Chicago homes
every renovation
& insured
One team for your whole-home renovation
From a cosmetic refresh to a full-gut rehab that strips a house down to the studs and rebuilds it right, Bofran Builders plans and manages whole-house renovations across Chicago and the North Shore. Design, permits, demolition, structural work, systems and finishes — one licensed general contractor, one accountable team, one schedule.
A whole-home renovation built around how you actually live
"Remodeling" can mean new paint and countertops. It can also mean a full-gut rehab — stripping a house to the studs and rebuilding the electrical, plumbing, HVAC, insulation and layout from scratch. Most Chicago homeowners land somewhere in between, and the right scope depends on what's actually behind your walls, not just what's tired on the surface.
As your Chicago general contractor, we manage the whole project: design, permits, demolition, structural and layout changes, all-new systems where needed, and every finish. One team means no gaps between the framer, the electrician and the painter — and no arguing about whose fault a delay is. Not sure whether you need a refresh or a full gut rehab? Try the is-it-time checker below, or run the numbers in our renovation cost calculator. For general renovation planning, see the Chicago home renovation guide.
- Design-build under one roof — architect, engineer and GC coordinated for you
- We pull and manage every Chicago renovation and gut-rehab permit
- In-house framing crew for structural and layout changes
- Licensed trade partners for electrical, plumbing and HVAC — coordinated, not juggled
- Transparent, itemized pricing — no surprise change orders
- Backed by a 5-year warranty and a 30-day post-project check-in
Every kind of whole-home renovation
"Gut rehab," "whole-house remodel," and "full-scope renovation" all describe points on the same spectrum. Tap through the scopes below to see what each involves, what it typically costs, and how long it takes — then run your own numbers in the calculator. Renovating just one room? See our kitchen remodeling or basement remodeling pages instead.
Full Gut Rehab
We strip the home to the studs and subfloor and rebuild everything at once — electrical, plumbing, HVAC, insulation, drywall, and the layout itself where it makes sense. Opening every wall a single time is almost always cheaper than fixing each system on its own timeline over the years.
- All-new electrical, plumbing & HVAC systems
- Structural and layout changes handled in-house
- The most thorough way to modernize an older Chicago home
Whole-House Remodel
Most or all rooms get new finishes, fixtures and some layout changes, while the structure, and often the systems, stay largely as they are. This is the most common scope for homes where the bones are sound but the kitchen, baths and living spaces all need work at the same time.
- New kitchen, baths and living spaces in one coordinated project
- Selective layout changes where they add real value
- Faster and lower-cost than a full gut rehab
Cosmetic Whole-Home Refresh
New paint, flooring, lighting, hardware and fixtures throughout the house — no layout changes, no systems work. This is the right scope when the house works fine but looks and feels dated, and it's the fastest, lowest-cost way to update a whole home at once.
- Paint, flooring, lighting & fixtures house-wide
- No structural or systems work required
- Lowest cost-per-sq-ft way to refresh a whole home
Open-Concept & Layout Reconfiguration
Removing walls between a kitchen, dining and living room is one of the highest-impact changes you can make to an older Chicago home — but it's structural work. We identify which walls are load-bearing, engineer the beam or header needed, and tie the new opening cleanly into the existing framing. Before removing any wall yourself, read our guide to the six most common house framing mistakes.
- Load-bearing wall removal, engineered beams & headers
- Often paired with a whole-house remodel or gut rehab
- In-house framing crew handles the structural side
Historic & Vintage Home Renovation
Chicago's bungalows, greystones and older two-flats often have balloon framing, true-dimension lumber, plaster walls and character details that a generic rehab crew flattens out. We renovate these homes to modern code and comfort while keeping the trim, floors and proportions that made you buy the house in the first place.
- Balloon-framed & true-dimension-lumber homes
- Systems brought to code without losing period details
- Matches existing trim, floors & millwork where kept
Investment Property & Rental Rehab
Landlords and investors need a rehab that hits code, holds up to tenants, and turns around fast — not a showpiece. We scope these projects around durability and timeline, and coordinate closely with your lender or property manager. If your project involves fire, water or storm damage, see our restoration & insurance rebuild work as well.
- Durable, code-compliant finishes built for tenant turnover
- Scoped and scheduled around lender and closing timelines
- One point of contact for owners managing multiple units
Whole-Home Systems Modernization
Sometimes the house looks fine but the electrical panel, galvanized plumbing, or 20-year-old furnace need to go. We can modernize systems house-wide without a full cosmetic gut rehab — opening only what's needed to run new lines and equipment, then patching and repainting behind us.
- Full electrical rewire & panel upgrade
- Plumbing repipe from galvanized or lead lines
- HVAC replacement & whole-house insulation upgrade
Is it time for a gut rehab?
Check anything that's true about your home. This isn't an inspection — it's a quick way to see whether you're likely looking at a cosmetic refresh, a whole-house remodel, or full gut-rehab territory.
