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Author: Mark Ainely | Partner GC Realty & Development & Co-Host Straight Up Chicago Investor Podcast
Chicago porches are easy to overlook until they become a problem.
For many small multifamily investors, especially anyone buying a two-flat, three-flat, or six-unit building in Chicago, the rear porch can become one of the biggest surprise expenses in the deal. It may look fine from the alley, but small warning signs like slanting, weak stair stringers, bad drainage, rusted connections, or old columns can point to a much larger repair or full replacement.
In this Straight Up Tuesday Tip, Tom Shallcross and Mark Ainley sit down with Frank Knight, also known as Mr. Porch, to talk through the basics of porch inspections, repairs, replacement costs, permits, structural reports, wood versus steel, and what investors should look for before buying a building.
Frank explains why catch basins and downspouts matter, why staircases are a common risk point, when a porch repair may only be temporary, and why getting a porch expert involved during the inspection period can save investors from a major surprise later.
For Chicago landlords, this episode is a clear reminder: do not wait until after closing to understand what is happening with the back porch.
Questions We Answer in This Episode
Q: What is the main warning sign on an older Chicago porch?
A: If the porch is slanting away from the building, Frank says one of the first things to check is the catch basin or a bad downspout. Water can wash out soil over time and cause the porch foundation to sink slowly.
Q: Why does the catch basin matter so much?
A: A collapsed or neglected catch basin can create water runoff and soil erosion near the porch footing. That can lead to settlement, concrete cracking, and porch movement over time.
Q: What part of the porch does Frank focus on first?
A: Frank looks at the lookouts to make sure the porch is still attached to the wall, then focuses heavily on the stairs because that is where many accidents happen.
Q: Are stair stringers a common repair issue?
A: Yes. Frank says bad stair stringers are one of the key items he checks, and he often looks to double up stringers and secure the staircase to make the porch safer.
Q: Do small porch repairs require permits in Chicago?
A: Frank explains that anything structural generally requires a permit, but older porches can get complicated because a permit and inspection may trigger broader compliance issues.
Q: Why should investors bring in a porch expert before buying?
A: Frank recommends getting a porch estimate during the inspection period because porch repairs or replacements can be expensive. If a discount or credit is possible, the best time to negotiate is before closing.
Q: What are signs that an older porch may need replacement?
A: Double-notched columns, older railings, low rail heights, balusters on the wrong side, sinking, poor connections, and other outdated conditions can all indicate that replacement may be needed.
Q: How long does a wood porch usually last?
A: Frank says the life expectancy of a porch is about 20 years. On older porches, he recommends avoiding cosmetic spending unless there is an immediate safety concern.
Q: Should landlords stain a wood porch?
A: For newer porches, yes. Frank says staining can help protect wood from sun and UV damage. For older porches near the end of their life, spending thousands on staining may not make sense.
Q: Is steel better than wood for porches?
A: Steel is usually more expensive, often about double the cost, and it does not automatically last forever. Frank warns that lower-grade steel and diamond plate can rust, and he prefers subway-grade flooring and steps for steel porches.
Show Notes
00:18 Frank Knight, Mr. Porch, returns after appearing on episode 73
00:30 What new investors should look for on an older Chicago wood porch
00:56 Catch basins, downspouts, soil erosion, and why porches start to sink
01:25 Lookouts, wall connections, stairs, and the most common safety concerns
02:16 Porch repairs, permits, field inspections, and older porch compliance issues
03:49 Warning signs that a porch may need repair or replacement
04:18 Why investors should get a porch estimate during the inspection period
05:52 Catch basins, concrete cracks, and drainage problems around porch footings
06:36 New porch code changes and continuous handrails in Chicago
10:05 Wood versus steel porch pricing, rust issues, and better steel applications
Takeaways for Chicago Property Managers and Landlords
- Older Chicago porches should be reviewed before closing, not after.
- A slanted porch may point to drainage, catch basin, downspout, or soil erosion issues.
- Staircases are one of the biggest safety areas on a porch.
- Bad stair stringers should not be ignored.
- Anything structural can raise permit and inspection questions.
- A porch expert can help identify whether the issue is a small repair, temporary stabilization, or full replacement.
- Investors should negotiate porch issues during the inspection period whenever possible.
- Older porches may not be worth staining if they are already near the end of their useful life.
- Newer wood porches can benefit from staining and UV protection.
- Steel porches can still rust, especially when lower-grade material or diamond plate is used.
Guest Name: Frank Knight
Guest Company: Mr. Porch
Guest Email: frank@mrporch.com
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Dear Investor,
If you are an investor in either the city or suburbs of Chicago, I would love to speak with you about how we can help you on your real estate journey. At GC Realty & Development LLC, we help hundreds of Chicagoland real estate owners and brokers each year manage their assets with both full service property management and tenant placement services.
We understand that every investor’s goals are unique, and we love learning about each client’s individual needs. If there is an opportunity to help you buy back your time by managing your rental property or finding quality tenants, please check us out.
Best Investing,
Founder, Partner, Podcast Co-Host, and Investor
