Chicago (proper) Garage Builders

[nwGTS]

Chicago Proper: Garage Builders

Greetings! First time poster, long time lurker, great topic, love the show. Just bought a house in Chicago proper (North Center) with an extra wide lot (for Chicago) at 33 ft. Has 4 yo standard 8' uninsulated two-car A frame garage now. I plan to either raze or expand it to max height, width, length.

And therein lies my problem. I need a builder that knows the ins and outs of Chicago permits AND knows what a car guy needs in terms of lift heights, power, water, heat etc. I imagine its a limited selection given the restrictions on garages here.

Any recos for builders?

 

[ddawg16]

Welcome nwGTS.

Your fist step.....go to your local building authority....basically, the same place you would get permits. Tell them what you would 'like' to do....they should connect you to the planning guy who will tell you what you can and can't do.

You do NOT want to depend on the builder for that info. He has a vested interest in getting the work.

You should also be able to get copies of all the regulations. Your best defense against getting hosed is to know what you can and can't do.

One other VERY important point.....Chicago is a big union requirement...i.e., all work has to be done by union guys. They can make your life easy....or they can make it real rough.

The planning guy may have 'a guy' he would recommend. I'm not saying he would be the best....but....it might get you through the inspection process a lot easier.

 

[M1N1ON]

Just moved from there. I learned a lot of what not to do from the garage that was pre-existing when we bought the house. Plan on spending a good bit of money on concrete work. There are a lot of ways to cut corners here and it can lead to a lot of cracking and water damage if not done correctly. If you have any wood that is in direct contact with the ground it will rot. No questions. Just a matter of time.

Electrical can be a can of worms. If you have an older home like I did, you have a lot of out-dated electrical and anything you build out will need to be updated. Figure that into your budget.

In terms of finding a builder, I would go to the local car events and ask around. Those are the people that will be able to point you in the right direction. Plan on meeting with the county to discuss what you want to do before you even start the process and make sure it is something that they will even think about allowing. Some of the houses fall into zones that are "historic" and you can't alter the roof line of the house.

 

[finn]

Welcome nwGTS.

Your fist step.....go to your local building authority....basically, the same place you would get permits. Tell them what you would 'like' to do....they should connect you to the planning guy who will tell you what you can and can't do.

You do NOT want to depend on the builder for that info. He has a vested interest in getting the work.

You should also be able to get copies of all the regulations. Your best defense against getting hosed is to know what you can and can't do.

One other VERY important point.....Chicago is a big union requirement...i.e., all work has to be done by union guys. They can make your life easy....or they can make it real rough.

The planning guy may have 'a guy' he would recommend. I'm not saying he would be the best....but....it might get you through the inspection process a lot easier.

Never lived in Chicago, have you?

 

[ddawg16]

Never lived in Chicago, have you?

I've worked there.....and have plenty of friends there.

 

[Hilltopmasonry]

One other VERY important point.....Chicago is a big union requirement...i.e., all work has to be done by union guys. They can make your life easy....or they can make it real rough.

Chicago is a union town but not for residential......

Most residential work is done with our friends from south of the boarder or eastern Europe mainly Poland...and they definitely are not union

I can say that cause im a polish non union bricklayer too


Sent from my iPhone using Tapatalk

 

[Hilltopmasonry]

I will say that chicago is a pain to deal with In every aspect including permits, regulations, etc. etc.

City hall treats you like garbage and you are bothering them

I refuse to work there....there is more than enough work for me in the suburbs


Sent from my iPhone using Tapatalk

 

[Stuart in MN]

Information on garage building in Chicago:
https://www.chicago.gov/content/dam/city/depts/bldgs/general/Building Code/4SpecOcc2311.pdf
https://www.chicago.gov/content/dam/city/depts/bldgs/general/Homeowner/GuidetoPermits122017.pdf
http://chicago47.org/wp-content/uploads/Building-Codes-for-Garage-Construction.pdf
http://chicago47.org/wp-content/uploads/Building-Codes-for-Garage-Construction.pdf

Do I need to hire a professional architect or engineer?
You do not need to hire an architect or engineer for simple home improvement projects. If your project is for a single-family home renovation and you are the owner-occupant, in many instances you can prepare your own drawings through the Homeowner Assistance Program. For all other permit applications that require plans or drawings, they must be prepared by an Illinois-licensed architect or structural engineer. In all cases, the project must comply with the Chicago Building Code and other Municipal Codes. [Note: It appears a garage requires drawings prepared by an architect or engineer.]

