73 E Elm
- Building
- Built 1927 · 14 stories · 48 units
- Architect
- McNally & Quinn
- Association
- 73 East Elm Street Condo Assoc · Sudler
- Prepared
- September 2026
This report synthesizes public information to provide insights on building condition and potential deferred maintenance relative to peers.
73 E Elm is a 1927, 48-unit tower with a maintenance profile worth a closer look. It has a facade program on record, a recently completed modernization of elevators and fire-system reports the city has cited as unfiled. The city record shows no recurring habitability complaints.
Compared against 9 Gold Coast prewar elevator buildings of the same age and size, dues are higher while permitted work is lower — ask where the money is going before relying on the reserves.
This building is on the city's prohibited list, which means no short-term rentals are allowed. It is inside the Lakefront Protection District, which puts new construction and exterior changes along the lakefront in front of the Plan Commission. There are no subsidized units on file.
Building condition
Permits since 2006 show $933k of association-scale work, about $19k a unit, less than the comparable buildings in section 3, led by elevators. The city's older permit archive adds masonry or facade work in 2000 and 2004 and window work in 2003. An April 2025 listing describes the building as having updated risers. It is the only mention of building work across twelve listings from 2020 to 2026: none names the January 2025 elevator modernization, the 2011 life-safety remediation, a special assessment or a reserve balance.
Comparable condos
9 Gold Coast prewar elevator buildings built 1916–1937 with 28–75 units: dues from recent listings beside the capital work the city holds permits for. Dues run 33% above the cohort while permitted work runs 57% less: ask where the money is going.
One-bedroom dues at 73 E Elm are 33% above the median of 9 peers, and 2 of those peers leave heat out of dues, which narrows the gap. 73 E Elm's dues also cover tv and cable and internet, which not every peer's do, so the gap overstates the difference in running cost. Permitted capital work per unit since 2006 is 57% less than the cohort median, with 1 major system on permit against a median of 2.
Special assessments mentioned in listing copy or resident reviews: 1200 N Lake Shore, a 2024 listing discloses a $48,000 special assessment covering a new boiler, elevator modernization, a rebuilt lobby and new radiator traps and valves.1
The city's inspection file is the second measure. 1 of 9 peers carry a violation the city opened in the past year, and 5 have been taken to circuit court. The heaviest records are 20 E Cedar (70 violations on file) and The Churchill (42 violations on file, 2 open); 73 E Elm has 17 on file and 0 open, more than three peers and fewer than six.
| Building | Year | Units | Dues | Built for | Permitted work since 2006 / unit | City record |
|---|---|---|---|---|---|---|
| 73 E Elmthis building | 1927 | 48 | $1,650 1-bed1,2,3,4$1.37 a sq ft · heat included | — | $19k a unitelevators | none open17 violations |
| 11200 N Lake ShoreNear North Side | 1916 | 52 | $1,486 1-bed1$1.56 a sq ft · heat included | — | $43k a unitfacade, elevators, roof | none open19 violations · 1 court case |
| 2The AmbassadorNear North Side | 1922 | 38 | $4,174 3-bed2$1.04 a sq ft · heat included | — | $43k a unitfacade, roof | none open2 violations |
| 3The ChurchillNear North Side | 1923 | 63 | $1,437 1-bed2,4,1$1.55 a sq ft · heat included | — | $59k a unitfacade, elevators, roof | 2 open42 violations · 1 court case |
| 4Mayfair ResidencesNear North Side | 1923 | 29 | $3,934 3-bed1,2$1.09 a sq ft · heat included | — | $262k a unitfacade, elevators, roof, electrical | none open10 violations |
| 540 E DelawareNear North Side | 1926 | 75 | $812 1-bed1,2heat not included | — | $37k a unitrisers, elevators | none open26 violations |
| 6219 E Lake ShoreNear North Side | 1926 | 28 | $3,493 3-bed2,4$1.45 a sq ft · heat not included | — | $46k a unitelevators, electrical | none open32 violations |
| 71366 N DearbornNear North Side | 1926 | 40 | $1,040 1-bed1,4,3$1.11 a sq ft · heat included | — | $21k a unitno major permit | none open18 violations · 2 court cases |
| 8222 E ChestnutNear North Side | 1929 | 45 | $2,183 3-bed1,4$0.82 a sq ft · heat included | — | $53k a unitfacade | none open7 violations · 2 court cases |
| 920 E CedarNear North Side | 1937 | 48 | $2,133 2-bed2,1,4$0.88 a sq ft · heat included | — | $86k a unitelevators, facade, mechanical | none open70 violations · 2 court cases |
| Cohort median | $1,239 1-bed$1.10 a sq ft | $46k a unit2 major systems | 19 violations |
