Get Quotes from Top General Contractor in Chicago, IL

Are You Licensed to Practice as a General Contractor in Chicago?

Chicago's Department of Buildings is responsible for issuing general contractor licenses. For the majority of building construction, alterations, repairs, and demolition projects within the city, a general contractor license from Chicago is necessary. When undertaking residential work, a general contractor must adhere to the consumer protection standards that are applicable to licensed home repair businesses but is not required to get a separate home repair license.

Before engaging in certain activities for pay, as an investment, or with the intention to sell or lease real estate to others, a general contractor license is necessary. Such activities include:

• putting together or presenting a bid, proposal, or offer to carry out an authorized activity
• engaging in a regulated activity, either directly or through others
• hiring or managing one or more people who are performing a regulated activity
• exercising control over the ways in which a regulated activity is carried out

Keep in mind that a "regulated activity" is any form of work that calls for specific types of permits from various city departments. In order to apply for a general contractor license in Chicago, the applicants must possess:

• A filled application for a general contractor license from the city
• A declaration of financial stability (according to the prescribed format)
• Documentation proving the applicant's right to conduct business in Illinois (does not apply to sole proprietors)
• A County Clerk Assumed Name Certificate (If the applicant is conducting business using a fictitious name)
• Evidence of insurance coverage in the quantity needed for the type of license being sought
• Proof that the insurance company has a rating of B+ or higher
• Copies of picture identification documents issued by the government

On behalf of the Department of Buildings, Continental Testing Services manages the processing of new general contractor license applications as well as license renewals. To apply for or renew a general contractor license in Chicago, submit relevant documents to the Continental Testing Services by mail to:

It should be noted that Chicago offers five separate general contractor license classes, including Classes "A," "B," "C," "D," and "E" General Contractor. The type of license you get defines the maximum project value, the kind of demolition activity allowed, and the minimum insurance requirement. It also has an impact on the cost of your general contractor license. A general contractor license is inactive once the corresponding insurance policy expires and has a one-year expiration date.

If there have been no prior violations, operating without a license in Chicago might result in fines of up to $ 1,000. However, every day that a violation continues is a separate and distinct infringement. In addition to any other penalties specified by law, such a violation may also be penalized as a misdemeanor, which could result in a sentence of up to six months in the county jail. Check the city's list of general contractors with valid licenses to see if the contractor you intend to hire has one.

Bear in mind that an essential step to take in determining your desired general contractor's suitability for your construction project is to confirm that they have complied with all applicable regulatory standards. For further details about general contractor licenses in Chicago, please get in touch with the Chicago Department of Buildings at:

How Much Do You Charge Compared to Other General Contractors in the City?

The following elements greatly influence how much it will cost you to hire a general contractor in Chicago:

• The project type
• The project's nature and scope
• The project's location inside the city
• The price of the project's required permits
• The price of the necessary materials
• Site accessibility and conditions
• The project's urgency
• The caliber of the site plans and construction drawings
• Labor charges

Before making your final hiring decisions, it is always a good idea to obtain quotations for your projects from at least three general contractors in the city and compare these prices. When determining their estimates for services, general contractors often use one of the following pricing techniques:

• Lump Sum Pricing: In this scenario, the contractor offers all of the services that have been agreed upon for a set cost. When estimating costs using this strategy, the contractor often requests an enormous markup to account for unforeseen occurrences. This pricing type is typically preferred for projects with a clear scope. The advantage of the Lump Sum Pricing technique is that you only pay a fixed amount and do not have to worry about paying more, come what may.
• Cost Plus Pricing: This strategy essentially sees the client paying the complete cost of the project's materials, labor, and support services in addition to the contractor receiving a predetermined portion of this total cost. In this situation, the general contractor typically receives between 10 and 20 percent of the project's total cost. This pricing strategy is appropriate for projects with an ambiguous overall scope since the client can save money if the project's final cost is lower than anticipated. However, if the project cost is more than anticipated, the client will bear the additional cost.

Bear in mind that you should not only choose the contractor with the lowest quotation because some contractors lure consumers in with low first bids to raise prices once the job gets underway. Always take into account additional aspects, such as the contractor's degree of expertise and reputation, as well as the kind and standard of services they plan to provide at the costs they are asking.

