Noticing a few familiar silhouettes as you drive through Beverly? If you can quickly tell a bungalow from a Georgian or a split-level, you will tour smarter and make better decisions. You want the right layout, lot feel, and renovation plan before you write an offer. In this guide, you will learn how to spot Beverly’s three common home styles, how the rooms usually flow, what to check during showings, and what to know about updates and permits in Chicago. Let’s dive in.
Why Beverly homes feel unique
Beverly is a mature South Side neighborhood with a mix of late 19th and early 20th century houses alongside mid 20th century homes. You will see older masonry exteriors, tree-lined streets, and blocks that rise and dip because the area sits on a ridge. That variation can influence drainage and the way some lots feel from the street.
Lots can range from standard Chicago widths to wider parcels with deeper setbacks than you find closer to downtown. Many homes have front porches, rear yards, and alleys, with driveways and garages set back or detached. Because so much of the housing stock is older, plan for routine maintenance and verify whether a property sits within a local landmark or conservation area that may limit exterior changes.
Chicago bungalow: what to expect
How to spot it
- 1½ to 2 stories with a low-pitched roof and a raised first floor.
- Brick or stone walls with a broad footprint and, in some cases, a front bay or enclosed sunroom.
- Basement windows near grade that signal a raised basement.
Typical layout flow
- Entry to small vestibule or porch
- Front living room
- Mid-house dining area
- Kitchen at the rear
- Bedrooms on the main level, plus attic storage or half-upper level
- Stairs to a raised basement often finished as a family room, bedroom, or utility area
Lot and exterior traits
- Modest front yard, front porch or sunroom, and a rear yard suitable for gardening or a garage.
- Durable masonry that is great for longevity but adds complexity for structural changes.
What to check on tours
- Plumbing: older lines can be galvanized steel or lead. Note water pressure and the age of the water heater.
- Electrical: verify the service panel type and capacity, and ask about any old knob-and-tube or early cloth-insulated wiring.
- Foundation/basement: look for moisture, efflorescence, cracks, and sump pump history.
- Insulation/windows: original single-pane windows are common. Check attic insulation and drafts.
Renovation notes
- Masonry work like changing window openings or moving load-bearing walls requires a structural engineer and proper permits.
- Finishing the basement can be cost-effective if you address waterproofing, vapor barriers, egress, and HVAC load.
- Kitchen and bath updates at the rear are common. Relocating plumbing through masonry can add cost.
- Many buyers value original trim and built-ins. Budget for restoration if you plan to preserve them.
Typical upgrade priorities
- Electrical panel upgrades and rewiring where needed
- Improved insulation and window restoration or replacement
- Tuckpointing and roof refresh
- Modern HVAC
Georgian homes: what to expect
How to spot it
- Symmetrical facade with a centered front door and balanced multi-pane windows.
- Brick or stone exterior and 2 or more stories with classical proportions.
- Many include a modest portico or decorative door surround.
Typical layout flow
- Center hall entry
- Formal living room on one side, dining room on the other
- Kitchen typically at the rear
- Bedrooms upstairs with an attic above
- Full basement for storage and mechanicals
Lot and exterior traits
- Symmetrical front yards with defined setbacks and formal landscaping on many blocks.
- Detached garages are common.
What to check on tours
- Similar system considerations as bungalows, but larger square footage can mean higher utility load and more extensive mechanical systems.
- Exterior mortar and roof condition on steeper rooflines.
- Original single-pane windows that can be expensive to replace all at once.
- Plaster walls that complicate mechanical rerouting.
Renovation notes
- Opening a center-hall plan requires careful structural planning and can be higher cost due to masonry and load paths.
- Preserving exterior character is often important. Verify any landmark or conservation limits before changing facades, windows, or rooflines.
- Kitchen and bath expansions may involve interior reconfiguration or a rear addition.
Typical upgrade priorities
- Zoned HVAC modernization
- Panel upgrades and rewiring
- Window restoration or historically respectful replacements
- Roof, gutters, and tuckpointing
Split-level homes: what to expect
How to spot it
- Asymmetrical facade with an entry at a mid landing and short stairs going up and down.
- Staggered levels, often three or more, with an attached or integral garage.
- Simpler exterior details and sometimes wood or composite siding.
Typical layout flow
- Entry at a mid landing
- Short flight up to living, dining, and kitchen
- Short flight up to bedrooms and a bathroom
- Short flight down to a family room or den, garage access, and utility area
Lot and exterior traits
- Modest suburban-style lots with driveways to the street and usable rear yards.
What to check on tours
- Age of furnace and air conditioning, original windows, and insulation levels.
- Lower ceilings and narrow stairs that may affect comfort or accessibility.
- Multi-level rooflines with flashing that needs careful inspection.