Cosmetic refresh territory
With none of these checked, paint, flooring, fixtures and updated finishes will likely get your home where you want it — no need to open the walls.
Get a free assessmentNot a substitute for an in-person walkthrough — every home is different.
Whole-home renovation cost calculator
Get an instant, Chicago-specific ballpark for your renovation. Choose your scope, set the square footage, pick a finish level, and add full systems replacement if you need it — your estimated cost range updates in real time.
Estimates are planning ranges based on 2025–2026 Chicago-area pricing and your inputs — actual cost depends on design, existing conditions, materials, permits ($500–$5,000) and finish selections. For a firm, itemized number, request a free on-site assessment.
What a whole-home renovation actually costs in Chicago
Most Chicago whole-home renovations run $40 to $320 per square foot — the scope you choose moves that number more than almost anything else. Here's how it breaks down by scope, by project size, and by system if you're only replacing what's behind the walls.
Cost per square foot by scope
| Renovation scope | Cost / sq ft |
|---|---|
| Cosmetic whole-home refresh | $40–$80 |
| Investment property rehab | $80–$180 |
| Whole-house remodel | $90–$160 |
| Basement remodeling (see page) | $70–$155 |
| Full gut rehab | $150–$250 |
| Historic / vintage restoration | $175–$320 |
| Kitchen remodeling (see page) | $325–$600 |
By project size
| Size & scope | Typical total |
|---|---|
| 1,500 sq ft remodel | $135K–$240K |
| 2,200 sq ft full gut rehab | $330K–$550K |
| 3,000 sq ft historic restoration | $525K–$960K |
| 1,800 sq ft cosmetic refresh | $72K–$144K |
Systems replacement (whole house)
| System | Typical cost |
|---|---|
| Electrical panel + full rewire | $12K–$25K |
| Plumbing repipe | $10K–$20K |
| HVAC system replacement | $8K–$18K |
| Whole-house insulation upgrade | $6K–$15K |
Cost drivers to keep in mind: structural or layout changes, Chicago permits ($500–$5,000), how many systems need full replacement, and finish level. Planning insulation as part of the work? Our framing team's guide to framing and insulation R-values in Chicago covers what goes in the walls.
Two tools to plan before you build
Download these free resources to organize your renovation before you ever pick up the phone — no email required.
Whole-Home Renovation Planning Checklist
A phase-by-phase checklist covering budget reality, vetting a contractor, permits, living through construction, and the final walkthrough — the same order we walk clients through.
Download the checklistGut Rehab Budget Worksheet
An editable spreadsheet that splits your renovation budget by room and by system — kitchen, baths, electrical, plumbing, HVAC, flooring and contingency — and totals it automatically as you fill it in.
Download the worksheetA renovation is an investment, not just an expense
A well-planned whole-home renovation typically recoups 40–60% of its cost in added value — less predictable than a straight addition, because the range depends heavily on how much of the work is "invisible" (new systems, insulation) versus finishes buyers see immediately. The highest-return moves are usually kitchen and bath updates, opening up a cramped layout, and fixing anything a home inspector would flag.
Just as important: a full gut rehab replaces every major system on the same timeline, instead of you facing a new roof, then a new furnace, then new plumbing every few years on a house that was never renovated all at once.
Four clear phases from assessment to move-in
No mystery, no runaround. You always know what's done, what's next, and who's handling it. Timeline varies by scope — a cosmetic refresh moves through these phases in weeks, a full gut rehab in months.
Assessment & design
A free on-site walkthrough, an honest read on your scope, and a design and itemized estimate before anything is signed.
- Walkthrough & scope assessment
- Design & itemized estimate
- Scope & budget range
- Must-haves vs. nice-to-haves
Permits & selections
We file every Chicago permit and drawing while you lock in cabinetry, fixtures and finishes with our guidance.
- Permit filing & drawings
- Trade & material scheduling
- Finish & fixture selections
- Final layout sign-off
Demo & rough-in
Demolition, structural changes, and new electrical, plumbing and HVAC rough-in — the most disruptive phase, planned around your living situation.
- Demo, framing & systems rough-in
- Inspections at each stage
- Stay in place or relocate
- Any late-stage changes (may affect schedule)
Finishes & walkthrough
Insulation, drywall, flooring, cabinetry and trim go in, followed by a final walkthrough, a 30-day check-in, and your 5-year warranty.
- Finish carpentry & punch list
- Final walkthrough & warranty
- Move-in timing
- Any post-project touch-ups
A Chicago renovation contractor that keeps it simple
We're a family-owned business that's been building and renovating in Chicago since 1999. Here's what you get when the owner is on your job.
Licensed & insured
A licensed and insured Chicago general contractor, so your renovation meets local code and your investment is protected from demo day to final walkthrough.
One team, whole house
No juggling a separate contractor per room. One general contractor manages the framer, electrician, plumber, HVAC tech and finish crew on a single schedule.
Clear communication
Direct owner involvement and frequent updates. You'll always know what's happening on your renovation and what comes next — no chasing.
