A change order is a signed, written change to the contract: what is added or removed, what it does to the price, and what it does to the schedule. In design-build, changes come from owner decisions, from allowances that get replaced by real selections, and from conditions found once walls are open. Nothing outside the original scope should start until you have signed the change in writing.
Design-build change orders are less scary than they sound, and less rare than contractors admit. One team holds the drawings and the construction, so a change is a conversation inside one contract instead of a fight between an architect and a builder. That helps. It does not replace paperwork.
What triggers a change order on a design-build job?
Three things cause almost all of them.
- You change your mind. You move a wall, upgrade a window, add an outlet circuit. That is a normal owner change.
- An allowance runs out or comes in under. An allowance is a placeholder amount in the contract for something not chosen yet, such as tile or fixtures. When your real selection costs more or less than the placeholder, the difference is settled in writing.
- The building surprises everyone. On older Chicago two-flats and greystones, opening a wall or digging at a foundation can show rot, old repairs or framing nobody could see on day one.
On older brick buildings, the surprises tend to sit behind finishes: a lintel that has rusted, a porch connection that was never right, framing cut for old plumbing. A good design-build contract names this risk before it happens, so a hidden condition is a normal line item and not a fight.
What should a change order say?
Treat it as a mini contract. Before you sign, it should state:
- What exactly is being added, removed or swapped, in plain words and, where it matters, on a revised drawing.
- The effect on the total price, shown as its own number you can add to the contract total.
- The effect on the schedule, even if the answer is "none".
- Who is asking for it (you, the crew, or a City reviewer), and the date.
- Signatures from both sides before the work starts.
Illinois law backs the habit of putting money in writing. Under the Home Repair and Remodeling Act, a contractor must give you a written contract stating the total cost before home repair or remodeling work above the Act's dollar threshold begins. The Act applies to a residence of one to six units. Whether your particular change paperwork satisfies the law is a question for an attorney. The practical rule is simpler: if it changes the price, it goes on paper first.
When does a change also need new drawings or a permit review?
Some changes are more than a price. If the new scope pulls in work that the City only allows with sealed drawings, the change has a design step first.
For example, the City's masonry rules require drawings from an Illinois-licensed architect or structural engineer to replace a lintel over 6 feet, and structural porch repair needs plans by an Illinois architect or structural engineer. If a hidden condition lands you there, expect the change order to include the design work and a pause while the City reviews it. Ask the Department of Buildings, or your team, how an existing permit is amended. We coordinate drawings with licensed design professionals, and that is where having one contract helps most: the person who found the problem is the person who gets the drawing started.
For how this fits the bigger picture, see what a design-build contract should include, design-build versus separate architect and contractor, and the case where a violation needs drawings first.
How do you keep change orders under control?
- Get selections made before the contract is signed. Fewer open allowances means fewer price changes.
- Ask how hidden conditions are handled before you sign: who investigates, who prices, who decides.
- Never accept "we'll sort it out at the end." Verbal changes are how a final bill turns into an argument.
- Keep every signed change order with the contract, drawings and permit.
- Ask for the revised price total after each change, not only the difference.
Planning a job and want a second set of eyes on a proposed contract? Our design-build team will read it with you, and the full design-build guide explains the process from drawings to final inspection.
Common questions
Yes. Owner changes, allowances and hidden conditions are normal on remodels, especially in older Chicago buildings. What matters is that each change is written, priced and signed before the work starts.
An allowance is a set amount in the contract for something not chosen yet, such as fixtures or tile. When your real selection costs more or less, the difference is settled in writing as a change.
Your contract should say no. Ask for the change in writing, with the price effect and the schedule effect, and sign it before the work begins. For a legal question about your contract, talk to an attorney.
Sources
- Illinois General Assembly: Home Repair and Remodeling Act, 815 ILCS 513/15
- Illinois General Assembly: Home Repair and Remodeling Act, 815 ILCS 513/10
- City of Chicago: Express Permit Program: Masonry Work
- City of Chicago: Guide to Building Permits: When Is a Licensed Architect or Engineer Required?
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.