All Forum Posts by: Ann Folan

When we take down building in Chicago, we need an asbestos report to get the demo permit. We have used Axis Response Group for years (https://axisresponsegroup.com/). We have never used them for lead removal, but I know they do offer it. Always found them very responsive and easy to work with, plus they know the City of Chicago and all its quirks which helps tremendously.

Hope they can help.

We just switched to a meter on a 2-flat with a garden last year. When you have the City install the meter, they guarantee that the rate will not be more than the un-metered amount you would have paid for a period of 7 years (https://www.metersave.org/). The city installs the meter for free and you are guaranteed not to pay any more than you are already paying - you almost have nothing to lose by switching to the meter (and potentially lots to save).

@Ibn Abney we are looking at a similar project right now (also zoned RT4). Our first step has been to get an architect that is familiar with zoning, he is drawing up plans to submit to the city and add the garden unit. Any architect familiar with zoning in the City should be able to guide you in the right direction. With 8' ceilings you should not have to dig out the basement, and with an RT4 zoning, provide all other issues (egress, etc.) are met, you should not get much (if any) resistance to adding that unit. Per our zoning attorney "all that matters is your rights and limitations under the current zoning". A quick call to your zoning attorney or architect should confirm that adding that garden unit is possible without needing any changes, exceptions, etc. under the current zoning. Then get your plans drawn up and submitted.

@Ian Kibbe digging down the basement is pretty pricey and it depends on the existing footing and the state of the existing foundation. Your best bet at this point may be to dig some test holes in the basement and see where the footings are. It is my understanding (per our zoning attorney) that RT4 zoning should allow 3 units but whether the current construction of the building makes that viable or not is an issue.

Not an expert by any means - just our experience with zoning and digging out basements in Chicago. If you follow us on Instagram (follynbuilders) I have a series of videos in the last month illustrating digging out a 100+ year old basement in Lincoln Park. It is a huge undertaking and might shed some light on what is involved.

@Aaron Frances you do not need an occupancy permit in the City of Chicago for any building 4 units and under. So for a 2-flat (even if it is now 3 units) you do NOT need to get one! If you have all your final inspections you are good to go.

@Erin M. to date we have used a couple of different brands, with great success, all from Floor & Decor. If you want to send me a message I am happy to send some pictures of the finished product. And I am married to a GC so I have never installed it myself (and everyone is happy about that I tend to be the klutziest person on any jobsite!!).

@Mark Ainley thanks for the Menards tip! Their rebates a big PITA but can really add up when you buy a lot of material.

Floor & Decor (several Chicago area locations) has a pretty good selection of LVT. They have the peel and stick (not a fan), the glue down and the click together variety. We have installed several times in basements and it has been very well received.

When we take down building in Chicago, we need an asbestos report to get the demo permit. We have used Axis Response Group for years (https://axisresponsegroup.com/). We have never used them for lead paint removal, but I know they do offer it. Always found them very responsive and easy to work with, plus they know the City of Chicago and all its quirks which helps tremendously.

Hope they can help.

Ann

Love your lessons learned -- I try to tell people that all the time. They don't listen until they are up against it. Chicago Dept of Buildings and Zoning is its own animal.

Looks like a great project, congrats.

@Ibn Abney the cost of that lot to a developer will 100% depend on where it is. In some cases it will even depend on what side of the street it is on. 

An RS3 is SFR but you may be able to build a 2-flat. I do not think you can build 2 duplexes or 2 condos or anything in that vein, I think you are looking at a single family or at most a straight 2-flat. You will need a zoning change to build 2 units or more. Generally, unless you get that lot dirt cheap, you need to be in a great location to make an RS3 lot desirable (think Roscoe Village, Lincoln Square, Andersonville, Lakeview, etc). The 30' width is a HUGE selling point in those neighborhoods, in those hot north-side neighborhoods folks will pay a premium for a wider lot and a wider house.

If it is not in a desirable neighborhood or a very low price or you can get a zoning change it may not be worth it. Just my 2 cents without any deal specifics.

@Robert Leach is spot on.

We are GC here in Chicago as well as a licensed sewer and water contractor. These will be viewed as 2 separate projects, for which you will need 2 separate sets of permits (building dept permits, water dept permits and sewer dept permits - all separate depts). The city will sometimes allow the re-use of an existing sewer line for a re-hab if you televise the sewer line with a city inspector present and it is in good working order. For new construction, you will be installing a new water line (and a new sewer line). 

The city now requires an open cut all the way to the main, so another piece to find out is if the street is a moratorium street (much higher permit fees). In my experience, there is no negotiating with the water dept and I would truly not waste my energy. It will more than likely be an exercise in frustration. If these are older properties, you will more than likely have to install a new service at each location. If you want to economize, doing both at the same time may save you money depending on locations of the services and the main. Hope that helps!