Both words describe a building with a stone front, and the difference is mostly the color and the local habit. Chicagoans say greystone for a gray stone front, and brownstone is the word more often heard for a brown one. Neither is a category in the building code. What matters for repair is what the stone is, what shape it is in, and whether the building is landmarked, since landmark status changes the permit rules.
Chicago greystone vs brownstone is a question about names, so here is the plain version. Both words describe a building with a stone front. People use "greystone" for a gray stone front and "brownstone" for a brown one. In Chicago, greystone is the word you will hear on the block and in listings. Neither word is a technical category you will find in the building code, and we will not give you a history lesson we cannot source.
For the full picture of a greystone and what it asks of its owner, see what a Chicago greystone is. For all the building types side by side, see our Chicago building types guide.
What is the difference between a greystone and a brownstone?
The difference, as people use the words, is the color of the stone on the front. That is the whole definition we are comfortable putting in writing.
Here is what we commonly see on these buildings:
- A stone front with a different material on the sides and back. The front wall is stone, and the side and rear walls are often brick.
- Stone steps, sills and trim. These are the parts that take the most weather and wear.
- Joints between the stone blocks that have been repaired before, sometimes more than once.
Two buildings that both look like a "greystone" can be built from different stone, or have stone of different quality. Color is a clue, not a test. If someone tells you what your stone is, ask how they know. A mason who works on stone fronts can read the surface, the joints and the wear, and that matters more than the label on a listing.
The words also get used loosely, and a listing is not a classification. If the name matters for a purchase, an insurance form or a tax record, read the documents and check with your attorney or the Department of Buildings.
Does the name change how you repair it?
The name does not. The stone does. A few things hold no matter which word is on the listing.
The City's maintenance rule is the same. Title 14X says the exterior of a structure must be maintained in good repair, structurally sound and sanitary, and it names veneer, cornices, belt courses, corbels, trim and facings that are not properly anchored, plus masonry joints that are not weather resistant or water tight, as unsafe conditions (City of Chicago). A stone front is covered the same way a brick wall is.
Landmark status changes the permit picture. Landmark or proposed landmark properties may not get the "no permit" exemptions, and the City's repair exemption specifically says exterior work on a designated Chicago Landmark still needs a permit (City of Chicago, repair exemption). If your greystone or brownstone sits in a landmark district or is being considered for one, ask the Department of Buildings and the Department of Planning and Development what review applies before you touch the front.
Repair mortar has to suit the old wall. The National Park Service says repointing mortar must be softer and more vapor permeable than the masonry units and no harder than the historic mortar, and that assuming harder means better is a common error (NPS Preservation Brief 2). That is preservation guidance, not a City mandate, but it applies to a stone front as much as it does to old brick.
Masonry work needs a licensed mason. Chicago requires a City mason contractor license for work in stone, concrete, terra cotta (including clay brick) or structural tile (City of Chicago). Confirm current requirements with the Department of Buildings.
On stone fronts, the trouble we often find is at the horizontal surfaces and the joints: sills, steps and the places where water sits. Owners often call about a joint when the real issue is how water is getting to it. This is a typical pattern, not a particular building.
Where to go from here
If you own a stone-front building and want to know what it needs, start with what a Chicago greystone is and what it needs. For the work itself, see tuckpointing limestone on a greystone. Akats handles masonry in-house, and we are licensed and insured in Illinois. See our services and ask for a free estimate. We will look at the stone, the joints and the roofline, and tell you what can wait and what cannot.
Common questions
Not exactly. Both words describe a building with a stone front, and the difference people mean is the color of the stone. Chicagoans say greystone. Neither is a building code category, so for a purchase or insurance form, check the documents and ask the Department of Buildings or your attorney.
Do not assume you can. Landmark or proposed landmark properties may not get the City's no-permit exemptions, and exterior work on a designated Chicago Landmark still needs a permit. Confirm what applies to your address with the Department of Buildings before work starts.
Color is a clue, not proof. A mason who works on stone fronts can read the surface, the joints and the wear and tell you what you have and what it needs. We offer a free estimate and will look at it with you.
Sources
- City of Chicago: Guide to Building Permits: What Types of Work Do Not Require a Building Permit?
- National Park Service: Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings (PDF)
- City of Chicago: Code Modernization Ordinance, including Title 14X Minimum Requirements for Existing Buildings (PDF)
- City of Chicago, Department of Buildings: Mason Contractor License
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.