Condominium and multi-family
Two- and three-storey association buildings from the 1960s onward. Long brick elevations, shared entries, balconies and the through-wall flashing details that decide whether the wall stays dry.
Service area · 60070
Masonry contractor in Prospect Heights, IL.
Prospect Heights (ZIP 60070) is a northwest-suburban mix of condominium and multi-family associations, post-war single-family houses and low-rise commercial along the main roads. The masonry here is younger than the Chicago stock and mostly brick veneer over frame — which moves the whole diagnosis toward flashing, weep holes and water management rather than deep repointing of solid load-bearing walls.
Services in Prospect Heights
What we run on Prospect Heights walls.
Weighted toward association facade work, flashing correction and decorative stone refacing.
01
Masonry Rebuilds
Complete rebuilds and restoration for commercial and residential properties.
02Brickwork
Expert brick installation and repair with attention to detail.
03Caulking
Professional caulking services to protect your building from water infiltration.
04Tuckpointing
Precise tuckpointing that strengthens and enhances the look of your brick.
05Waterproofing
Protect your building with our reliable waterproofing solutions.
Building stock
Condo associations, veneer walls and post-war brick.
Younger stock than the city — and the failures come from detailing, not age.
Post-war single-family
Ranch and split-level houses in brick veneer over frame, with brick or stone front elevations, chimneys and low garden walls.
Low-rise commercial
Retail and office buildings along the main roads — brick and block with parapets, storefront lintels and sealant joints.
Typical work we run on these walls
Local context
Palatine Road, the Elmhurst Road corridor and the association blocks.
Prospect Heights sits in northwest Cook County between Arlington Heights, Wheeling and Mount Prospect, with Palatine Road and Camp McDonald Road running east–west and Elmhurst Road and Milwaukee Avenue running north–south. Much of the housing is organised into condominium and townhome associations, which shapes both the scope and the approval process for any facade work.
Roads we read often
What the village asks for in Prospect Heights.
Village permits and a board, not the Chicago Facade Ordinance.
Prospect Heights is not in Chicago, so the Chicago Facade Ordinance and the Commission on Chicago Landmarks do not apply. Permitting runs through the City of Prospect Heights building department, and on association property there is a second approval track: the board and, often, the property manager and the association's engineer.
- Village building permit — structural masonry repair, lintel replacement and chimney rebuilds are permitted locally; scope and drawings are submitted before the crew mobilises.
- Association approval — condominium and townhome work usually needs board sign-off, a scheduled work window and unit notification before the start date.
- Engineer sign-off — structural repairs and taller retaining or garden walls may need a structural engineer letter for the permit.
- Routine repointing — tuckpointing and like-for-like repair on residential property typically does not require a permit — we confirm with the village before quoting.
Permit requirements are confirmed with the village on the parcel before the estimate goes out, so nothing on the schedule is a surprise.
What clients say.
Real reviews from our Google and Yelp profiles — read them all, or leave your own.
★★★★★
They did a great job! They were thorough with every part of the process. Would definitely recommend!
★★★★★
Restoration on my building. Chicago common brick moisture damage and tuck pointing of the side wall.
★★★★★
I've had a great experience with Andriy. He was very quick to come by and check out my issues. We walked around the house — 130 years old — and he consulted me on all the issues he saw and things to…
★★★★★
The owner came out a couple of times to provide quotes for my project as things were constantly shifting and scope was changing. He was always quick to answer his phone or get back to me, and didn't…
★★★★★
Appreciate Andy and Matt's assistance with evaluating what work needed to be done on the exterior of a home we are purchasing. They were extremely helpful and provided a clear explanation of what nee…
Other areas we cover.
Bucktown
60647Industrial-loft conversions, worker cottages along the 606 / Bloomingdale Trail, six-corners storefronts. Different angle from Logan Square next door.
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Glenview
60025North suburban institutional and church masonry — pillar rebuilds, flashing correction and decorative caps.
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Gold Coast
60610High-rise and landmark-district masonry — rope-access brick replacement and window leak repair.
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Hyde Park
60615Historic greystones and limestone-fronted apartment buildings — facade restoration and structural limestone work.
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Lakeview
60657Three-flats and six-flats, Wrigleyville two-flats, East Lakeview mid-rise condo facades along Sheridan. Facade Ordinance follow-up commercial scope.
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Lincoln Park
60614 · primary1880–1920 Italianate greystones, brick rowhouses, three-flats and workmen's cottages. Greystone tuckpointing and limestone-band restoration the signature scope.
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Lincoln Square
60625German-era six-flats and the Chicago Bungalow Belt — 1900–1930 common brick with limestone trim and tile-gable porches.
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Logan Square
60647Chicago Boulevards System landmark blocks, common-brick worker cottages, Milwaukee Avenue commercial. Boulevard houses the highlight scope.
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Old Town
60610Old Town Triangle landmark district (designated 1977). Pre-Fire and Victorian brick, preservation-grade by default, Commission review the rule.
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South Loop
60605Printers Row lofts, converted warehouses and rowhouses — foundation water management and limestone entries the recurring scope.
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Wicker Park
60622Pierce Avenue Beer-Baron mansions, Painted-Lady Victorians on Crystal Street, Flat Iron Building six-corners commercial.
View detailsProspect Heights masonry questions.
Do you work outside Chicago?
Yes. Prospect Heights is one of the northwest-suburban areas we cover, along with the surrounding Cook County villages. The crew, the scope discipline and the written-estimate process are the same as in the city — what changes is the permit path and the building stock.
What's the typical Prospect Heights building stock?
Condominium and townhome association buildings from the 1960s onward, post-war single-family houses in brick veneer over frame, and low-rise commercial along Palatine Road and the Elmhurst Road corridor. It is younger and lighter than the Chicago stock — mostly veneer rather than solid load-bearing masonry.
Why does a veneer wall leak when the brick looks fine?
Because in a veneer wall the brick is not the waterproofing — the drainage plane behind it is. Water gets through the brick face by design, runs down the back and is supposed to leave through through-wall flashing and weep holes. When that flashing is missing, damaged or was never lapped correctly, the water has nowhere to go and shows up inside. That is the repair we ran on a Prospect Heights condominium: damaged flashing corrected and the front elevation refaced in new decorative stone.
Do you handle condominium association work?
Yes, and it is most of what we do here. We scope from the elevation, quote the association in writing, coordinate the work window with the board or property manager, and document what was done for the association's records. Where there is an engineer of record on the building we work from their report.
Can you reface a front elevation in stone?
Yes. Where a front elevation has taken repeated water damage or simply looks dated, refacing in decorative stone is a durable upgrade — but only after the flashing and the drainage detail behind it are corrected. Refacing over an unresolved water path just hides the problem for a season.
How much does masonry cost in Prospect Heights?
Association and single-family brick repointing runs $8–$22 per sq ft. Flashing correction and water-intrusion repair is quoted by elevation after the on-site read, because the cost is driven by how much wall has to come apart to reach the detail. Decorative stone refacing and low-rise commercial scope run $20–$45 per sq ft.
Prospect Heights · free estimate
Walk us through your Prospect Heights wall.
Association elevation, veneer wall or a leak nobody has traced yet — one on-site visit, one written scope, one crew on the job.