Do I need to hire a general contractor?
That depends on the type of work you are doing. If you are an owner-occupant of a single-family home or residential building with up to three stories and six dwelling units, in many cases you can be your own general contractor. In that case, for carpentry, or heating, ventilation and air conditioning (HVAC) work you will need to fill out the Certification of Responsibility portion of the permit application. This certifies that you take responsibility for meeting the Chicago Building Code and other Municipal Code requirements and for correcting any deficiencies.

All masonry, plumbing or electrical work requires a licensed contractor. An exception is granted to owner-occupants of a single-family dwelling. They may take responsibility for plumbing and masonry work by completing and notarizing the Certification of Responsibility portion of the construction permit application.

Before your permit application can be reviewed, the Department of Buildings checks if your property has any citations for building code violations or stop work orders. You must resolve any outstanding issues before you apply for a permit or address them as part of your permit application.

 

[Bill Bowman]

Because of work schedules, there are many Chicago Fire fighters, who (in addition to being very talented in the trades) do side construction gigs. I would believe them to be trustworthy, plus, they should know the ropes for getting through the red tape at City Hall.

That said, I'm not sure how you would get in touch with them. Somehow, get the word out at your local firehouse? Good luck, and welcome to GJ.

 

[James-W]

I see you joined eleven months ago but this is your first post. Well, I would like to welcome you to the world of posting.

 

[nwGTS]

Do I need to hire a professional architect or engineer?
You do not need to hire an architect or engineer for simple home improvement projects. If your project is for a single-family home renovation and you are the owner-occupant, in many instances you can prepare your own drawings through the Homeowner Assistance Program. For all other permit applications that require plans or drawings, they must be prepared by an Illinois-licensed architect or structural engineer. In all cases, the project must comply with the Chicago Building Code and other Municipal Codes. [Note: It appears a garage requires drawings prepared by an architect or engineer.]

Do I need to hire a general contractor?
That depends on the type of work you are doing. If you are an owner-occupant of a single-family home or residential building with up to three stories and six dwelling units, in many cases you can be your own general contractor. In that case, for carpentry, or heating, ventilation and air conditioning (HVAC) work you will need to fill out the Certification of Responsibility portion of the permit application. This certifies that you take responsibility for meeting the Chicago Building Code and other Municipal Code requirements and for correcting any deficiencies.

All masonry, plumbing or electrical work requires a licensed contractor. An exception is granted to owner-occupants of a single-family dwelling. They may take responsibility for plumbing and masonry work by completing and notarizing the Certification of Responsibility portion of the construction permit application.

Before your permit application can be reviewed, the Department of Buildings checks if your property has any citations for building code violations or stop work orders. You must resolve any outstanding issues before you apply for a permit or address them as part of your permit application.

THIS is very helpful and I've had that last link to the building codes nearly memorized at this point since I applied it to my home search. I will take up the other advice to visit the local building authority this week. House doesn't close until mid April so I have time but I know permits can take an age here. There is an option to pay more to skip the line... not there yet. The house and garage are new builds so I would be expanding on the current slab which is only 4 years old. So no issues with historical buildings or old materials. It does pain me to tear down what is essentially a new build but I need 10 foot ceilings (max in Chicago) and a flat roof for a deck.

I'll note that I'm not new to Chicago having lived downtown in a high rise the past 5 years with incredible garage envy.

I have many friends in the Latvian and Pole community on my short list that I've used for other work in my current about to be old condo. Love those communities. Similar to us Germans from Wisconsin.

Thank you so far for the quick and thorough replies. While I already have a good handle on the limitations on building I do think it's worthwhile to head to the building authority. What I would like to tackle in tandem is a short list of builders to vet beforehand. Chatting up car shows isn't an option in February here and most of the good groups are in the burbs anyway.

 

[rjn2649]

Always good to see a fellow Chicagoan. If it's a relatively new build, have you tried to find the original builder? If they did a quality job, I'm sure they would like the chance to make a few more bucks, or know a contractor that would.

The down side to Chicago building is using that damn drywall for the outer sheathing, fire code stuff. (I think USG paid off someone, but I'm old, bitter, and cynical) If you got anything of value, the bad guys can walk right through the wall.

If you want a specific name of someone PM me, I used to know a good builder that worked in that area, around Lakeview and the burbs. I've been out of construction 10 years, but I believe he's still around. I believe he has ethics and know he did a good job.

