How to Choose Among Design Build Firms in Chicago

When you compare design build firms in Chicago, check four things before you look at a single design: the licenses, who the licensed design professional is, how the contract handles changes, and who pulls the permit. A firm that answers all four clearly and in writing is usually a safe bet. A firm that goes vague on any of them is telling you something.

What does a design-build firm actually do?

It takes your project from first sketch to final inspection under one contract. That covers measuring and documenting the building, coordinating drawings, handling the permit route, doing or managing the construction, and closing out inspections. If you are still deciding whether this model fits, read design-build or design-bid-build first.

The part that gets misunderstood is the drawing side. A design-build firm does not replace the licensed professional. The City says 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 good firm tells you up front which professional will prepare and seal your drawings, and whether that person is on staff or an outside partner.

At Akats, we coordinate drawings with licensed design professionals. We do not present ourselves as the architect of record, and you should be wary of any firm that blurs that line.

Which licenses should you verify?

Start with the general contractor license. A Chicago GC license is required for most building construction, alteration, repair and demolition work, including some work that needs no building permit. Only one general contractor is allowed on a project at a time.

Then ask which class. Chicago's GC classes are tied to the value of the work. Class A has no limit, while the lower classes have value ceilings, and the classes carry different insurance minimums (City of Chicago). Ask the firm to confirm that its class covers your project, and ask to see the insurance certificate.

Then verify, do not just ask:

• The City's Contractor License Lookup covers GC, mason, plumbing and electrical licenses, and a separate Permit Professionals lookup covers expediters and architects.
• IDFPR is the lookup for Illinois architects, engineers and roofers.
• If the firm names a design partner, look up that person by name.

Licensed and insured in Illinois is one of the things we say about Akats. Make every firm prove the same.

What questions should you ask before you hire?

Bring this list to every firm:

1. Who is the architect or engineer on my drawings, and are they on staff? Get the name and check the license.
2. What does the design phase cost, and is it credited if I build with you? Ask how design is billed, and what you own if you decide to stop after the drawings. Get it in writing.
3. Which permit route will you use? Express, Standard Plan Review or Self-Cert. Self-Cert means an Illinois-licensed architect or structural engineer seals the drawings and takes full responsibility for code compliance, and the City does not allow expediters to upload those applications.
4. How are unknowns handled? Old Chicago buildings hide surprises. Ask how the firm prices what it cannot see yet.
5. How do change orders work? See how design-build change orders work for what a fair process looks like.
6. Who handles the City? Permit, inspections, and any violation history on the property.
7. Who is on site, and who do I call? Ask for a named project contact.
8. Can I talk to past clients? Ask for references you can call and work you can look at in person. A firm should be able to produce them.

What should the design-build contract include?

For home repair and remodeling work on a residence of one to six units, Illinois law has specific requirements. For work over $1,000, the contractor must provide a written contract or work order that states the total cost, with parts and materials listed with reasonable particularity (Illinois Home Repair and Remodeling Act). The contractor must also give you the "Home Repair: Know Your Consumer Rights" pamphlet before you sign, and you sign a dated acknowledgment (Illinois law). That is the baseline. A design-build contract should go further. Look for:

• Scope. What is included, what is excluded, and what is an allowance.
• Design responsibilities. Who prepares and seals the drawings, and how many revisions are included.
• Permit responsibilities. Who applies, who pays fees, and what happens if the City asks for changes.
• Pricing structure. Fixed, or cost plus, and when the price is firm.
• Payment schedule. Tied to completed stages, not to the calendar.
• Change orders. Written, priced, and signed before the extra work starts.
• Insurance and licensing. Which license class and which coverage.
• Schedule. Start window and what can move it, with no promised permit timeline. Nobody can promise one.
• Warranty. What is covered, for how long, and who to call.

If a contract is large or unusual, have an attorney read it. That is a legal decision, not a contractor's.

What are the warning signs?

• The firm will not name the licensed professional on the drawings.
• It cannot or will not show a license number you can look up.
• It asks for a large deposit before there is a written scope.
• The contract has no change-order process.
• It says a permit is not needed without telling you which City rule says so.
• It promises a permit date. The City sets those, not the contractor.

Where does a bilingual team fit in?

If your family, your tenants or your crew speak Spanish, a firm that can explain the drawings, the permit and the contract in both languages removes a lot of risk. Akats is bilingual (English and Spanish) and family-operated, and we explain the documents before you sign them.

If you are planning a building project and want a straight look at scope, see 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.