Licensed, Bonded & Insured · Serving Logan Square and the surrounding area
A full kitchen remodel in Logan Square typically runs $38,000 to $64,000 keeping the layout and $74,000 to $125,000 for a gut that opens the plan, and takes seven to eleven weeks on site. Permits come from the Chicago Department of Buildings, with Commission review for exterior work on the boulevards. The defining question here is the bearing wall: a greystone almost always has one down the middle, and removing it is a sized beam, posts to a bearing point and an engineer’s letter.
Logan Square is built around the boulevard system — Logan, Kedzie and Humboldt — which is a Chicago landmark district and carries some of the best greystone housing in the city. Off the boulevards the scale changes: two-flats and three-flats, frame cottages and courtyard buildings from roughly 1890 to 1920, much of it converted to condominium since the 1990s.
The greystones are large and almost always altered. A house this size has usually been a two-flat, then apartments, then perhaps a single home again, and each change left something behind in the plan and the pipework.
The interesting work here is undoing rather than adding. Finding the original room inside the alterations, taking out a partition that was never structural, and getting the services to match how the house is actually used now.
In Logan Square the question is less the year than how many times the plan has been changed.
| Era and building type | What we find on site | What the project becomes | Typical range |
|---|---|---|---|
| 1890–1915 — boulevard greystones | Large rooms, a bearing wall through the centre, masonry party walls, original detail worth keeping and a basement with headroom. | Structural opening with a sized beam, services replaced, and a genuine island because the fall is there. | $88k – $125k |
| 1890–1920 — two-flats and three-flats | A rear kitchen off a back porch, a shared stack where still divided, and a stair that decides the plan. | Gut with the brief settled first on whether the building stays flats or becomes one home. | $74k – $110k |
| 1900–1920 — frame cottages | A small rear kitchen, a tight plan and services joined up across eras. | Doors rationalised, a wide cased opening where the wall allows, and the services traced and replaced. | $58k – $88k |
| 1990s–present — conversions and infill | A previous rehab already moved things once: an opening formed, a modern panel, and a drain run that may have been cut fine. | Fit-out with the fall and the extraction corrected where the rehab was optimistic. | $40k – $66k |
These are the conditions that decide the schedule and the contingency on a job in Logan Square. We price around them rather than discovering them.
A greystone has masonry party walls and generally one bearing wall through the centre. Opening the kitchen to the dining room means a sized beam, posts down to a bearing point and an engineer’s letter with the permit. Routine, but never a same-week decision.
Expect plumbing and wiring from several eras, partitions added and removed, and a kitchen that has been in two or three different rooms. We open enough to know before quoting.
Taking a two- or three-flat back to a single home is one of the most common projects here, and it decides which kitchen survives and where the stair goes. It belongs before the design, not during it.
Repeated alteration means a panel with a history. Modern appliances need dedicated circuits and headroom to add them, and we check the service on the first visit.
Interior work is unaffected. A new window, a rear addition or an exterior vent on a property fronting the boulevards needs Commission review, and that takes longer than the build.
Greystones sit high, so the basement usually has headroom and a usable ceiling. A drain runs at proper fall to an island, which is why the ambitious layouts work here.
Ranges, not a single number. Where a project lands depends on the scope, and we say which band we think you are in before you commit to anything.
New cabinetry, stone, backsplash, appliances, lighting and flooring on the existing services. Right where a previous owner already opened the plan.
A structural opening with a sized beam, partitions removed, services traced and replaced, a service upgrade and full-height cabinetry.
Kitchen, dining room and often a rear hall or powder room taken together, with services rerun for the floor. Priced after an engineer has been.
Cabinetry is the largest single line in almost every kitchen we build. This is how a full project divides up.
Based on an $96,000 project, the midpoint of what we actually build here. The structural share carries the budget in a greystone. If a previous owner already took the wall out and did it properly, the same kitchen lands in the $50,000s.
We look at the wall, at the ceiling below it where we can, and at the electrical panel. You get an honest read on what can move and what cannot.
Including a structural engineer where a wall is coming out, so the beam is sized before the price is set rather than after.
Submitted to the Chicago Department of Buildings. We prepare and lodge it, and we tell you which route your project is on before you commit.
Any beam goes in, services are rerun, and everything is inspected before it is closed. A change to the price happens here, with the wall open, not at the end.
Cabinets set and scribed to walls that are rarely square, stone templated on site after the boxes are in, then appliances, backsplash and lighting.
We walk the room with you, write the list, and close it out before the final invoice.
Tell us about the property and what you want to change. We will walk the space, look at what is behind the walls, and come back with a written scope, a schedule and a price.
Keeping the layout and replacing cabinetry, stone, appliances and finishes generally runs $38,000 to $64,000. A gut that opens the plan is usually $74,000 to $125,000. The structural opening is what separates the two bands, not the finish level.
Usually, with proper engineering. These houses have masonry party walls and generally a bearing wall through the centre, so removing it needs a sized beam, posts down to a bearing point and an engineer’s letter with the permit. We arrange the engineering inside the scope so the cost is known before you sign.
Completely, so settle it first. Deconversion decides which kitchen survives, where the stair goes and what the second kitchen becomes. It is also a different permit and a different budget from a remodel.
Only on the outside. A kitchen rebuilt inside the existing walls is unaffected. A new window, a rear addition or an exterior vent needs Commission review, and that should be started long before the build because it takes longer than the construction.
Normal here, and the main reason we survey properly before quoting. Expect plumbing and wiring from several eras, partitions added and removed, and a kitchen that has moved rooms. None of it is difficult once it is known; all of it is expensive discovered in week two.
In a greystone, usually yes. These houses sit high, so the basement has headroom and a usable ceiling, and a drain runs at proper fall. We verify it from below before it goes into a drawing.
A panel that has been added to over a century rarely has the capacity for an induction hob, a double oven and a dishwasher. We check the service on the first visit so an upgrade is priced up front.
Logan Square sits beside Avondale, Irving Park and Bucktown, and we work east into Lincoln Park and Lakeview from the same base.
info@reviverenovations.com
Office: (773) 345-6358