1900–1930 three-flats & six-flats
Common-brick walk-ups on the side streets — Roscoe, Cornelia, Barry, Newport. The bulk of residential repointing happens here, on the south and west walls.
Service area · 60657
Masonry contractor in Lakeview, Chicago.
Lakeview (ZIP 60657) layers three building types — 1900s three-flats and six-flats on the side streets, Wrigleyville two-flats around the ballpark, and East Lakeview mid-rise condo facades along Sheridan Road. Common-brick repointing, condo Facade Ordinance follow-up and storefront lintel work on Belmont and Halsted are the dominant scopes here.
- Licensed
- Bonded
- Insured
- License TGC-098-734
- Est. 2014
- Condo board scope
Approximate boundaries: Diversey Pkwy (south) · Irving Park Rd (north) · Lake Michigan (east) · Ravenswood Ave (west). Open in OpenStreetMap.
What we run on Lakeview walls.
Weighted toward condo facade work and three-flat repointing. Each link goes deep on the service.
01 · Walls
Tuckpointing
Three-flat and six-flat repointing on common brick, Type-N mortar matched. Wrigleyville two-flat tuckpointing is the steady residential scope.
02 · WallsBrick repair
Spalled brick on south- and west-facing three-flat walls, lintel-area repair above storefronts on Belmont and Halsted.
03 · RestorationMasonry restoration
Vintage three-flat brick and limestone trim, mid-rise terracotta repairs along Sheridan, conservation-grade where the original detail is intact.
04 · CommercialCommercial & facade
East Lakeview Sheridan mid-rise condo Facade Ordinance scope — swing-stage tuckpointing, parapet rebuilds, lintel replacement.
05 · HardscapeBrick pavers
Three-flat back-yard patios, condo courtyard pavers and shared rear-alley driveway resets behind East Lakeview buildings.
ReferenceCost ranges
Per-service ranges including swing-stage commercial pricing and Facade Ordinance engineering costs.
Three layers on a Lakeview block.
Most blocks mix two of these three types — the trade changes with the layer.
Wrigleyville two-flats
Compact two- and three-flat brick blocks around the ballpark, from Newport down to Cornelia. Short runs of common brick, often with shared masonry party walls.
East Lakeview mid-rise condos
Sheridan Road condo towers, 8–20 storeys, brick over steel/concrete frame. Facade Ordinance critical-exam cycles drive the scope here.
Typical work we run on these walls
- Three-flat common-brick repointing on south and west elevations.
- Sheridan mid-rise swing-stage tuckpointing on Type-S mortar.
- Parapet rebuild on condo roof lines after Facade Ordinance findings.
- Lintel replacement above Belmont and Halsted storefronts.
- Wrigleyville two-flat porch step repointing and stoop repair.
- Terracotta trim repair on vintage mid-rise facades.
- Spalled brick replacement on shared party walls.
- Shared rear-alley driveway and courtyard paver resets.
Lakeview corridors we know.
Lakeview runs from Diversey up to Irving Park Road, between Lake Michigan and Ravenswood. The mid-rise condos cluster east along Sheridan; the three-flats fill the side streets between Halsted and Clark; Wrigleyville centres on Clark and Addison; Boystown runs north on Halsted.
Streets we read often
- Sheridan Rd — East Lakeview mid-rise condo facades, swing-stage work.
- Belmont & Halsted — Boystown storefront brick, lintel replacement.
- Clark & Addison — Wrigleyville two-flat and storefront work.
- Southport corridor — three-flats and adapted-use storefronts.
- Broadway / Diversey — mixed-use brick and vintage mid-rise.
- Roscoe / Cornelia / Newport — three-flat side-street blocks.
Anchors in the area
Wrigley Field, the Boystown rainbow pylons on Halsted, the Music Box Theatre on Southport, Belmont Harbor and the Sheridan Road condo strip overlooking the lake — these landmarks bracket the neighborhood and the masonry stock around them.
What the city asks for in Lakeview.
Lakeview is driven more by the Facade Ordinance than by landmark review.
