Renovating a Frame Building? You Need to Double Your Budget
SO YOU WANT TO PURCHASE A FRAME BUILDING?
As a Chicago-based architecture firm, we often receive renovation requests from first-time homebuyers or new developers, eager to transform their dream home or investment property into a reality. Even though it is exciting, it’s critical for home owners to be aware of the many building code requirements mandated by the city. In order to ensure a smooth construction timeline, these requirements should be addressed early on in the process, especially when it comes to renovating frame buildings.
While purchasing a frame building may seem like a great investment opportunity — and it usually is, it’s essential to consider the construction costs and code requirements associated with these types of structures.
More often than not, the costs to renovate a frame building can vary significantly from their from masonry (brick) counterparts. And without the proper knowledge, buying a frame building in Chicago may quickly turn into a money pit with unforeseeable costs.
Always look at the age of a frame building
Simply put, frame buildings have wood frames and exteriors. Most were constructed in the late 1800s to early 1900s, and can be found all throughout Chicago's many neighborhoods. Frame buildings usually have a charming, historic appeal, yet their age presents a unique set of challenges when it comes to renovations.
Due to their age and the style of their exterior wall construction (balloon frame, etc.), frame buildings can come with a high renovation price tag. Many of these buildings are well over 100 years old, and have undergone numerous renovations and repairs throughout their lifespan — many of which are not code compliant, or structurally sufficient for today’s structural load necessities.
More often than not, we often find that the “renovated” frame buildings do not meet the proper framing or insulation requirements set forth in the 2019 City of Chicago Building Code. So if you were planning on a simple renovation — it may be wise to prepare your budget for a gut rehab instead.
Another consideration that will significantly affect frame buildings: The City of Chicago is working with the International Code Council to publish a compiled version of the 2022 Chicago Energy Code — which will be available in the near future in both print and digital formats. Until then, please reference the local amendments. We will be providing a detailed blog about this in the near future.
https://www.chicago.gov/city/en/depts/bldgs/provdrs/bldg_code/alerts/2022/october/energycode.html
structural issues associated with frame buildings
Considering many of these buildings are a century old, they were built at a time that does not follow today’s Chicago building code requirements. Common issues include:
outdated electrical systems
outdated plumbing systems
outdated insulation
structural damage
— all of which can significantly increase the total cost of your renovation.
structural differences
Structural reinforcements also contribute to high construction costs. While original wood framing may be strong and closer in actual size when compared to today’s standard of nominal wall framing, a proper frame renovation needs to include ‘sistering’ of joists, studs, and a structural shear analysis in order to be done correctly.
In our experience, older frame buildings commonly have off-center, upper to lower-level continuous bearing walls — most have significantly undersized basement beams. So if you’re planning on opening your interior layout, or removing bearing walls, you might want to think twice — because completing the work necessary to make these types of renovations correctly will add up fast.
cost of outdated materials
Correcting outdated materials can also contribute to increased construction costs for frame buildings.
For example, a typical frame buildings is comprised of 2x4s, which is typically not a bearing wall itself — and generally not sufficient to span wide across open layouts. 2x4s are also not compliant with the city’s current insulation requirements. These will need to be updated to 2x6 for both structural and energy code reasons.
(Unless you are not opening drywall, in that case 2x4s are grandfathered in light renovations).
In older frame buildings, and sometimes masonry — usually insulation is missing or minimal. Per the current code, a minimum R-21 is required to be insulated in frame construction. When dealing with a 2x4 cavity - you can only achieve this energy code requirement by using a closed cell “spray” foam insulation, further adding to construction costs.
Completing the required fire rating for your exterior wall and window construction will also add to the renovation bill. If your frame building has a side set back of less than three feet, the building’s fire rating needs to increase. What does that mean? At a minimum you’re going to need to at least double the drywall.
Simply put, outdated frame building materials will need additional reinforcements in order to meet the current building codes and safety requirements. These changes will add to the overall cost of your renovation project, especially if it requires extensive structural work.
Updating systems
In addition to making structural reinforcements, frame buildings may also require specialized building materials.
For example, older frame buildings may not have modern insulation or HVAC systems in place, which can lead to higher energy costs. Upgrading to an energy-efficient system, or adding insulation to your frame building may require additional materials and hiring someone to installation these systems — again adding to the overall cost of your project. Many homeowners opt to invest in a high-efficiency furnace system during renovation. If you do decide to keep your boiler system, while it may not be as visually appealing — it’s usually a healthier heating method.
Historic restrictions
Finally, it is important to research if there are regulations or restrictions you need to follow when it comes to renovating your particular frame building. Chicago has specific rules and regulations for renovating and restoring historic buildings. If you’re looking to make exterior renovations to a home that’s located in a historic or landmark zone/area, that’s going to likely double the project timeline and costs associated with your renovation project.
There’s lots of red tape surrounding historic districts or properties. So if your frame building happens to be in a historic zone, it’s especially important to work with an experienced architect, contractor, and sometimes zoning attorney [in new construction or additions] to help you understand and follow the regulations surrounding these types of renovations.
final thoughts
While frame buildings in Chicago have historic charm and plenty of character, they also present unique budget and time consuming challenges when it comes to renovating these structures properly. Older frame buildings may require structural reinforcements, additional building materials, and zoning considerations; all of which will add to your overall renovation budget. That’s why it’s essential to work with an experienced architecture and design firm like BLDG Projects, who has the experience necessary to complete these types of renovations as efficiently as possible.
We understand the unique challenges that come with renovating frame buildings and are prepared to guide you through the process sucessfully. Contact us today.
