A Chicago bungalow dormer is a structural job, not a cosmetic one. To add a dormer you cut into the roof framing, and the City treats cutting away part of a roof as work that needs a permit. In practice that means drawings prepared by an Illinois-licensed architect or structural engineer. This article explains why, what the drawings should show, and which questions to settle with the Department of Buildings and the zoning office. We have no verified City rule specific to dormers, so where the answer depends on your building, we say so.
Why a dormer is not a simple roof repair
The classic Chicago bungalow has a steep roof and an attic with little standing room. A dormer pushes part of that roof outward and upward to make usable space. To do it, someone has to cut rafters, build new framing, and carry the load from the roof around the opening.
That is the opposite of a repair. The City's list of work that needs no permit excludes anything that involves cutting away part of an exterior wall, interior wall or partition, subfloor or roof, or cutting a structural beam, column or load-bearing support. A dormer cuts the roof and changes how it carries load. It is not on the no-permit list.
The City also names roof structural work as a trigger for drawings. Among the items the City lists as needing an architect or engineer are roof structural repairs, and Express reroofing requires drawings from an Illinois architect or structural engineer for structural repairs to the roof structure. A dormer is new structure, not a repair, but the principle is the same: when the roof framing changes, a licensed professional puts their name on it.
Do you need an architect for a bungalow dormer?
Plan on it. The City's rule is that any plan-based permit requires plans prepared by an Illinois-licensed architect or engineer, and for most projects that means an architect or a structural engineer. A dormer addition is the kind of work that goes through a plan-based permit, because it changes the building's shape and structure, but confirm the exact route with the Department of Buildings.
The City runs several permit programs: Express, Standard Plan Review, Self-Cert and Developer Services (City of Chicago). Two matter here.
Standard Plan Review is the main process when architectural plans are required. It requires an architect to prepare the drawings, uses the E-Plan system, and requires zoning approval for every project (City of Chicago).
Self-Cert lets an Illinois-licensed architect or structural engineer who has completed the City's training seal the drawings and take full responsibility for code compliance (City of Chicago). Whether either route fits your dormer is a question for your design professional and the Department of Buildings. We do not promise a route or a timeline.
What should the dormer drawings show?
We found no verified City checklist written for dormers. So this is the working list a good set of drawings covers, to bring to your architect or structural engineer. It is a planning list, not a City requirement.
- The existing house. Floor plans, the attic, and the roof as built. Bungalows from the same era vary, and old framing is rarely what the original plans say. If nothing is on paper, see as-built drawings in Chicago.
- The proposed dormer. Size, location and shape, in plan and elevation, so the reviewer sees what it does to the roofline.
- Roof framing. Which rafters are cut, what new members carry the load, and where the load goes down through the house.
- The stair and the floor. An attic room needs a way up. A bungalow's existing stair may not work, and adding or changing one is its own design problem.
- The exterior. Windows, siding or brick, and how the dormer meets the existing roof and walls so water stays out.
- Systems. Any heat, electrical or plumbing the new space needs, drawn so the licensed trades can price and permit their share.
Height, floor area, setbacks and use of an attic as living space are zoning and building code questions. We have no verified source on how Chicago answers them for a given bungalow. Ask the zoning office and the Department of Buildings about your address before you pay for a full design.
What about the permit and who pulls it?
The permit goes in under the architect's or engineer's plans. To start a plan-based application, you must be an Illinois-licensed architect or structural engineer, or a City-licensed expediter (City of Chicago). The roofing, framing, electrical and any other trade work then follows the approved drawings.
Self-Cert applications are the exception on the filing side: permit expediters are not allowed to help with uploading them (City of Chicago).
Akats is a general contractor. We coordinate drawings with licensed design professionals, then build from them. We do not have in-house architects, and you should be wary of any contractor who offers to "draw it up" without one. See Chicago two-flat renovation planning for the same owner, architect and contractor split on a bigger building, and when Chicago requires an architect or engineer for the City's triggers.
On older Chicago bungalows we often find attic framing that has been notched or modified before, ceilings lower than the owner assumed, and chimneys or ductwork running through exactly where the dormer wants to go. Those surprises are cheaper on paper than after the roof is open.
What drives the scope of a dormer job
We do not quote prices in articles, because they depend on the house. These are the things that move a dormer job from small to large:
The width and number of dormers, how much of the roof framing has to be rebuilt, whether the existing stair can serve the new room, how much of the existing structure is sound once it is opened, and how much heat, electrical and plumbing the new space needs. A drawing set that settles these before the roof is cut is the best protection against change orders.
Sequence matters too. The roof is open to weather for part of the job, so framing, sheathing and roofing need to follow each other without gaps. Ask your contractor how that will be staged and who is responsible if rain gets in. Our guide to design-build explains why one team holding drawings, permit and construction makes that handoff easier.
What to ask before you commit
- Who is preparing and sealing the structural drawings, and are they Illinois-licensed?
- What permit route do you expect, and who talks to the Department of Buildings?
- What does zoning say about the size and height of the dormer on my lot?
- How will the roof be weatherproofed while it is open?
- Who coordinates the electrical and mechanical work for the new room?
Thinking about an attic conversion? The design-build guide explains how drawings, permit and construction fit under one team, and our architectural services team can talk through your bungalow.
Common questions
A dormer cuts into the roof framing, and the City's no-permit list excludes cutting away part of a roof or a load-bearing support, so plan on a permit. Confirm the exact route and zoning requirements for your address with the Department of Buildings.
For a plan-based permit the City requires plans prepared by an Illinois-licensed architect or engineer, and for most projects an architect or a structural engineer. A contractor can coordinate that work and build from it, but cannot replace the licensed professional.
Possibly, but that is a separate question about floor area, stairs, egress and use. We have no verified City rule for it, so ask the Department of Buildings and the zoning office about your building before you plan.
Sources
- City of Chicago, Department of Buildings: Standard Plan Review Permit Program
- City of Chicago, Department of Buildings: Self-Certified Permit Application Program
- City of Chicago: Guide to Building Permits: What Types of Work Do Not Require a Building Permit?
- City of Chicago: Guide to Building Permits: When Is a Licensed Architect or Engineer Required?
- City of Chicago, Department of Buildings: Permits
- City of Chicago, Department of Buildings: Permit Professional Lookup: Help
- City of Chicago: Express Permit Program: Reroofing
Facts last checked: October 7, 2026.
This article explains general rules and common situations in Chicago. It is not legal advice, and City rules change. For a specific property, check with the Chicago Department of Buildings or a licensed professional.