Remodeling Construction Guidelines


  1. REMODELING PLANS – The Management Office must review all remodeling plans before any work can begin; depending on the nature of remodeling, the Board of Directors may also need to review and/or approve. Work cannot begin without full compliance of the Declaration and By-laws of the Association being fulfilled prior to the start date. This includes, submission of plans, permits, and all certificate of insurance documents.
  2. CERTIFICATE OF INSURANCE– Contractors and sub-contractors working for individual owners are required to submit a copy of their Certificate of Insurance PRIOR to commencing work. The Certificate of Insurance must list the following as additional insured:
    1. Legal Unit Owner(s) {with Unit Number}
    2. 345 Fullerton Parkway Condominium Association
    3. Board of Directors, 345 Fullerton Parkway Condominium Association
    4. Community Specialists, as Managing Agent
  3. PERMITS – All City of Chicago Permits for construction must be submitted to the Association.
  4. INSPECTION OF WORK – All work may be subject to inspection by management. The Association’s Board reserves the right to stop or cause to delay any work which has not been approved or which deviates from the approved plans. The Association’s architectural representative may provide a construction report outlining at which points construction must be inspected before construction may continue.
  5. WORK IN ACCORDANCE WITH PLANS – All work is to be performed in strict accordance with the final plans submitted to and approved by management. If changes to the approved plans are to be made, management must be notified immediately and plans resubmitted for approval before construction can commence or continue.


  1. QUESTIONS – Do not hesitate to contact management with any questions pertaining to any construction work. We will be glad to assist.
  2. TYPICAL UNIT FLOOR PLANS  are available online under “The Building” and then “Floor Plans” or upon request from the Management Office.
  3. WORK HOURS are from 9:00 AM to 5:00 PM, Monday through Friday. No evenings, weekends or holidays without permission from the Board of Directors.
  4. PARKING PRIVILEGES –  Front driveway parking is not permitted for stays over a maximum of 30 minutes. All contractors must check in with the Doorman each day before parking their vehicle. Parking is available in the Valet Garage at the hourly parking rates. Oversized vans will be allowed to park in the front area and pay the going hourly rate for parking. Only one (1) construction company vehicle per unit is permitted. Residents are encouraged to purchase discount coupons for their contractors to keep their parking costs to a minimum. Residents should pre-purchase these coupons from the Garage Manager.
  5. CONTACT INFORMATION – We will need cellphone numbers of all workers in case we need to contact them during the day.
  6. ELEVATOR SCHEDULE – 345 does not have a freight elevator. Therefore the elevator must be taken out of service and padded for each scheduled move. All elevator time must be scheduled in advance with the Management Office. PLEASE NOTE: Scheduled Moves-In/Out have priority use of elevators. Non-scheduled deliveries will be turned away.
  7. COMMON AREA – PADDED ELEVATORS – Use only padded elevators for construction use. Tradesmen are NOT allowed on the “passenger” (non-padded) elevators at any time.
  8. SPEED CARTS – Speed Carts are available for transporting items throughout the complex. Please see the Doorman for this request.
  9. HALLWAY PROTECTION – Drop cloths and/or other protection must be placed in the common area hallway to protect the carpet.
  10. WORKING IN COMMON AREA – Contractors MAY NOT perform any dust producing activities (sawing wood or tile) in the hallway. 345 has smoke detectors in each hallway and any dust can activate the fire alarm system. If the alarm system is activated, the FIRE DEPARTMENT IS AUTOMATICALLY DISPATCHED.
  11. CONSTRUCTION DEBRIS REMOVAL – Contractors are responsible for removing all construction debris from the premises. NO CONSTRUCTION DEBRIS IS TO BE PUT DOWN THE TRASH CHUTE OR IN THE BUILDING’S DUMPSTERS. Transporting of all materials or debris must take place through the padded freight elevator only and must be scheduled.
  12. FIRE PROTECTION – A smoke detector and front door closure must be installed upon completion of construction to be in compliance with City Fire Codes. Any walls built between two different residential units must have a Sound Transmission Class (STC) of 50 or greater and a 2-hour fire rating.
  13. VENTILATION SYSTEM – No tampering with the common area ventilation system is allowed. All new installations of kitchen and bathroom vents must be self-venting and not connected to the main system.
  14. CABLE RISER LINES – In accordance with the 345 Fullerton Parkway Condominium Declaration and By-Laws, you will need to ask for special pre-approval from the Board of Directors to relocate any Cable Riser Lines.
  15. TELEPHONE RISER LINES – In accordance with the 345 Fullerton Parkway Condominium Declaration and By-Laws, you will need to ask for special pre-approval from the Board of Directors to relocate any Telephone Riser Lines.
  16. WATER RISER SHUTDOWN – Water Riser Shutdowns must be scheduled through the Management Office. They are typically scheduled on Tuesdays or Thursdays. Please allow a minimum of one (1) week advance notice.
  17. SHUT-OFF VALVES – Replacement Shut-Off Valves must be made of metal, not plastic. New shut-off valves must be installed on the supply pipes for the installation of any new faucets, dishwashers, or icemakers. This is in addition to the building’s shut-off valves at each location.
  18. CHECK VALVES – Check Valves must be installed on the supply pipes wherever both hot and cold water are being supplied to a fixture or appliance, such as a single-handled faucet, where the check valve would prevent water from flowing through the faucet if the water pressures on the hot and cold side are not equal.
  20. PVC PIPE – Using PVC pipe is AGAINST CURRENT CITY CODE. All drain pipes must be made of CHROME.
  21. TYPES OF FAUCETS TO AVOID – If you plan to replace any faucets in your unit, please be forewarned of faucets with many internal screens (usually of foreign manufacture). Sediments in the hot water lines will stir up whenever the water is re-established, which will clog these types of faucets and leave the resident with no water pressure. The Association is not responsible for low pressure with these types of faucets.
  22. HEATING – AIR CONDITIONING UNITS – It is recommended that you have all HVAC filters and coils cleaned after any construction project. Contact management for this service. When installing or refinishing FLOORING, you must follow all provisions contained in this guideline. DO NOT OPERATE the HVAC Unit if you are creating a lot of dust. It will burn out the motor.
  23. FRONT DOOR THRESHOLD – All common area thresholds must remain the same throughout the complex.
  24. CORING/CHANNELING – Coring or channeling into the floor or ceiling or drilling the concrete slab is not permitted.
  25. SMOKING – No Smoking in any common areas.
  26. RULES – Rules are only common courtesies to others who live in this complex. We ask for your cooperation in abiding by them.