Renovation notes
- Opening the main living area is often more feasible than in heavy masonry homes, but you may need to reroute ducts and adjust stairs or landings.
- Converting the lower level requires proper egress, adequate ceiling height, and system upgrades.
- Identify siding types early, and plan for safe handling if materials may contain asbestos.
Typical upgrade priorities
- Kitchen refresh and modern finishes
- HVAC replacement
- Window upgrades
- Finishing the lower level with correct egress and ventilation
What to look for at showings
Use this quick checklist to stay focused and flag items for your inspector.
General checks for all homes
- Roof: age, repairs, sagging, and flashing details.
- Exterior: brick, stone, or siding condition, including cracks, spalling, and signs of recent tuckpointing or paint issues.
- Foundation and basement: cracks, water stains, damp smells, sump pump presence and age, and visible insulation in finished areas.
- Windows and doors: single vs double pane, operation, and drafts.
- Electrical: service panel type, fuses vs breakers, capacity, and GFCI protection in kitchens and baths.
- Plumbing: main service material, water heater age and type, visible leaks, and sewer odor or access for scoping.
- HVAC: age, service history, and duct condition. Note zoning in larger homes.
- Insulation and ventilation: attic levels and duct insulation.
- Pests and wood rot: look for damage or infestation signs.
- Egress and safety: bedroom window egress, handrails, smoke and CO detectors.
- Lot and drainage: slope away from the house, downspouts, retaining walls, and any signs of poor drainage.
Style-specific checks
- Bungalow: ask about basement waterproofing and finishing history, examine original trim and built-ins, and inspect brick for tuckpointing needs.
- Georgian: look at decorative lintels and cornices, and note any symmetry shifts that could signal settlement.
- Split-level: evaluate stair and landing safety, HVAC distribution across levels, and the garage-to-living transition for moisture at grade.
Cost drivers to flag early
- Ongoing water intrusion or mold
- Major structural cracks or settlement
- Knob-and-tube wiring or fused panels
- Lead service lines to the house or lead paint in pre-1978 homes
- Potential asbestos in older siding, pipe insulation, or tile
- Historic-district limits that affect design and permitting
Permits, zoning, and historic rules in Chicago
Chicago requires permits for structural changes, additions, many exterior projects, new windows, porches, and major mechanical work. Using licensed contractors and pulling the correct permits helps prevent future issues. For finish-only cosmetic work, verify whether a permit is required if it touches plumbing, electrical, or HVAC.
Some Beverly blocks may fall within landmark or conservation areas or have homes on the National Register. These designations often restrict facade, window, and roof changes. Before designing an exterior update, confirm any status with the appropriate city department and review district guidelines.
Smart due diligence includes asking for the property’s permit history, sewer line history or a sewer scope when needed, and documentation for major work like roof, HVAC, or waterproofing. If you plan a remodel, get early contractor estimates, confirm permitting timelines, and factor in any design review that applies.
Which Beverly style fits your needs
- Bungalow: You want main-level bedrooms, classic character, and the option to expand living space in a raised basement.
- Georgian: You prefer a formal, center-hall layout with bedrooms upstairs and room to grow through a rear addition.
- Split-level: You like defined zones for living and sleeping with short stair runs and an attached or integral garage.
Each style can work well if you align the floor plan with your daily routine and plan updates that respect the structure. Focus on layout flow, system age, and the cost of the first two years of ownership.
Next steps
Touring with a style lens helps you compare apples to apples and budget with confidence. If you want a showing plan organized by bungalows, Georgians, and split-levels, reach out for a focused consult and vendor referrals for inspections and estimates.
Ready to see Beverly homes by style and make a confident choice? Connect with Christina Horne for a buyer consultation and a tailored tour plan.
FAQs
What are the most common home styles in Beverly, Chicago?
- You will see many Chicago bungalows, Georgian Revival homes, and mid century split-levels, each with distinct layouts, exterior materials, and renovation considerations.
How do Chicago bungalow floor plans typically flow?
- Expect a front living room, a mid-house dining area, a rear kitchen, bedrooms on the main level, and a raised basement that often adds bonus living space.
What should I check first in an older Beverly home?
- Start with roof age, masonry condition, foundation and basement moisture, electrical panel type and capacity, plumbing material, and HVAC age and service records.
Can I open walls in a Beverly Georgian to create open concept?
- It is possible, but a center-hall masonry layout usually needs careful structural planning, permits, and potentially higher costs to preserve load paths and exterior character.
Are split-level homes good candidates for updates?
- Yes. Many can support kitchen openings and lower-level upgrades, but check ceiling height, egress, HVAC distribution, and any siding or roofing materials that affect scope and safety.
Do I need permits for window or porch changes in Chicago?
- In many cases yes. Structural alterations, new windows, porch work, and significant mechanical changes typically require permits and licensed contractors. Always verify current rules before starting work.
