Facade Ordinance repair scope
Facade Ordinance critical-exam follow-up (4–12 yr cycle by category): brick replacement, swing-stage tuckpointing, sealant, engineer-signed closeout.
Service · Commercial
Commercial masonry in Chicago — facades, parapets, lintels.
Commercial masonry in Chicago covers the work that gets a building back into city compliance: Chicago Facade Ordinance critical-exam scope, parapet rebuilds, lintel replacement, brick facade restoration and tuckpointing on swing-stage. 312 Masonry coordinates with structural engineers and city inspectors so the building closes out clean. Licensed since 2014.
- Licensed
- Bonded
- Insured
- License TGC-098-734
- Est. 2014
- Engineer-coordinated
What is commercial masonry?
Commercial masonry is exterior wall work on multi-story buildings — condo, mixed-use, office or warehouse — and almost always involves city permits, a registered structural engineer's letter and access by scaffold or swing-stage. The scope is driven by the Chicago Facade Ordinance critical-exam cycle or by a specific failure (parapet, lintel, spalling, water intrusion).
- Permits and the engineer's letter are part of the scope, not after.
- Swing-stage and scaffolding change the price and the schedule more than the wall does.
- The Facade Ordinance critical-exam cycle drives most of this work in Chicago.
Chicago Facade Ordinance — the short version.
Chicago Facade Ordinance (Municipal Code 13-196-031)
The ordinance requires the exterior walls and appurtenances of certain Chicago buildings to be inspected on a recurring cycle by a licensed structural engineer or architect, with findings filed with the Department of Buildings.
- Who's covered — most buildings over 80 ft in height and specific older masonry buildings.
- How often — critical-exam cycle of 4 to 12 years depending on facade category (I=12yr, II=8yr, III=4yr).
- Classifications — Safe, Safe with Repair Program, or Unsafe.
- What follows — required repairs on a defined timeline and follow-up filings with the city.
- Our role — perform the repair scope, coordinate with the engineer and file the closeout with the building owner.
What a 312 Masonry commercial project includes.
Same line items every time, from a parapet rebuild on a four-flat to a full Facade Ordinance repair scope on a 20-story condo.
- Pre-walk with building manager / condo board — scope, schedule, occupancy plan.
- Engineer coordination — ours or yours; shop drawings reviewed before work starts.
- City permit application — Department of Buildings permit and certificate of liability.
- Swing-stage / scaffold setup — pedestrian protection at street level, occupant notification.
- Wall work — tuckpointing, brick replacement, parapet, lintel, flashing, sealant.
- Owner / city closeout letter — engineer-signed and filed where required.
- Documentation — drawings, photos, mortar samples, paperwork retained for the next cycle.
Types of commercial masonry we handle.
Parapet repair & rebuild
Cap, brick, coping and flashing rebuilt from outside on swing-stage. Building stays occupied.
Lintel replacement
Steel-angle lintel replacement above doors and windows, brick toothed in, openings sealed and flashed.
Four steps from call to city closeout.
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Call from owner / engineer / PM
Building manager, engineer or condo board — first contact same day. Engineer's report attached if it exists.
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48-hour pre-walk
Building manager and engineer review scope on site with the crew lead. Access, schedule and occupant impact identified.
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Permit, drawings & written scope
City permit applied, shop drawings reviewed by engineer, line-item scope and price range delivered.
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Build & closeout
Swing-stage setup, wall work, daily progress photos, engineer-signed closeout filed with the city or building owner.
How much does commercial masonry cost in Chicago?
Commercial masonry in Chicago varies widely by access and scope. Facade Ordinance critical exams run $4,000–$15,000 by building size, lintel replacement is $450–$1,800 per opening, parapet rebuild is $180–$450 per linear foot, and swing-stage tuckpointing is $20–$45 per sq ft.
| Scope | Range |
|---|---|
| Facade Ordinance critical exam (engineering) | $4,000–$15,000 |
| Lintel replacement (per opening) | $450–$1,800 |
| Parapet rebuild (per linear foot) | $180–$450 |
| Commercial tuckpointing (swing-stage) | $20–$45 per sq ft |
| Full facade restoration | quoted per project |
Range. Final cost confirmed after a 48-hour pre-walk with the crew lead and the engineer.
