Deconversions Demystified
The 2-flat deconversion, commonly referred to as 2-flat conversion, has become an incredibly popular project type in Chicago. This is largely due to rising housing costs and a lack of architectural homes within the speculative housing market. Most of our clients come to us after an exhaustive, exhausting home search without finding a single home that excites them. As deconversion specialists, we know that a deconversion can be the perfect solution, offering all the luxuries of a custom home, right in the city.
What should I look for in a 2-flat?
Location, location, location. This overused real estate mantra still rings true in this situation. As architects, we can plan, design, and strategize our clients into an architecturally significant home which satisfies all their wants and needs, but we can’t change or control the greater context. The most important aspects to consider are school districts, proximity to work, neighborhood amenities such as bustling retail strips and great public parks. Passing up a horribly neglected building in a great location can be a huge mistake.
We’ve delivered incredible transformations to remarkably ugly buildings with (very) doubtful potential. At first glance, our Bucktown Black Box had absolutely nothing going for it other than a beautiful tree lined street and proximity to the Armitage and Milwaukee Avenue retail strips. You should see it now.
Bucktown Black Box (Before)
Bucktown Black Box (After)
Learn more about this project here.
We’ve heard the permitting process is difficult and can take months!
With an experienced architect, permitting is nothing to fear, and we’re able to leverage our self-certification privileges with the Department of Buildings on behalf of our clients. Certainly there are factors which can delay the process–typically tied to the zoning district and whether the location is a Landmark District. In general, the Chicago Zoning Ordinance (CZO) favors the single-family home over multi-unit buildings. If you’re looking at two- or three-flats, the building is most likely located in the RS-3 (single family) or RT-4 (multi-unit/no more than four dwelling units) zoning district. Keep in mind, it’s easier to remove dwelling units from a building than it is to add units in these zoning districts.
Excerpt from the City of Chicago Zoning Map, highlighting the intersection of Milwaukee Avenue, Logan Boulevard & Kedzie Avenue.
Another consideration is Landmark District status. While most buildings may not be located in a Landmark District, a beautiful orange brick Victorian building with ornate stone details and cornice is likely protected or cataloged by the Commission on Chicago Landmarks in some way. What does this mean for the homeowner? It means we can’t alter the appearance of the street facing elevation in any way that detracts from the patterns consistent with the Landmark District. Windows on the street facing elevation need to be historical in nature–typically double hung windows with historic brick molds. Front entry doors and porches also need to be consistent with the Landmark district standards.
Zoning and Landmark District are the very first things we assess with our clients, and our experience allows us to preempt any project-defining issues.
Historic details of a 2-Flat in the Wicker Park Landmark District.
Learn more about the Wicker Park Reconversion here.
How much does it cost to deconvert a 2-flat or 3-flat?
As of the spring of 2022, the average construction cost for our renovation projects run in the $250 to $350 per square foot. By comparison, new construction is roughly $450 per square foot. The primary difference between a $250 SF and $350 SF project is finish level. Obviously choosing higher end finishes will increase costs. This is where we come in. Our team helps our clients be strategic about where to splurge (and where it's unnecessary) and still make a big impact.
Other strategies can be used to reduce cost such as minimizing structural interventions and keeping the project scope within the existing envelope to avoid a more expensive addition. We see again and again that it’s not the number of square feet in a home which makes it feel spacious, it's how smart space planning affects efficiency and flow.
Our North Center Deconversion is a great example of how we’re able to include all of the client's requirements, save money, and shorten the construction timeline. The owners wanted to deconvert their 2-flat and initially thought an addition was the best way to maximize space. Through the multiple design iterations, our design team was able to make the space feel open and spacious–without an addition eating up precious outdoor space.
The former enclosed rear porch at our North Center Deconversion project.
A detail shot of the rear elevation for our North Center Deconversion project. The rear porch was removed and a new large rear opening was created with a Nanawall system. Learn more about this project here.
How long does it take to deconvert a 2-flat to a single-family home?
Including architectural services and construction, the short answer is about two years. Good design takes time, and this is an unavoidable part of pursuing a custom home. Thoughtful and deliberate planning ensures a great outcome, so be sure to budget enough time to work with us to develop a design you really love.
Bidding is another aspect which can take about 6 to 8 weeks. Cost estimating on the behalf of the general contractor is a time-consuming process. Evaluating the scope and quantities represented in the bid drawings takes time. Furthermore, making an effort to find value in the engineering effort can also reduce costs and keep things within budget.
Permitting within the project’s jurisdiction also adds to the timeline. In Chicago, we’re able to leverage our self-certification privileges with the Department of Buildings to expedite the process for our clients, but it still takes about a year from the time we’re hired to the day the building permit is issued. The construction process can take anywhere from eight to twelve months for most deconversions.
Do I need a general contractor?
Yes! And they must be licensed within the City of Chicago or your local jurisdiction. This is a daunting part of the project since vetting a general contractor (GC) is a notoriously challenging process. Our team works routinely with several GCs who we refer to our clients at the time of bidding. In general, we will provide at least two candidates when the bid drawings are issued. Some owners will also invite another candidate if they choose to do so. A referral from a trusted colleague, friend, or family member is an ideal starting point. Online directories are fine, but it's better to work with a candidate who comes highly recommended through personal experience.
A field survey image of the former open rear porch at our Wicker Park Reconversion project.
An after shot of our intervention. The rear porch was removed and masonry openings were modified at the rear elevation to maximize light. Learn more about the Wicker Park Reconversion here.
What’s the advantage of deconverting versus new construction?
In short, cost. Even if the building is completely gutted in the interior, you avoid building the exterior walls and foundation which offers significant cost savings. Another aspect is taking advantage of a zoning nonconformity, which is an aspect of the building which does not conform with the current zoning ordinance. We often find a short front yard setback, which is the distance the building is setback from the front property line. This condition can result in a larger backyard.
We also see reduced side yard setbacks in older buildings, often the most beneficial nonconformity since we are usually aiming to maximize width on our very typical 25’-0” wide Chicago lots. If the building is located on the property line (which is common), this usually means you are picking up an additional two feet of interior width– a very big deal.
Lastly, deconversions usually make for a more interesting home! These lovely old 2- and 3-flats are unique Chicago typologies and there is a point of pride in honoring this history, while preserving the history of your neighborhood.
The site plan of our Bucktown Black Box project showing side yard setbacks.
A nonconformity cannot be expanded per the Chicago Zoning Ordinance. This image shows the difference between the existing nonconforming construction and the new conforming addition. See more of the Bucktown Black Box here.
The aim of this Field Note is to provide a cursory overview of deconverting a 2-flat. There are many aspects of this process which seem daunting but hiring a trusted and experienced architect and advocate can help make this process enjoyable and rewarding. We’ll do the heavy lifting, all you have to do is stay inspired! For more great info and advice, check out our free Residential Client Guide.