Understanding Chicago Bungalow Construction
Chicago bungalows share common DNA. Most are 1.5-story brick buildings with full basements, built on 25-foot-wide lots. The brick is typically structural (load-bearing) rather than veneer. Roofs are usually hip or gable style, with attic space that may or may not be finished.
Patricia's inspector explained that this standardization is actually helpful—experienced inspectors know exactly what to look for because the buildings are so similar.
Foundation and Masonry
Bungalow foundations are typically concrete or concrete block, designed for Chicago's clay soil conditions. After 80-100 years, some settlement and cracking is normal. Patricia's foundation showed typical hairline cracks and some minor stair-step cracking in the block—the inspector said this was common and not structural concern.
The brick exterior showed minor tuckpointing needs, primarily on the north elevation where weather exposure is greatest. Estimate for repair: $3,500.
Roof and Attic
The roof on Patricia's bungalow was 18 years old—approaching end of life but not urgent. The attic was unfinished, used for storage, with minimal insulation by modern standards. The inspector noted that attic finishing for additional living space is popular with bungalow owners but requires structural engineering to ensure floors can support residential loads.
Mechanical Systems in Vintage Bungalows
Original bungalows had electrical systems designed for a few lights, no air conditioning, and limited appliances. Plumbing served one bathroom and a simple kitchen. Updates over decades have brought most homes to modern standards, but the quality of updates varies.
Electrical Assessment
Patricia's bungalow had been updated to 200-amp service with a modern panel—good signs. However, the inspector found areas with older wiring, including some ungrounded outlets and a potential need for rewiring if she planned any renovation. The kitchen and bathrooms had been updated with proper circuits.
Plumbing Conditions
Supply lines were copper (updated from original galvanized at some point). Drain lines were a mix: cast iron from the bathroom and kitchen (original), PVC in the basement (more recent). The inspector noted that cast iron drain lines from this era often have 10-20 years of useful life remaining but should be camera-inspected if problems arise.
HVAC Systems
The original coal furnace had been replaced with gas, currently a mid-efficiency unit about 15 years old. No central air conditioning—common in bungalows where the octopus ductwork makes AC retrofitting expensive. Patricia got quotes for AC addition: $8,000-12,000 depending on ductwork modifications.
Common Bungalow Belt Findings
Patricia's inspector, who estimated he'd inspected over 1,000 Chicago bungalows, described patterns he sees repeatedly.
Basement Water Management
Every bungalow basement sees water at some point. Patricia's had a sump pump with battery backup (good) and evidence of previous waterproofing work (also good—it meant someone had addressed the issue). The floor drain appeared to function properly. The inspector rated the water management setup as adequate.
Window Conditions
Original double-hung wood windows with rope counterweights are common and often still functional. Patricia's had original windows in the living and dining rooms (including beautiful leaded glass) and replacement vinyl in the bedrooms. The inspector noted that the original windows needed weatherstripping and some minor repair but were worth preserving for their character.
Porch and Step Conditions
Front porches and concrete steps take the brunt of Chicago weather. Patricia's porch showed typical spalling (surface flaking) on the steps and some settling in the porch floor. Repair estimates: $2,500-4,000 for step resurfacing and porch patching.
The Attic Question
Many bungalow owners expand into the attic to gain square footage. Patricia's attic was unfinished, but she was interested in future conversion potential.
Structural Considerations
The inspector cautioned that finished attics require structural evaluation. Original floor joists were sized for storage, not living space. Headers may be needed for dormers or skylights. HVAC extension adds significant load to existing systems. Electrical capacity for an additional floor needs evaluation.
A full attic conversion in a Chicago bungalow typically runs $60,000-100,000 done properly, including permits.
Existing Attic Conversions
When buying a bungalow with an already-finished attic, the inspector advised asking for permits and verifying the work met code. Unpermitted attic conversions are common and can create insurance and resale complications.
Patricia's Decision
The inspection revealed what Patricia expected: a 95-year-old home with original character, typical age-related needs, and some deferred maintenance. Total estimates for recommended work: $15,000-20,000 over the first three years.
She negotiated $8,000 off the purchase price and closed with a clear understanding of what she was buying. Her advice for fellow bungalow shoppers:
- Learn the typical bungalow patterns before you shop. It helps you distinguish normal findings from real concerns.
- Budget for updates. Original electrical and plumbing may need attention.
- Don't fear basement water—just evaluate how well it's managed.
- Appreciate what survives. Original millwork, leaded glass, and solid brick construction are irreplaceable.
The bungalow belt is full of homes like Patricia's—honest, solid structures that reward owners who understand and maintain them.