A gut rehab replaces nearly everything behind the walls: framing repairs, plumbing, electrical, mechanicals, insulation, then drywall and finishes. More work isn't what makes it hard. The order is. Walls can't close until rough-ins pass inspection, finishes can't start until walls close, and a missed inspection can idle every trade on the job.
Sequenced for permits and inspections
- Scope and permits first. What's being replaced, what drawings the jurisdiction requires, and which permits need to be in hand before demo. In Chicago, work that needs architectural plans goes through Standard Plan Review with drawings from an architect. Narrower work types, including electrical, plumbing, HVAC, masonry, and nonstructural interior alterations, can use the city's Express Permit Program.
- Demo and discovery. Opening walls reveals what the listing didn't: rot, old wiring, previous work done without permits. We report what we find in that week's update, and scope changes are discussed before any extra work happens.
- Rough-ins and inspections. Framing, plumbing, electrical, and mechanical rough-ins, sequenced so inspections can happen together where possible.
- Close up and finish. Insulation, drywall, and finishes, trade by trade.
- Final inspections and punch list. Every item closed out before we call it done.
Existing violations become part of the scope
In Chicago, a permitted scope must remedy all readily apparent violations of the city's minimum requirements for existing buildings, whether an inspector cited them or not. On an older building, that can add work you didn't plan. We flag it at the scope visit so it's in your number from day one.
Every trade, one contractor
We're the licensed general contractor and our crews do the work: demo, framing, plumbing, electrical, and finishes. You don't coordinate trades or referee disputes between them. Mason runs the job and reports to you weekly. What trades a full rehab needs.
Why gut rehab quotes vary so much
Published Chicago gut rehab figures run from about $100 to over $300 per square foot. The spread comes from the building: its age and size, how many systems are replaced, structural and masonry work, porches, basement plans, and finish level. A useful number comes from walking your building. How to estimate rehab costs before buying.
Pay as the work gets done
Gut rehabs are long, which makes a large upfront deposit riskier. With weekly labor draws credited toward your project total, sized to the project's contract, scope, schedule and labor requirements, with a $4,000 weekly minimum, your payments track the work. See pricing.