 

[Bill50]

I used Steele and Lober for my 22’ by 24” garage. They were very good with design and permits. Not the cheapest.

 

[Lunker]

I can let you know what I know - I build spec houses in the city and for customers

Send me a PM and we discuss off line. Note I’m not interested in the job we are jammed right now but I can give you the low down what I know

 

[Lunker]

Because of work schedules, there are many Chicago Fire fighters, who (in addition to being very talented in the trades) do side construction gigs. I would believe them to be trustworthy, plus, they should know the ropes for getting through the red tape at City Hall.

That said, I'm not sure how you would get in touch with them. Somehow, get the word out at your local firehouse? Good luck, and welcome to GJ.

I respectfully disagree

Most of these part timers are hacks from my experience and I’ve used a few over the years

 

[nwGTS]

Always good to see a fellow Chicagoan. If it's a relatively new build, have you tried to find the original builder? If they did a quality job, I'm sure they would like the chance to make a few more bucks, or know a contractor that would.

The down side to Chicago building is using that damn drywall for the outer sheathing, fire code stuff. (I think USG paid off someone, but I'm old, bitter, and cynical) If you got anything of value, the bad guys can walk right through the wall.

If you want a specific name of someone PM me, I used to know a good builder that worked in that area, around Lakeview and the burbs. I've been out of construction 10 years, but I believe he's still around. I believe he has ethics and know he did a good job.

Yes the fire code standards increase the variables. A cow kicks over a lantern 150 years ago and everyone loses their mind! Builder was MK so premier builder who I will likely contact.

I can let you know what I know - I build spec houses in the city and for customers

Send me a PM and we discuss off line. Note I’m not interested in the job we are jammed right now but I can give you the low down what I know

Thank you for the offer. I may take you up on it.

Looks like I'm first going to hire an architect. He/she will best know what I can build, how much I can get away with and how to navigate codes and permit red tape where I can't.

The conversation with a builder will be simpler. "Here are my plans. Can/will you do this? How much? How long?"

 

[frankush]

Born and raised in the windy city. Hiring an architect that does a lot of work in Chicago is the smart way to go. His services are going to cost you, but will be worth it big time. The biggest hurdle is going to be getting past zoning. Zoning ordinances will dictate size and placement of the new garage. There are strict limitations on height that are almost impossible to get around. The architect you choose, should know what he can get away with. Have him submit the plans to the city. When the permit review is done by the city, they will call him with any questions or problems. You are paying him to deal with the city.

Most of the "dedicated" garage builders in this area use crews that are not local. They are from out of state and are payed by a square foot scale. " Danley" and "Steele and Loeber" are two such garage builders.

The city does NOT need to know you intend to get a lift. A red flag will go up. They will see it as you running an auto repair shop out of your garage. Make sure the architect understands this, so that no lift is shown on the plans.

I worked for one of the local suburbs as an electrical inspector and know the plan review process well

Whatever you do, keep a close eye on the actual construction of the garage. Get what you are paying for. It's not uncommon to cut corners, when the building is going up. The garage company is making all the profit on your build and not the construction crew. Once it's up, you live with what you have or you pay a lawyer to have "cut corners" corrected. One other suggestion, get a commercial rated steel man door and frame like they use in an industrial building. It might cost $1000, but the first time your cheap residential door gets broken into, you'll second guess not having it. Stick to what's on the plans that have been approved by the city. Any changes to what's on them, after being approved the first time, will cost you a lot more percentage wise.

 

[kbs2244]

Garages are all they do.

https://www.danleysgarageworld.com/

 

[ford33]

Look at yelp reviews of Danley. I have never seen so many one-star reviews of a company. 65 of 89 are one star. They recently changed the company name and now are not honoring previous warranties. Choose wisely.

 

[engineer2]

Welcome! Can't help you with any builders, but I did have a couple of beers at Dovetail this afternoon.
My contractor friends say to avoid the large commercial companies that claim to specialize in garages. They pull **** like substituting cheaper roofing materials for example.
In Chicago, the alderman controls what gets permits and what doesn't, but I believe that only applies to commercial projects.

 

[SALIV8]

a lot of decent gc's have architects they work with.

Same as the local garage "specialists".

I would talk to both of the above if it were me.


Also, permitting isn't that bad just will take longer if you don't pay for an expediter.

 

[nwGTS]

Also, permitting isn't that bad just will take longer if you don't pay for an expediter.