What moves the number up or down
- Building height and the access method — swing-stage vs. scaffold.
- Number of openings (lintels) and linear feet of parapet.
- Engineer involvement — pre-existing report vs. fresh inspection.
- Pedestrian protection requirements on busy streets.
- Permit timing and city paperwork window.
What the work looks like.
Where we run commercial scopes in Chicago.
Lincoln Park
60614 · Primary service areaCondo board commissions, multi-flat parapets, landmark facade reviews.
Lakeview
60657Mid-rise condo facades, Facade Ordinance critical-exam follow-up.
Logan Square
60647Adapted-use commercial brick and storefront lintel replacement.
Lincoln Square
60625Older commercial brick on Lincoln Avenue corridor.
Old Town
60610Landmark commercial review and pre-Fire brick facades.
Bucktown
60647Converted lofts and mixed-use commercial brick.
Wicker Park
60622Storefront lintel and parapet work, mixed-use buildings.
All areas →
North Side · ChicagoCommercial scopes reviewed across the wider North Side.
Commercial masonry questions we get every week.
What is the Chicago Facade Ordinance?
The Chicago Facade Ordinance (Municipal Code 13-196-031) requires the exterior walls and appurtenances of certain buildings to be inspected on a recurring cycle by a licensed structural engineer or architect, with findings filed with the Department of Buildings. It applies to most buildings over 80 feet in height and to specific older masonry buildings. Repairs identified in the critical exam must be completed within set timeframes.
How often is a critical exam required?
The critical-exam cycle runs 4 to 12 years depending on facade category — Category I (non-corroding metal armature) every 12 years, Category II (protected or corrosion-resistant metal) every 8 years, Category III (corroding metal, including unprotected steel) every 4 years. Older Chicago masonry with unprotected steel typically falls into Category III on the 4-year cycle. The inspecting engineer files a report classifying the facade as Safe, Safe with Repair Program, or Unsafe; Unsafe and Safe with Repair Program classifications trigger required repairs and follow-up filings.
How much does a Facade Ordinance critical exam cost?
The engineering exam itself typically runs $4,000–$15,000 in Chicago, by building size and access. Subsequent repair work — lintel replacement, parapet rebuild, swing-stage tuckpointing, brick replacement — is scoped separately and ranges widely. 312 Masonry handles the repair side and coordinates closely with the inspecting engineer.
Do you work with structural engineers, or do we provide one?
Either. We have working relationships with several Chicago structural engineers who file Facade Ordinance reports, and we just as often work with the engineer the building already has. The engineer's letter, signed shop drawings and final closeout letter all coordinate with the masonry scope and schedule.
How is commercial tuckpointing different from residential?
Commercial tuckpointing typically uses a harder Type-S mortar (1,800 psi), runs on swing-stage or scaffolding rather than ladders, often requires a permit and engineer's letter, and is scheduled around building occupancy and pedestrian protection. The work itself — grind, repoint to profile, clean — follows the same trade rules as residential, but the access and paperwork are different scope.
Can you rebuild a parapet wall while keeping the building occupied?
Yes — parapet rebuilds are typically run from outside on swing-stage or scaffold with pedestrian protection at street level. Tenants and condo residents stay in place. The roof side may need temporary protection from weather while the cap is off, scheduled tightly to a single workweek window.
Often paired with commercial scope.
Walls
Tuckpointing
Swing-stage tuckpointing with Type-S mortar — usually the bulk of the Facade Ordinance repair scope.
WallsBrick repair
Spalled, broken or displaced brick replaced and toothed in around lintel and parapet work.
RestorationMasonry restoration
Conservation-grade approach for landmark commercial buildings — matched material and documentation.
Free estimate
Get a commercial scope within 48 hours.
Pre-walk with the crew lead, engineer coordination if needed, written scope with the city paperwork plan included.