Pre-1900: Post-Fire Construction
Chicago's oldest surviving homes date from after the 1871 Great Fire, when new building codes mandated fire-resistant construction in much of the city. Victorian-era graystones, workers' cottages, and early multi-flats from this period survive throughout the North and Near West sides.
Foundation and Structure
Foundations from this era are typically limestone block or early concrete. After 120-150 years of Chicago's freeze-thaw cycles, settlement and deterioration are expected. Look for stability rather than perfection—some movement is universal; active ongoing movement is concerning.
Masonry Conditions
Load-bearing masonry walls of this era need ongoing maintenance. Tuckpointing (mortar repair) is typically needed every 30-50 years. Original lime-based mortar requires compatible repair materials—using modern Portland cement mortar can damage historic masonry.
Mechanical Systems
Nothing original survives. All electrical, plumbing, and HVAC have been replaced at least once. Evaluate current systems on their own merits while understanding that routing and capacity may be limited by the original building configuration.
1900-1930: Bungalow and Two-Flat Era
This period saw Chicago's most prolific residential construction, filling the bungalow belt and establishing classic two-flat and three-flat configurations throughout the city.
Foundation and Structure
Concrete and concrete block foundations from this era are generally sound but show age. Expect minor settlement cracks, possible water intrusion pathways, and exterior pointing needs. Most have stabilized over their 90-120 year lifespan.
Original Electrical
Homes of this era originally had limited electrical—some still have evidence of knob-and-tube in walls or attics. Most have been updated to modern service, but quality varies. Federal Pacific and Zinsco panels from later updates are safety concerns requiring replacement.
Plumbing Systems
Original galvanized steel supply lines are failing or failed. Cast iron drain lines may still function but are typically near end of life. Expect either complete replacement or mixed-generation systems with original components remaining in walls.
Heating Systems
Original coal boilers are long gone, replaced by gas-fired equipment. Current systems should be evaluated for age and condition. Many bungalows retain original radiator heating, which works well with the building configuration.
1930s-1950s: Depression and Post-War
Limited construction during the Depression, followed by post-war building primarily in outer neighborhoods and early suburbs.
Construction Quality
Depression-era construction was often modest in scale but solid in execution. Post-war construction varies more widely in quality, reflecting housing shortage pressures.
Electrical Capacity
Homes from this era were designed before modern electrical loads. 60-100 amp service was standard and is often inadequate for current needs. Panel upgrades and service increases are common requirements.
Basement Considerations
Many basements from this era were designed as utility spaces rather than living space. Conversion to living area requires evaluation of egress, ceiling height, and moisture management.
1960s-1980s: Suburban Expansion
Development spread through Chicago's Far Northwest, Southwest, and South sides during this period, along with extensive suburban construction in the collar counties.
Polybutylene Plumbing
Polybutylene (PB) plastic piping was used from approximately 1978-1995 in Chicago area construction. This gray or blue piping is prone to failure. Many insurers require replacement for coverage. Replacement costs $4,000-10,000 for typical homes.
Aluminum Wiring
Some 1960s-1970s construction used aluminum branch circuit wiring, which has elevated fire risk at connections. Proper remediation (special outlets or connection repair) is required. This isn't a reason to walk away but requires attention.
Early HVAC
Central air conditioning became common during this period but early systems were inefficient. Original equipment has been replaced by now; evaluate current systems for age and condition.
1990s-2000s: Development Boom
Significant construction in gentrifying neighborhoods (Lincoln Park, Wicker Park, Logan Square) and continued suburban development characterized this period.
Gut Rehab Quality
Many older buildings were gut-rehabbed during this period. Quality varies dramatically—some are excellent; others hide problems behind new finishes. Permit research is essential for rehabbed properties.
Condo Conversions
Numerous multi-unit buildings were converted to condominiums. Conversion quality varies, and shared system maintenance becomes HOA responsibility. Evaluate HOA finances and reserves alongside unit condition.
Builder-Grade Materials
New construction from this era often used lower-cost materials now showing age: builder-grade fixtures, standard finishes, and systems approaching end of life. Budget for updates.
2010s-Present: Current Construction
Recent construction includes new single-family, teardown replacements, and condo/apartment development throughout the city.
Energy Code Impacts
Modern energy codes require tighter construction. This improves efficiency but can create moisture management challenges if mechanical ventilation isn't properly designed.
Construction Quality Control
Hot market conditions sometimes lead to rushed construction. Even new homes should be thoroughly inspected for finish quality issues, HVAC sizing, and proper installation.
New Construction Warranties
Builder warranties help address defects discovered after purchase. Understand warranty coverage and document any issues found during inspection for warranty claims.
Universal Chicago Issues
Regardless of construction era, certain issues affect most Chicago homes:
- Basement water: Clay soil and high water tables make basement moisture universal. Evaluate water management systems in any Chicago home.
- Freeze-thaw damage: Chicago's climate attacks masonry, concrete, and exterior materials. Expect ongoing maintenance needs.
- Radon: Moderate radon levels throughout Cook County. Testing recommended for all purchases with basements.
- Sewer concerns: Aging infrastructure and combined sewers create backup risk. Sewer scope inspection increasingly standard.