FLOOR COVERINGS (From 345 Fullerton Parkway Rules & Regulations)

1. INSTALLATION REQUIREMENT FOR ALL HARD SURFACED FLOORS SUCH AS WOOD, CERAMIC OR STONE – One-quarter inch thick sheet cork is to be adhered to the concrete. If a nailed hardwood floor is to be installed, one or two layers of plywood are to be adhered to the cork without fasteners penetrating the cork, and then the wood flooring should be nailed to the plywood. Ceramic or stone tiles and certain wood floors can be adhered directly to the cork. Provide a ¼” space along the walls filled with a compressible material so that sound is not transmitted to the wall studs. Baseboard molding can be installed over the compressible material to hide it.

If an owner/resident wishes to use some material other than ¼” thick cork, then they must provide test data from INDEPENDENT laboratories showing that the approximate proposed ASSEMBLY meets the following condition:

An Impact Insulation Class (IIC) of 50 or greater using the following two (2) test procedures:

      • ASTM E492, Standard Test Method for Laboratory Measurement of Impact Sound Transmission through Floor-Ceiling Assemblies using the Tapping Machine. 1997 Annual Book of ASTM Standards, Vol. 04.06, pp. 780–787.
      • And ASTM E989, Standard Classification for Determination of Impact Insulation Class (IIC). 1997 Annual Book of ASTM Standards, Vol. 04.06, pp. 851–853.

Note that the assembly in question MUST be the same as the proposed installation. For example the test data CANNOT be for an assembly including a drop ceiling with fiberglass bat above the ceiling if those are not what are installed below the slab. FYI Vinyl tile or sheet goods on bare concrete have an IIC of only 37 and should not be installed that way.

Installation of any flooring within a unit which does not comply with the specifications is prohibited. Furthermore, the Board may from time to time amend these regulations.

2. WOOD FLOOR INSTALLATIONS – The Association recommends that you install tile along the window walls of your unit. This will assist in keeping water from penetrating through the window system, which could warp your wooden flooring. Prior to the installation of the tile floor sections, a good bead of caulk should be applied along the window wall floor edge to help eliminate a possibility of water penetration under your wooden flooring.