General Contractors in Chicago earn an estimated annual average wage of $89,760. The list below compares the average hourly wage of these contractors with those of general contractors in other parts of Illinois and other locations across the United States:

What Kind of General Contractor Services Do You Offer?

Although most Chicago general contractors are typically in charge of supervising construction projects, their precise services vary from contractor to contractor and project to project. However, many reputable general contractors in the city frequently provide the following essential services:

• Provide cost estimates before the project starts
• Provide the project with the necessary materials
• Supply the project with all the labor it needs
• Coordinate with vendors and suppliers
• Make sure that all required permits are obtained
• Keep an eye on the effectiveness and timeliness of the task being done
• Ensure that the work conforms with applicable building requirements and safety precautions
• Use specialized subcontractors when necessary
• Control the project's administrative elements, such as scheduling, cash flow, and labor payments
• Maintain thorough records of every stage of the project
• Carry out real building, repair, and renovation work when necessary

Prior to entering into any contracts with a general contractor, you should always verify the kinds of services they will offer for your building project. The general contractor may do the job with their own team, or you may need to hire a subcontractor to complete some portions of the work. Be aware that if a general contractor does not have a worker who is qualified to provide the essential function, they may occasionally need to employ these subcontractors outside of their team. Before the contract is signed, such arrangements should be agreed upon.

Subcontractors are often contracted to do construction-related tasks that the general contractor or workers may not be personally equipped to complete, such as plumbing, electrical work, HVAC installation, carpentry, and roofing. The following are some significant distinctions between general contractors and subcontractors who work on building projects:

Will You Get the Necessary Permits as Required per the City Code?

In Chicago, depending on the size of your residential construction project, you might need to either utilize the Easy Permit Program or the Standard Plan Review (SPR). Note that there are other kinds of permit programs like the Homeowners Assistance, the Developer Services Permit Program, and the Self-Certification Permit Program. Whichever you use should depend on your project.

For quick, straightforward home and building improvement work, homeowners and general contractors are to make use of the Easy Permit Program. It enables home and building owners to get a permit without producing architectural blueprints to fix or replace existing building features or make minor adjustments and includes the following project kinds:

• Replacement of drywall larger than 1,000 square feet
• Outside doors
• Furnaces
• Replacement of existing plumbing fixtures
• Electrical tasks (requires an electrical contractor)
• Replacement of the countertop and cabinet (required for condos only)
• Replacement of doors and windows in 4 or more housing units
• Fences
• Sheds bigger than 150 square feet
• Detached frame garages with a maximum square footage of 600 square feet but no rooftop deck
• Trash container (wood only)
• Porch repair
• Masonry work (mason contractor required)
• Tuckpointing (mason contractor required)
• Roofs (If adding a layer)
• Roofs (If total tear-off, an Illinois-licensed roofing contractor is required)
• Lintel repairs (6'0" maximum opening; masonry contractor required)
• Scaffolding

Easy Permits are accessible online or in person, depending on the type of job. To get an easy permit in person, download an application form, fill it out, and take it to any Chicago Building Department office. Don't forget to bring any necessary supporting papers. To apply online, fill out the online application form using these instructions, print it, and submit it via email.

The Standard Plan Review is employed for small to medium-sized new construction and renovation projects, such as those for structures up to 80 feet tall or residential complexes with up to 49 units,

To apply for a Standard Plan Review, submit an application electronically, which will be analyzed by the City's computerized plan review system. A Project Manager will oversee technical plan reviews, ensure plan compliance, and issue permits. An architect must electronically upload plans to E-Plan and submit the permit application online. Property owners must ensure that their contact information is included in the application in order to receive notifications. If changes are required, applicants will be notified and given the option to resubmit amended plans electronically. When the evaluation is completed, and the permit is issued, the applicant and building owners will be notified if contact information was provided.

For additional information about necessary permits in Chicago, contact the Chicago Department of Buildings at:

Do You Work with Subcontractors?

When engaging your preferred general contractor for your building project, you should always ask if they will be working with any subcontractors. General contractors in Chicago frequently need to hire subcontractors for a variety of reasons, including:

• Obtaining support with vast or diversified projects
• For increased job flexibility and productivity
• to improve cost-effectiveness
• To do precise and specialized jobs that they or their employees are not qualified or licensed to perform.

