What should you check before you buy a condo in a Chicago high-rise? Living in a Chicago high-rise can be wonderful: skyline and lake views, door staff and round-the-clock security, a gym and a roof deck downstairs, and no snow to shovel. The owners who love it most are the ones who looked past the view before they bought. Check where the condo sits inside the building, how the elevators and parking work, whether your dog is welcome, and what the building rules let you do later, because those are the things you live with every day.
One of my clients bought a beautiful condo in a Streeterville high-rise. It was a good building with a great floor plan, and it was completely quiet when they saw it in the middle of the afternoon. Only after they moved in did they learn it sat directly above the building's gym without enough sound insulation. Every morning at 6:00, they woke up to heavy weights hitting the floor.
Most buyers think about the neighbor above them, but what is below you matters just as much, and it is never in the listing. A few simple checks during your showings would have caught it, and this post walks you through each one.
I cover all of this in my video Buying a Chicago High-Rise? Why Your Dream View Might Be a Nightmare. If you would rather watch than read, start there.
Most buyers research the building carefully and spend very little time on where the condo is inside it. Ask what is on the other side of your bedroom wall, what is directly above and below you, and how close you are to the elevators, the trash room, and the amenities.
If the Condo Is Near... | What You Might Notice After You Move In |
|---|---|
The gym | Weights hitting the floor early in the morning |
The party room or outdoor deck | Quiet on a Tuesday afternoon, loud on a Saturday night |
The loading dock | Trucks and deliveries early in the morning |
The garage entrance | The garage door and cars coming and going all day |
The elevators | Doors opening, the elevator bell, and people talking while they wait |
The trash room or chute | Noise from the chute and people walking past your door |
None of these is a reason to walk away on its own, and plenty of owners never notice them. Knowing where the unit sits simply lets you pick the one that fits how you live, and it is often why one condo in a building is a better buy than another at the same price.
Waiting a few minutes for the elevator does not bother anyone on a showing. Once you live there, you wait for it every time you leave for work, walk the dog, carry in groceries, pick up a package, or go to the garage. In a large building, dozens of people may be heading out at the same time in the morning, and when one elevator is out of service, the wait gets longer.
Then there is the freight elevator. In most high-rises, you reserve it for moves and large deliveries, and those are usually allowed only on certain days and hours. If the furniture store wants to deliver your new sofa on Saturday and the building only allows deliveries during the week, the building schedule wins. Ask for the delivery and move-in rules early, and plan around them.
Plenty of Chicago high-rises welcome dogs, and many have a dog run. Picture the routine in January, though: it is dark and 15 degrees, and you wait for the elevator and ride down 30 floors several times a day. A building with an indoor dog run or a pet area close to the elevators makes that much easier, so go see it yourself and find out how well it is kept.
Seeing a dog in the elevator does not mean your dog will be allowed. Buildings can limit the number of pets, set weight or breed rules, allow only pets already living there, or not allow dogs at all.
I had clients who loved their East Lakeview high-rise for six years, then decided to get a dog and learned the building did not allow one. We ended up finding them a home with a backyard. So even if you do not have a dog today, read the pet rules and choose a building that will still fit your life if it changes.
A balcony is on a lot of wish lists, and it is easy to picture morning coffee outside. The higher you go, the windier it gets, and in Chicago there are long stretches of the year when it is too cold or too windy to sit out there. In my experience, most high-rise balconies get used far less than buyers expect, so spend real time outside during the showing and decide how much the balcony is really worth to you.
On higher floors, you can sometimes feel the building move slightly in strong wind, and some condos get hairline cracks in the walls that come back after you patch and paint them. A concrete building is also not completely silent. You probably will not hear normal conversations the way you might in a vintage walk-up, but you can still hear elevators, hallway doors, the trash chute, and a neighbor finishing a conversation outside your door late at night. Ask current owners how the unit feels on a windy day, look closely at the walls, and listen quietly during your second visit.
The view is one of the best parts of high-rise living, so it is worth checking how it works all year. A west-facing condo shows beautifully at 4:00 in the afternoon with a great sunset. In July, that same sun comes through a wall of glass, so ask about cooling costs and plan for good window treatments to protect your floors and furniture.
Look closely at what is outside every window. If your open view depends on a parking lot, an empty lot, or a low building next door, find out whether something taller could go up there. Chicago keeps changing, and a view that faces the lake or a park is much more likely to stay open, which matters most when you are paying extra for it. For a look at which neighborhoods have the most high-rise options, see my post on Chicago's best luxury condo neighborhoods.
"Parking included" in a listing tells you very little. Here is what to ask about each type.