Lakeview has very limited Chicago Landmark district coverage. What dominates the permit conversation here is the Chicago Facade Ordinance — most of the Sheridan Road mid-rises sit above 80 feet and fall under the 4-to-12-year critical-exam cycle (the older mid-rises with unprotected steel typically Category III, 4-year).
- Facade Ordinance scope — East Lakeview Sheridan mid-rises on the 4–12 year critical-exam cycle (Category III commonly 4-year). Engineer letter and permit are part of the work.
- Wrigleyville traffic management — scaffold setup and material drops scheduled around Cubs home-game windows; alley access coordinated with the ward office.
- Storefront pedestrian protection — Belmont, Clark and Halsted require sidewalk shelters during overhead work.
- Condo board governance — property managers and condo boards approve scope before permits — we run the pre-walk with both.
Residential three-flat tuckpointing on Lakeview side streets typically does not require a permit.
What the work looks like.
Lakeview masonry questions.
What's the typical Lakeview building stock?
Lakeview (60657) mixes three layers: 1900–1930 three-flats and six-flats on the side streets, Wrigleyville two-flats around the ballpark, and East Lakeview mid-rise condo towers along Sheridan Road. Commercial brick lines Belmont, Clark, Broadway and Halsted. Most residential repointing is on common brick; the Sheridan mid-rises run on harder commercial Type-S mortar.
Do you work with condo boards in East Lakeview?
Yes — East Lakeview / Sheridan Road mid-rise condo associations are a big share of our Lakeview commercial work. Most of those buildings sit above 80 feet and run on the Chicago Facade Ordinance critical-exam cycle (4 to 12 years depending on facade category; many Sheridan mid-rises are Category III on the 4-year cycle). We pre-walk with the property manager and inspecting engineer, file the city permit and run the repairs on swing-stage.
Can you work around Wrigley Field game-day traffic?
Yes. On Wrigleyville two-flats and condos within a few blocks of the ballpark we schedule scaffold setup and material drops outside Cubs home-game windows, coordinate alley access through the ward office where required, and run pedestrian protection on the busier Clark and Addison sides. Game-day work is uncommon — most jobs run during away series and the off-season.
How is masonry work different on East Lakeview mid-rises?
East Lakeview mid-rises along Sheridan are commercial-grade brick over steel or concrete frames. Mortar is Type-S, access is swing-stage rather than ladder, and the work follows the Chicago Facade Ordinance critical-exam cycle (4 to 12 years by facade category) with an engineer-signed scope. Parapet rebuild and lintel replacement are the most common scopes after critical-exam findings.
Do you handle Boystown storefront brick?
Yes. The Halsted Street storefront strip between Belmont and Addison is mid-rise commercial brick from the 1910s–1930s. Typical scope is lintel replacement above storefront openings, sealant work and selective brick replacement on the upper courses. Permits and pedestrian protection at street level are part of the scope on the busier blocks.
How much does masonry cost in Lakeview vs Lincoln Park?
Lakeview common-brick three-flat tuckpointing runs $8–$22 per sq ft, slightly less than Lincoln Park's greystone $14–$28 because the brick is harder and faster to repoint. East Lakeview mid-rise condo work on swing-stage runs $20–$45 per sq ft. Add the Facade Ordinance engineering exam ($4,000–$15,000) on the taller buildings.
Other Chicago neighborhoods we cover.
Lincoln Park
60614 · PrimaryGreystones, brick rowhouses and Victorian cottages. Limestone-band restoration the signature scope.
Lincoln Square
60625German-era brick six-flats and Bungalow Belt north of Wrigley.
Old Town
60610Old Town Triangle landmark district, preservation-grade by default.
Logan Square
60647Chicago Boulevards System landmark blocks and common-brick worker cottages.
Bucktown
60647Industrial-loft conversions and worker cottages along the 606.
Wicker Park
60622Painted-Lady Victorians and Pierce Avenue mansions.
All areas →
North Side · ChicagoService-area index with all seven neighborhoods we cover.
Lakeview · free estimate
Walk us through your Lakeview wall.
Three-flat, Wrigleyville two-flat, Sheridan mid-rise — one on-site visit, one written scope, one crew on the job.