Permits handled
We manage every permit, drawing and inspection so your renovation is fully Chicago-code-compliant — and you never set foot in a permit office.
Transparent pricing
Itemized estimates and clear change-order rules before demo starts — so a full gut rehab doesn't come with surprise invoices.
Protects what's original
When you're keeping trim, floors or millwork, we match and protect it — a renovation that feels intentional, not like it was done by three different crews.
Whole-home renovations across Chicago & the suburbs
Bofran Builders renovates homes for owners across Chicago and nearby suburbs — from city bungalows and greystones to suburban ranches and colonials. We know the permit quirks, demolition rules and architectural styles of each community, and we scope every gut rehab around the house that's actually there.
Don't see your neighborhood? Get in touch — we likely serve your area too.
Chicago Neighborhoods
- Lincoln Park
- Lakeview
- Wicker Park
- West Loop
- Bucktown
- Logan Square
- And more
Nearby Suburbs
- Glenview
- Evanston
- Oak Park
- Park Ridge
- Northbrook
- Highland Park
- And more
Built to last — and backed in writing
- 5-year warranty on all whole-home renovation work, in writing
- 30-day post-project check-in to make sure everything is perfect
- Priority support if you ever need a repair
- Ongoing maintenance advice to protect your investment
What our clients say
"Our architect recommended Bofran Builders and we couldn't be happier. Frank and his team worked with us throughout building our new home, making excellent suggestions. Built on schedule despite permit obstacles — and more affordable than other contractors. The craftsmanship is phenomenal."
"The deck and staircase construction on a residential building was completed fast, under budget and with high quality. Even the city inspector was impressed with the workmanship."
"They did a great job replacing both support beams on our rooftop pergola — a tricky job with heavy materials in a tight space. I appreciated the attention to detail matching the existing accents and the timeliness to finish."
Whole-home renovation FAQs
A remodel updates finishes and some layout while keeping most of what's behind the walls in place. A full gut rehab strips a house down to the studs and subfloor — electrical, plumbing, HVAC, insulation, drywall, and often the layout itself — and rebuilds it as one coordinated project. If your systems are original or your layout no longer works, a gut rehab is usually cheaper in the long run than remodeling room by room over several years.
Most Chicago whole-home renovations run $40 to $320 per square foot depending on scope. A cosmetic refresh is typically $40–$80/sq ft, a whole-house remodel $90–$160/sq ft, a full gut rehab $150–$250/sq ft, and a historic or high-end restoration $175–$320/sq ft. A 2,200 sq ft full gut rehab usually lands between $330,000 and $550,000. Try our cost calculator for a range tailored to your project.
A cosmetic refresh can finish in 4–10 weeks. A whole-house remodel typically takes 3–6 months, and a full gut rehab runs 4–8 months from demo to final walkthrough. Historic homes and larger properties can take 5–10 months. We break every renovation into four phases — assessment and design, permits and selections, demo and rough-in, and finishes — so you always know where the project stands.
For a cosmetic refresh or a partial whole-house remodel, most homeowners stay in place while we seal off active areas. A full gut rehab that touches every room, the electrical panel, and the plumbing stack usually requires moving out for the demo and rough-in phases, then you can often move back for finishes. We'll walk your home and lay out exactly what staying versus moving out would look like for your specific scope.
Yes. Chicago requires permits for electrical, plumbing, HVAC, structural and most gut-rehab work, and fees typically range from $500 to $5,000 depending on scope. As your general contractor, we handle every permit application, drawing and inspection so the project stays on track and fully up to code. Read more about why permits matter.
It depends on your foundation, your lot, and how much of the existing structure is worth keeping. If the foundation, framing and roofline are sound, a full gut rehab is almost always less expensive than a teardown and keeps you on the same lot and tax base. If the structure has serious issues or you want a very different footprint, a teardown-rebuild can make more sense — or see our custom home builders page. We'll give you an honest read on which route fits your specific house during a free assessment.
A full gut rehab typically includes demolition down to the studs and subfloor, structural and layout changes, all-new electrical and panel, all-new plumbing supply and drain lines, a new or updated HVAC system, insulation, drywall, and finishes throughout — flooring, trim, cabinetry, fixtures and paint. Because everything is opened up at once, it's the most efficient way to modernize an older home's systems.
Yes. If you're only renovating one room, our dedicated kitchen remodeling and basement remodeling pages go deeper on those specific projects, cost ranges and layouts. This page covers renovations that touch multiple rooms, whole floors, or the whole house at once. Adding square footage instead of reworking what you have? See home additions.
Call us at (773) 969-9097, fill out our online form, or email bofranbuilders@gmail.com. We'll schedule a free, no-obligation on-site assessment, walk your home together, and follow up with a clear, itemized estimate.
Ready to renovate the whole house?
Tell us about your renovation and we'll reach out within one business day with next steps and a clear, itemized estimate — from a Chicago contractor renovating since 1999.
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