just as an FYI for those reading: suburban price is $4,500-$5,000 while same job in Chicago I am hearing $15-20 k ! ouch!
I have seen $15k if the hydrant is on that side of the street and $20k if it is across the street
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Maria C Quimpo
Flipper/Rehabber · Chicago, IL · Member since 2017 · 79 posts · 23 votes
8y
@Mark Shelstad We are doing this now on our flip in Edgewater...we received 5 bids and took the lowest of $15k. Luckily our contractor expected this and had us put this amount away in contingency.
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Jaclyn McClellan
Real Estate Agent · Chicago, IL · Member since 2016 · 176 posts · 73 votes
8y
we had to do this on the property we are about to sell. If adding additional bathrooms/water pressure etc. is needed for you to sell you kinda have to do it. I will message you my contractor’s info - it depends on where the water is and on which side of the street
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Mark Shelstad
OP
Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
8y
Thank you, @Brie Schmidt, @Maria Quimpo and @Jaclyn McClellan. Seems to be a problem without a solution. I was once told the reason the cost is so high is because the city requires the use of a certain paving contractor to repair the street afterward and that firm has a monopoly. Ahhh, the Chicago way....wonderful!
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Robert Los
Contractor · Chicago, IL · Member since 2018 · 59 posts · 12 votes
8y
Mark- If your add long additional bathrooms see if they accept a booster pump. A booster will be a lot cheaper route then running a new line. I recently added a second story addition in Chicago with additional bathrooms and we were able to just install a booster pump. If you have any questions feel free to private message me. Best of luck
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Mark Shelstad
OP
Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
8y
@Robert Los thanks - that is a great idea. I let you know if it flies. I suspect the city really wants the lead pipes gone and this is a way to make owners take on the job and cost.
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John Weidner
Chicago, IL · Member since 2014 · 710 posts · 200 votes
8y
depends on your current service size and how many bathrooms and fixtures. If you have 2.5 baths you can prob get away with an 1" lead service with no booster . If you have 3.5 baths no way around pulling a new service.
Also the plumbing inspector will prob require you camera the sewer line and get that inspected by the water Dept before final. They will give you a receipt you can show at final. Better to do this at rough before the house is finished in case you have an issue
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Mark Shelstad
OP
Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
8y
Thanks, John. We do have the sewer line scope in the budget and it makes perfect sense to do.
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Ann Folan
Contractor · Chicago, IL · Member since 2017 · 68 posts · 48 votes
8y
We are a GC here in Chicago and also own a sewer and water company -- so I may be your ideal contributor :). You are correct, the City of Chicago infrastructure is old, with every extensive re-hab and new construction 99.9% of the time they city will require a new water service. New construction will also require a new sewer line, re-habs may be able to get away with a camera in the line for possible re-use. We figure it in to every job we price and more often than not, it is required. I cannot even remember the last time we didn't have to install a new service. There is no appealing it, there is no getting around it, you will absolutely have to install a new service. New 1" services are rarely installed, you will need at least 1.5" depending on the number of fixtures you have - as mentioned above.
The high cost has less to do with the paving contractors (although that adds on as well) and much more to do with the cost of the actual permits from the city. The permits alone are thousands of dollars, which adds on to your cost for the new service. We are thousand of dollars in the hole before we even figure out the actual labor or the materials! $15,000 is actually a fairly good price for a new service to the main. As also mentioned above, if the water main is across the street, your costs will be even higher. Feel free to send over any other questions I will help if I can! Best of luck, plumbing inspectors in Chicago are the toughest by far.
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John Weidner
Chicago, IL · Member since 2014 · 710 posts · 200 votes
8y
right no one is putting in a 1" new everything is 1.5" copper but depending on the # of bathrooms and fixtures the plumbing code allows for reuse of the water service assuming if it's sized correctly. 3.5 baths will NOT pass with a 1" lead service due to sizing, the lead is not the driving factor
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Mark Shelstad
OP
Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
8y
Thanks @Ann Folan
What still makes ZERO sense to me is how expensive it is -even after taking out an assumed $3,000 for permit fees.
In Forest Park I had the same work done for $4,500. What could possibly justify $15,000 (after permit fees) for the exact same work? Water service is on the same side of the street and the connection distance from B-box to home is the same.