General contractors commonly subcontract the following areas of construction projects:

• Appliance installation
• Carpentry
• Drywalling and insulation installation
• Electrical work
• HVAC installations
• Mason work
• Painting
• Plumbing
• Roofing
• Welding
• Window installation

While it is normally up to the general contractor to choose these subcontractors, you should always take precautions to ensure that you are not held liable if any disagreements emerge between your general contractor and any subcontractors participating in the project. Late payments and substandard or unsatisfactory work are the most common causes of these problems.

Illinois amended the Illinois Wage Payment and Collection Act (820 ILCS 115/13.5) in 2022, making general contractors (or trade contractors who have subcontractors) responsible for the payment of their subcontractors' employees. Take note that the law, which applies to both larger private commercial projects and smaller projects, does not apply to union signatory contractors. This indicates that a contractor for a project is excluded from this law if the contractor is a signatory to a collective bargaining agreement on the project where the work is being conducted.

Original contractors and subcontractors in Illinois who provide labor or materials in the improvement of real property have lien rights. Almost any person who contracts directly with the owner of the property is considered an original contractor; however, subcontractors do not contract with the owner but rather with another contractor. While this is the case, it is vital to take the following steps to ensure you are not held liable should your contractor fail to pay subcontractors on the project:

• Exercise Caution: Conduct thorough research on any general contractor you intend to engage to verify they are reliable and professional.
• Any Subcontracting Must Be Reported: Request that the general contractor give you preliminary notices of any subcontractor work on your project.
• Get a Lien Waiver: Insist on lien waivers for all payments. This prevents the subcontractors from putting a lien on your property. Lien waivers are also a smart technique to assure the general contractor's accountability.
• Employ Only Bonded Contractors: Check to see if the general contractor has a payment bond. If they fail to make timely payments to the subcontractor, a claim might be launched against the bond instead of the contractor.
• Make Timely Settlements: Always pay your general contractor on schedule.
• Written Contract: Always document any agreements you make with your general contractor.

Do You Carry the Necessary Insurance Policy for General Contractors in the City?

According to the US Bureau of Labor Statistics, 51 construction-related fatal injuries occurred in Chicago and other Illinois cities between 2019 and 2020. Construction is a dangerous occupation, and workers in this industry confront a variety of grave safety concerns, including, but not limited to:

• Electrocutions
• Exposure to harmful chemicals like silica dust and asbestos
• Extreme weather exposure
• Falls from great heights
• Flying debris and falling objects injuries
• Uncomfortable working positions
• Workplace cuts, tears, and lacerations caused by tools and sharp items

In order to ensure worker safety and protection, general contractors in Chicago are obliged to get workers' compensation insurance coverage for every full-time or part-time employee under them; failure to do so can result in fines. Depending on the location of your project and the terms of your contract with your contractor, your contractor may also need to carry general liability insurance, builder's risk insurance, and surety bonds before they begin work. It is up to you to insist on adequate coverage before hiring any general contractor.

Hiring a general contractor who has not met Illinois-mandated insurance standards makes you accountable for any injuries sustained by the contractor and any subcontractors involved in the project. Working with uninsured contractors implies you will be responsible for any property damage caused directly or indirectly by these contractors.

As a result, it is always in your best interest to acquire proof of insurance from any general contractor in Chicago that you desire to engage and confirm this documentation before they begin work on your project. You should call the contractor's insurance provider to determine if their insurance minimum is sufficient for the scope of your project and to ensure that their insurance covers any subcontractors they engage. It is also a good idea to inquire whether the contractor has professional liability insurance to cover their own fault.

Do You Provide a Warranty for Works Completed?

Warranties are assurances given to customers that the products and services they purchase will work as intended. It also refers to the terms and conditions under which repairs or exchanges will be made if the product or service fails to perform as claimed or intended. General contractors' warranties frequently fall into two categories:

• Explicit Warranty: This is a written warranty that is usually included in the project proposal or contract. An explicit warranty arises when a statement regarding the product or service is made available to the buyer, influencing the buyer's decision to purchase the goods or services.
• Implied Warranty: Although not written, this type of warranty is legally recognized and seen as the default warranty. Implied warranties are widespread in all types of construction projects, whether or not a written warranty is provided.