Good advice
I am budgeting for an expediter so I can get this in before or at least during summer.

Born and raised in the windy city. Hiring an architect that does a lot of work in Chicago is the smart way to go. His services are going to cost you, but will be worth it big time. The biggest hurdle is going to be getting past zoning. Zoning ordinances will dictate size and placement of the new garage. There are strict limitations on height that are almost impossible to get around. The architect you choose, should know what he can get away with. Have him submit the plans to the city. When the permit review is done by the city, they will call him with any questions or problems. You are paying him to deal with the city.

Most of the "dedicated" garage builders in this area use crews that are not local. They are from out of state and are payed by a square foot scale. " Danley" and "Steele and Loeber" are two such garage builders.

The city does NOT need to know you intend to get a lift. A red flag will go up. They will see it as you running an auto repair shop out of your garage. Make sure the architect understands this, so that no lift is shown on the plans.

I worked for one of the local suburbs as an electrical inspector and know the plan review process well

Whatever you do, keep a close eye on the actual construction of the garage. Get what you are paying for. It's not uncommon to cut corners, when the building is going up. The garage company is making all the profit on your build and not the construction crew. Once it's up, you live with what you have or you pay a lawyer to have "cut corners" corrected. One other suggestion, get a commercial rated steel man door and frame like they use in an industrial building. It might cost $1000, but the first time your cheap residential door gets broken into, you'll second guess not having it. Stick to what's on the plans that have been approved by the city. Any changes to what's on them, after being approved the first time, will cost you a lot more percentage wise.

Great advice here too. Time value of money calculations today say using an architect will pay for itself. Steel doors, insulated garage door and other zoning restrictions are taken into account.

I'll probably do a full build thread like I do with my cars, but generally speaking for now...
I have a 33 ft wide lot and can go 28 feet wide and 600 sq/ft max if building with type IV a or b materials which is basically metal or wood frame and hardy board. I can go to lot line on one side with masonry which puts me at 30 feet wide and will go 22 deep. I can go max of 900 sq ft with masonry and the % of lot square footage the garage is limited to, but 22 feet deep is as much as I want to go without turning what little yard I have into a grass doormat. 10' from slab (might be grade) to bottom of top beam for a flat roof is as high as I can go and gives me an option for a roof deck.

So that's what's in my head right now.
Also coming to front of mind now for exploring is a garage basement. I saw one done but no idea if he pulled permits for it. The extra space would be incredible. Stuff the in laws there instead of the main house.
But I'm not seeing easy spots for ingress/egress access.

 

[kbs2244]

"In Chicago, the alderman controls what gets permits and what doesn't, but I believe that only applies to commercial projects."

enginneer2 is very right on this.

Chicago is a collection of fiefdoms.
The alderman may be a good first step stop.
His brother may be a general contractor.
Permits would be no problem for him.

Lunch, in the ward, would be a good start.

 

[nwGTS]

"In Chicago, the alderman controls what gets permits and what doesn't, but I believe that only applies to commercial projects."

enginneer2 is very right on this.

Chicago is a collection of fiefdoms.
The alderman may be a good first step stop.
His brother may be a general contractor.
Permits would be no problem for him.

Lunch, in the ward, would be a good start.

The good old Chicago way modernized.
Though I plan to be as involved in the new ward as I am the current, before raising my hand I'll see if the architect likes spaghetti.

 

[Lunker]

Aldermen have nothing to do with a garage permit in Chicago

A garage Permit can be done on line by any GC registered with the City

 

[kbs2244]

Anything involving a shovel has an alderman's knowledge.
As does anything involving a permit.
That is what ward precinct workers are for.

Ask Ed Burke

 

[fartymarty]

I'm so glad I left Chicago....

......but it's still a fun place to visit, a toddlin' town..

 

[Lunker]

Anything involving a shovel has an alderman's knowledge.
As does anything involving a permit.
That is what ward precinct workers are for.

Ask Ed Burke

I build new construction (tear downs) in OP’s area the Alderman are not notified on a garage permit

 

[kbs2244]

I will bow to your local experience

 

[Smooremin]

Bump to see if there is an update?! Local recent garage purchaser who may want to upgrade soonish

 

[Bill50]

Steele and Lober Garages did mine in North suburb. No problem with what I wanted. 18' door 8' high. They handled the permits. Not cheap either. Called Danley and they kept asking me why I wanted the larger door and thicker concrete. No one would come out and give me written proposal. Danley kept calling me for about a year after.