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Ann Folan
Contractor · Chicago, IL · Member since 2017 · 68 posts · 48 votes
8y
@Mark Shelstad Unfortunately the permit fees are much higher than $3,000. You need a Dept of Transportation permit to open the sidewalk, curb, street, etc as well as a permit from the Water Dept for the actual new service as well as paying a tapping fee to tap into the water main. Then another cost to restore the asphalt. In permits, fees and asphalt alone, before you buy a piece of pipe, you are about $9,000-$10,000 in the hole.
I completely agree that the permits and fees are crazy! At this point, we only do sewer and water for our own projects. We keep our licence and insurance up but don't pursue residential sewer and water work in Chicago. Hope that helps clarify (although I know it doesn't make the price tag any easier to swallow).
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Mark Shelstad
OP
Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
8y
@Ann Folan thanks for your detail. I am smirking and shaking my head at how, only in Chicago, could the DOT be involved in connecting water service! I guess it is what it is. Lesson learned.
If the b-box is under the parkway on my side of the street, wouldn't horizontal boring save all the street sidewalk and curb cuts/repair?
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John Weidner
Chicago, IL · Member since 2014 · 710 posts · 200 votes
8y
@Mark Shelstad send me a pm with specific neighborhood and I'll see if I can refer someone.
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Ann Folan
Contractor · Chicago, IL · Member since 2017 · 68 posts · 48 votes
8y
@Mark Shelstad Directional boring is not allowed on City of Chicago property. So once you hit the edge of the sidewalk (and City property) the entire trench must be open cut. Also, do not assume you can replace the water service at the B Box, unless that has already been approved, you may have to replace all the way out to the main in the street with an open trench the entire way (and in which case your CDOT fees will be even higher). Hence the reason we do not pursue much sewer and water work anymore - we focus about 95% on the building and general contracting side of our business!
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Mark Shelstad
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Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
8y
@Ann Folan Interesting. Lots of special rules in Chicago. I can see how it can bog contractors down in red tape.
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Steve J Taylor
Member since 2018 · 1 post · 0 votes
7y
Hello All,
I just stumbled on this thread and realized it is 9 months old...but wanted to see how things worked out for you @Mark Shelstad, as well as a possible referral too. @John Weidner, @Ann Folan
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Mark Shelstad
OP
Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
7y
@Steve J Taylor Things worked out about as well as they could in an unfortunate situation. I did find a company that has been doing that work in Chicago for many years and their price was much better than all others, yet still above $10K. The install went very smoothly and it was obvious they were experienced experts. If you'd like more detail I will be happy to share via PM.
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Mark Shelstad
OP
Flipper/Rehabber · River Forest, IL · Member since 2016 · 85 posts · 42 votes
7y
ended up using B&T Underground

1 Reply
Abby Melendrez
Member since 2019 · 1 post · 0 votes
7y
@Mark Shelstad would love to hear more about your experience with B&T, and also anything you learned about what qualifies for adding a booster pump in lieu of upgrading service. Thanks!
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Michael K.
Investor · Chicago, IL · Member since 2018 · 352 posts · 176 votes
7y
@Maria C Quimpo , can you share the info for which contractor you used, and any other particulars of the job? I'm considering doing this for a three flat and hoped to get some comps.
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Richard Bonk
Member since 2020 · 2 posts · 0 votes
6y
Guys, I see this post is a year old but I’m also looking for a water service sewer contractor. In Chicago, northwest side Dunning area. Thank...
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Daniel Cullen
Member since 2019 · 25 posts · 11 votes
6y
There are multiple reasons that the installation of a new water service is more costly in Chicago than in the adjacent burbs. One is that the city no longer allows 'torpedos', or underground hydraulic rams, to be used in providing the pathway for the new copper piping. The use of those time/labor saving devices was prohibited after multiple contractors broke gas lines, sewer lines, and other underground infrastructure while installing new water services. Therefore, a 'cut' or trench must be dug down below the frost line and the new piping must be laid in that. Another big expense in the city is the need for all of the excavated soil to be taken to a dump and for new, clean fill to be used when back-filling the excavation. The reasoning makes sense when looked at from the side of the municipality, I'd love to hear from plumbing contractors with any differing views.
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Daniel Cullen
Member since 2019 · 25 posts · 11 votes
6y
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John Warren
Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
6y
This topic is going to be an ongoing one as more and more Chicago area municipalities catch on to the trend. Recently two of the suburbs where I work, Berwyn and Cicero, started requiring almost all rehab projects to have a new water main installed. This is shifting the burden of up keeping the infrastructure from the town to the investor which is probably good in the eyes of the town.
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