Type of Parking | What to Ask |
|---|---|
Owned | It has its own PIN and property tax bill. Look it up, and go see the actual space. |
Leased | What does it cost each month, is it available now, and is there a waiting list? |
Valet | How far ahead do you have to call, and how long is the wait at busy times? |
You can look up the PIN and taxes for an owned space on the Cook County Property Info site. Always go see the space itself.
I have seen spaces squeezed between a wall and a concrete column that only a small car could use, and spaces several levels down and far from the elevator. If you drive once a week, that may not matter. If you drive every day, a good space close to the elevator is worth asking for.
Building rules protect owners, and they also decide what you can do after you own the condo, so read them before you buy.
Building Rule | Why It Matters |
|---|---|
Pets | Limits on the number of pets, weight or breed rules, or no dogs at all |
Leasing your unit | Caps, waiting lists, minimum lease terms, or a required number of years living there first |
Renovations | Plans, contractor insurance, deposits, approvals, set work hours, and flooring rules |
Moving and deliveries | Freight elevator reservations, and moves or large deliveries only on certain days and hours |
The leasing rules surprise people most. If you get transferred for work, move in with someone, or buy a larger home later, do not assume you can keep the condo and lease it out, because your building may not allow it. Renovation and moving rules matter too: you can close on a Friday and learn the building does not allow weekend moves or the freight elevator is already booked. Before you buy, read the rules along with the budget and reserves, and see my posts on Chicago condo HOA fees, special assessments, and why some condos cannot get a regular loan.
Some high-rises are very social, with gatherings and events for owners. Others are quieter, and the same East Lakeview clients lived in theirs for six years without meeting their next-door neighbor. Some people love that privacy. If community matters to you, ask current owners or the building manager what it is like, and look for a building that matches what you want.
A high-rise can be a wonderful place to live, and many people love the views, the amenities, and the round-the-clock security. The key is to picture your normal day there, from how often you drive to whether you will really use the balcony, so the building you choose fits that day. If you are moving here from another state, my Chicago relocation page explains how I help buyers see the right buildings in a short visit.
I have lived in Chicago for 27 years and helped people buy and sell homes here for more than 24, with more than 300 closed transactions and more than 190 five-star reviews you can read on my testimonials page. I know which questions to ask about a building before you fall for the view. Learn more on my Chicago condo specialist page.
For many people, yes. You get skyline and lake views, door staff and security, amenities like a gym and roof deck, and no outside maintenance or snow to shovel. The owners who are happiest checked where the unit sits in the building, how parking and the elevators work, and the building rules before they bought.
What is directly above, below, and next to the unit. A condo can be silent at 2:00 on a Tuesday afternoon and very different on a Saturday night if it sits above the gym, party room, loading dock, or garage entrance.
Often, yes, but it depends on the building. Some limit the number of pets or set weight or breed rules, some allow only pets already living there, and some do not allow dogs at all. Read the pet rules before you write an offer, even if you do not have a dog yet.
On higher floors, you can sometimes feel the building move slightly in strong wind, and some condos get hairline wall cracks that come back after they are patched. It is worth asking current owners and looking closely at the walls during a showing.
Sometimes. A space can be owned, with its own PIN and property tax bill, leased from the building for a monthly fee, sometimes with a waiting list, or handled by valet. Always find out which one it is and go see the actual space.
Not always. Many buildings have leasing caps, waiting lists, minimum lease terms, or rules that require you to live in the condo for a set number of years first. Read the leasing rules before you buy.
Visit more than once at different times, listen quietly inside the unit, find out what surrounds it in the building, look at what is outside every window, see the parking and dog run in person, and read the building rules before you write an offer.
If you are buying, start with my free Chicago Buyer's Course. You can also schedule a complimentary and confidential consultation, or call or text me directly at 773.719.0989. If you are selling a high-rise condo, start with a free home value review.
Dee Savic is a Chicago Realtor® with Baird & Warner, working out of 4553 N. Lincoln Ave. She helps buyers, sellers, and relocation clients across Chicago, including Lakeview, Lincoln Park, Lincoln Square, Ravenswood, North Center, Roscoe Village, Andersonville, Uptown, Bucktown, Wicker Park, and the Gold Coast.
Dee Savic
Realtor® | Baird & Warner
4553 N. Lincoln Ave, Chicago, IL 60625
773.719.0989
[email protected]
deesavic.com
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I'm Dee Savic, your trusted Chicago real estate expert, and I'm here to guide you through your relocation journey. Discover why Chicago is the perfect city for you; from its diverse neighborhoods to its cultural vibrancy, Chicago offers an unmatched urban experience. Together, we'll find a community and home that fits your lifestyle and aspirations.