- 11200 N Lake Shore. A 2024 listing discloses a $48,000 special assessment covering a new boiler, elevator modernization, a rebuilt lobby and new radiator traps and valves. Elevators $548k in 2023, roof $488k in 2015 and facade $400k in 2009. Electrical service work in 1985, 1998 and 2002, fire-system work in 1993 and elevator work in 1996, from the city's older archive.1
- 2The Ambassador. Parking is deeded here and each space carries its own monthly assessment, so the quoted fees may cover one or more spaces. The Assessor's 67 parcels are 38 residences and 29 parking spaces. Facade $595k in 2012, facade $351k in 2022 and roof $278k in 2021. Fire-system work in 1983, 1995 and 1997, electrical service work in 1990 and plumbing work in 1995 and 2002, from the city's older archive.2
- 3The Churchill. The fee covers electricity and gas as well as heat on four of the five pages that itemize it, and a 2026 listing puts reserves at $2.9 million. Facade $1.2M in 2007, roof $915k in 2008 and elevators $558k in 2014. Electrical service work in 1983 and 1999, elevator work in 1998 and 2000 and window work in 1999, from the city's older archive.2,4,1
- 4Mayfair Residences. One 2024 figure, $4,214, bundles the assessments on two deeded parking spaces; the residential fees alone run about $0.96 to $1.21 a square foot. Exterior repairs & maintenance at existing 20-story… $1.5M in 2009, facade $1.4M in 2009 and facade $878k in 2016. Electrical service work in 1980 and 1995, elevator work in 1987 and 1996 and fire-system work in 1996, from the city's older archive.1,2
- 540 E Delaware. A 2024 listing describes an elevator modernization paid for by the seller at closing, and gives that unit electric heat. Elevators $1.0M in 2023, risers $540k in 2025 and remove sidewalk, install waterproofing, replace sidewalk in… $288k in 2017. Elevator work in 1981 and 1996, fire-system work in 1982 and electrical service work in 1984, from the city's older archive.1,2
- 6219 E Lake Shore. The fee covers parking, which no other peer's does, and excludes heat: a 2024 listing itemizes water, parking, insurance, security, door staff, cable, exterior maintenance and snow removal. Electrical $361k in 2024, elevators $295k in 2024 and elevators $244k in 2019. Elevator work in 1989 and 1998, window work in 1994, 2004 and 2005 and masonry or facade work in 2003, from the city's older archive.2,4
- 71366 N Dearborn. Elevators $242k in 2007, roof $126k in 2021 and risers $50k in 2015. Electrical service work in 1981, 1983 and 2004, elevator work in 1996 and masonry or facade work in 2003 and 2005, from the city's older archive.1,4,3
- 8222 E Chestnut. The fee takes in internet and a fitness room as well as heat, and The Building Group manages the building off-site, Monday through Friday. Facade $953k in 2018, facade $728k in 2014 and facade $310k in 2011. Window work in 1980, electrical service work in 1980 and elevator work in 1997, from the city's older archive.1,4
- 920 E Cedar. Two pages itemize the fee differently - a 2024 listing lists heat and water, a 2025 listing lists neither - while the building page carries heat as an amenity. Elevators $819k in 2021, mechanical $525k in 2019 and facade $490k in 2006. Electrical service work in 1982, 1999 and 2002, elevator work in 1997 and boiler or mechanical work in 1998, from the city's older archive.2,1,4
Lot & reference
The association put the building on the city's Prohibited Buildings List, so no unit can be let short-term: this is a home or a long-term rental, never an Airbnb. The lot is zoned DR-7, downtown residential district, and sits in an Affordable Requirements Ordinance downtown area, where a redevelopment must include affordable units and inside the Lakefront Protection District, which puts exterior work along the lakefront in front of the Plan Commission. It is a transit-served location, 6 minutes on foot from Clark/Division (Red Line), which relaxes parking minimums for any future work. It is outside the FEMA flood hazard area.
Quick questions
Questions to ask your broker or the building’s management (feel free to ).
- Fire systems Annual fire-system reports were cited as not filed on several inspections: are the current sprinkler, standpipe and alarm reports on file with the city?
- Elevators An elevator citation from Aug 2025 still shows open on the city record: can management provide the close-out and the current elevator inspection certificates?
- Facade Masonry work was last permitted in 2010: when is the next tuckpointing cycle due, and is it in the reserve plan?
Also worth asking No listing states the reserve balance. Ask for the reserve study and the current balance through the Section 22.1 disclosure.