Chicago Two Flat Renovation: Who Does What, From Plans to Permit

A Chicago two flat renovation involves at least four parties: you as the owner, a general contractor, any licensed trades, and, if the scope is big enough, an Illinois-licensed architect or structural engineer. Whether you need that last one depends on the work, not on the building type. This article lays out who does what, so you know what to ask for before the demolition starts.

Does a two-flat renovation need an architect?

Not always. It depends on what you are changing.

The City says that for most Express-eligible repair work, no architect or engineer documents are needed. The Express Permit Program covers many common jobs, including masonry, reroofing, porch repair, window and door replacement, nonstructural interior alteration, electrical, plumbing and mechanical work. A kitchen refresh, new windows or a masonry repair can go that way.

Plans are required when the permit is plan-based. 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. The Department of Buildings' Standard Plan Review route is the one used when architectural plans are needed, and it requires an architect to prepare drawings and requires zoning approval. That route covers, among other things, residential buildings with fewer than 50 dwelling units and the removal of non-load-bearing interior partitions.

A gut rehab of a two-flat almost always involves work in that second category: moving walls, opening up floor plans, structural changes at a bearing wall, new framing, or reworking stairs. If you are not sure which category your plan lands in, ask the Department of Buildings, or have a licensed professional review the scope. Our article on when Chicago requires an architect or engineer goes through the triggers in detail.

What can you do without a permit?

Less than people think. The City's rule is that repair is exempt only if it does not involve cutting away part of an exterior wall, interior wall or partition, subfloor or roof; cutting a structural beam, column or load-bearing support; changing required egress; or touching mechanical, electrical, plumbing or fuel gas systems. Landmark exterior work still needs a permit.

Painting, flooring, and replacing fixtures in the same spot are typical examples of work that usually stays outside a permit. But a "simple" bathroom update that moves a drain is plumbing work, and plumbing is licensed trade work. Check before you assume.

Who does what on a two-flat renovation?

A few points on that table:

• Only one general contractor on the job. A Chicago GC license is required for most building construction, alteration, repair and demolition work, and only one GC is allowed at a time.
• Licensed trades are separate. The City licenses general contractors, electrical, plumbing, mason and others separately. A GC license does not replace them.
• Owner as contractor has limits. An individual's primary residence, 3 stories or fewer with 6 or fewer units, is exempt from the GC license for one property per calendar year, but not for excavation or demolition. If you live in one unit and rent the other, you may qualify, but you take on the responsibilities too.
• Expediters are limited. A plan-based application can be started by an Illinois-licensed architect, a structural engineer or a City-licensed expediter, but expediters cannot upload Self-Cert applications.

For Self-Cert, an Illinois-licensed architect or structural engineer who completed DOB training seals the drawings and takes full responsibility for code compliance. Ask which route your project uses and why.

How should you sequence the project?

Most two-flat projects go better in this order:

1. Define the scope. Write down what you want, room by room, and what you do not want to touch.
2. Document what exists. If drawings do not exist or are out of date, someone has to measure the building. See as-built drawings in Chicago.
3. Check the permit route. Express, Standard Plan Review or Self-Cert. This decides who needs to be on the team.
4. Get plans where required. From a licensed architect or structural engineer.
5. Lock the scope in a contract. Written, with a change-order process.
6. Pull permits before work starts. The permit is posted, and inspections are scheduled as the work goes.
7. Close out inspections. Do not skip the final.

A design-build team handles steps two through seven under one contract. If you are weighing that approach, see design-build or design-bid-build.

What do two-flat renovations usually run into?

Other things to plan for:

• Lead paint. If the building was built before 1978, the EPA's rule applies to anyone paid to disturb painted surfaces. Firms must be lead-safe certified and use trained renovators. The rule generally does not apply to owners working on their own home, but it does apply to rental units.
• The porch. Rear porches get inspected and cited often. Structural porch work needs plans and a permit. See architect or engineer for a porch.
• A unit conversion. If your plan changes the number of units, that is a different kind of project. See two-flat deconversion plans.
• Living through it. Occupied units change what is practical. Say so early.

Where does Akats fit?

Akats is a Chicago general contractor with masonry, concrete, roofing, porch, demolition, excavation and other trades in-house. For two-flats that need drawings, we coordinate them with licensed design professionals and then build, so the plans, the permit and the construction line up. We are licensed and insured in Illinois, bilingual, and family-operated. Start with our design-build guide, or ask our design-build team for a free estimate.

Common questions

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.