These warranties are further subdivided into the following categories:

• Materials and Equipment Warranty: This protects the materials and things used in the construction and ensures they are new, free of faults, will operate as expected, and will last as long as they should.
• Vendor Warranty: This sort of warranty is typically provided by the manufacturer or vendor of the building's items and appliances.
• Design-Build Warranty: This warranty often covers the services of professionals involved in the project, such as architects and engineers.
• Workmanship Warranty: This warranty ensures that the project's staff and subcontractors do their best work.
• Assurance of Habitability: This warranty ensures that the completed building or structure is safe to live in and appropriate for its intended function. This warranty is typically issued for residential structures.
• Call-back Warranty: This sort of warranty specifies a time period during which the homeowner may contact the contractor to correct any errors in the construction. Depending on the general contractor, it can be up to a year or more.

Unlike what is obtainable in many other states in the US, Illinois does not have a statute requiring warranties on new home construction. Instead, Chicago homeowners must rely on several decades of Illinois appellate court decisions that have crafted a number of contractor warranty safeguards into the statute. Existing law provides an implied warranty of habitability, or freedom from construction faults, for new residences and large additions.

All new homes are assured against structural or other problems during the first year after construction. Any such problem detected during this one-year period must be repaired at no cost to the homeowner by the builder. After the one-year warranty expires, structural work on new homes is covered by a 10-year warranty. If a contractor issues a contract that does not include these warranties, the warranty duration is extended for an additional three years, for a total of fourteen years.

It should be noted that the statute of limitations for breach of warranty claims in Chicago is four years. However, where the parties have disputes concerning a warranty period, arbitration is sometimes employed to settle their differences. Arbitration may be a less expensive and less time-consuming alternative to going to court to resolve these disagreements.

Can You Provide References of Clients Served in Chicago?

When looking for a general contractor in Chicago, you can get recommendations from family and close friends on who they employed for similar tasks, conduct an online search, or contact well-known trade groups or associations in the city, such as:

• The Chicagoland Associated General Contractors
• The Associated General Contractor of Illinois
• The National Association of Home Builders
• The Associated General Contractors of America

Regardless of how you contact general contractors in the city, you should always seek for references before entering into any hiring agreements. Requesting references from local clients with whom your prospective general contractor has worked is a good approach to assessing their professionalism, validity, level of experience, and service performance. Be extremely cautious of any general contractor who is hesitant to provide references or who cannot provide you with up to three local references. This is frequently an indication of poor service delivery and possibly fraudulent activities on the side of the contractor.

It is important to remember that you should always contact the references you are given to receive first-hand comments and reviews on the general contractor and how they perform their services. Searching for the contractor online through third-party review websites such as your local Better Business Bureau, Google Review, Yelp, and other comparable platforms is also a good idea. Finally, contact the Chicago Department of Business Affairs and Consumer Protection and the Illinois Attorney General's Office to determine whether or not any complaints have been filed against the general contractor and the nature of these complaints.

What Is the Expected Timeline for This Project?

Aside from assisting you in correctly managing your construction project, another reason to always choose skilled and experienced general contractors in Chicago is that these specialists can generally provide you with a projected completion timetable. It should be noted that experienced general contractors' estimated duration is typically dependent on such factors as:

• The project's nature and scope
• The season and common weather conditions
• The availability of necessary building materials, subcontractors, and construction personnel
• Modifications to the construction scope or plan
• Inspections and permits

A strong time estimate that includes the high points of your project is critical for your construction project. Some of the advantages of having a building project timeline include:

• It allows you to track the project's progress and ensure there are no deliberate delays on the part of the contractor.
• It aids in the effective allocation and execution of jobs.
• It reduces expenses and boosts work efficiency.
• It provides you with a specific time range in which to plan for events such as relocations, new deliveries, retirements, and weddings.
• It allows you to account for potential project delays and allows the contractor to devise solutions to mitigate these delays.
• At the end of the day, it helps to avoid misunderstandings with your general contractor.