3. WATER INFILTRATION – DISCLOSURE – 345 Fullerton Parkway Condominium Association is located approximately half a mile from Lake Michigan. Although we are lucky to have unobstructed views of the lake and the city, the building is exposed to all weather elements coming from the lake and across the plains. Chicago experiences many kinds of weather conditions throughout the year, including violent storms with heavy rains and very high winds, and rain may infiltrate through the sliding glass windows into a unit.

You should be aware that, should this happen, the Condominium Association is not responsible for repairs to interior walls, ceilings, or flooring. Details of Association and Owner Responsibilities can be found in the Declaration of Condominium Ownership, dated 12-31-92, with specific reference to Section 4.5, titled Maintenance, Repairs and Replacements.

Have any questions?  Please do not hesitate to contact the 345 Management Office to assist you in this process.

BY MARK PEARLSTEIN, Esq. July 6, 2008
Reprinted by permission of the Chicago Tribune
Q: I live in a large condo complex. The board is trying to pass a resolution that prohibits hardwood floors based on a feud
between a board member and the owner above her. Can the board come into my home and tell me I cannot have certain flooring? What are the rights of owners concerning the inside of our homes?
A: The board can adopt rules and regulations consistent with the provisions of the declaration and by-laws. Most declarations contain a section entitled “use and occupancy restrictions.” These restrictions include a provision that residents shall not engage in conduct that annoys others.
The board can adopt a rule that prevents wood floors from becoming a nuisance. Though the board cannot prohibit the flooring, it may adopt regulations or provide in the declaration that owners may install wood flooring only with a sound-absorbent under layer. The directors can specify the thickness and type of material that will minimize noise from flooring surfaces.


Before a unit owner may make any major alterations in his/her unit, the following requirements must be met:

  1. Owners must obtain authorization for major plumbing, electrical, or structural alterations by submitting their final plans to the Association’s Consulting Engineers for study, recommendation and subsequent monitoring of the work in progress, if any. Call the Management Office to set up such a meeting. The engineers’ recommendation will be submitted to the Board of Directors, who will act upon them at its next scheduled meeting. All fees incurred will be at the expense of the owner.
  2. The Board of Directors shall review specific plans and requests for in-unit alterations. The Management Office will arrange for the owner to meet with the Board at its next scheduled meeting. All required documents must be submitted to the Management Office before the meeting. The owner’s contractor may attend. Following the meeting, the Board will complete a form recommending or not recommending the request; or the Board may refer the owner to the Association’s Consulting Engineers.
  3. Before any work can begin, the authorized representative of the Board and the owner must sign a license agreement and an Amendment to the Declaration if one is necessary.
  4. Alterations that will not affect Common Element facilities may be made after submitting a written description of the proposed alteration to the Board of Directors for review. All plumbing and electrical work must be done by plumbers and electricians licensed in the City of Chicago. Proof of license must be submitted by the owner or his/her agent to the Management Office prior to the commencement of any work.
  5. All contractors working in units must provide the Management Office with a Certificate of Insurance with coverage specified by Management. The Certificate must name the unit owner, the Association, its Managing Agent, its Directors and its employees as additionally insured. The Board must approve the type, amount of coverage, and companies providing this coverage.
  6. If proposed alterations will affect Common Element facilities by requiring the interruption of services (such as water, sewer, electricity, ventilation at the source outside the unit) or affect the structure of the Common Elements, the owner is required to submit, through the consulting engineers, all documents (i.e., plans and specifications prepared by an architect or structural engineer registered in the State of Illinois) for the Board of Directors’ approval, at least sixty days prior to the scheduled start of construction. Documents shall show in detail the proposed alterations. The unit owner is responsible for expenses connected with the shut-down and reinstallation of service(s). The shut-down period must take place between 9:00 AM and 1:00 PM, Tuesdays or Thursdays. The documents described in items C and D herein shall be submitted to the City of Chicago Department of Buildings for a Building Permit, with a copy to Management, before construction begins. Periodically, and upon completion of the alterations, the owner shall submit to inspection of the unit by a representative of the Association’s consulting engineers.
  7. Work in units by contractors is limited to Mondays through Fridays, and may not start before 9:00 AM or continue past 5:00 PM.
  8. The Board of Directors may assess a fee or fine for failure to comply with any of these requirements by the owner of the unit.
  9. All common elements must be protected from dirt and damage during construction and while moving materials. All common elements must be restored to a clean condition on a daily basis. Any common area not cleaned on a daily basis will result in a fine assessed to the unit owner.

Please complete the “Acknowledgement and Construction Contact Information Form” prior to the start of your project.  Thank you!

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