Columbia Terrace
- Building
- Built 1923 · 3 stories · 30 units
- Prepared
- September 2026
This report synthesizes public information to provide insights on building condition and potential deferred maintenance relative to peers.
Columbia Terrace is a 1923, 30-unit three-story walk-up with a healthy maintenance profile. It has a facade program on record. The city record shows no recurring habitability complaints.
Compared against 10 Rogers Park courtyard buildings of the same age and size, dues sit near the median while permitted work runs well above it — an association that has been reinvesting without charging more for it; check the reserve balance in the Section 22.1 disclosure against that spending.
It is zoned RT-4, with no overlay that constrains redevelopment of the surrounding lots. There are no subsidized units on file.
Building condition
Permits since 2006 show $335k of association-scale work, about $11k a unit, more than the comparable buildings in section 3. The city's older permit archive adds plumbing work in 2001 and electrical service work in 2004. Listing copy describes a 2005 gut rehab of the whole building; a November 2025 listing cites reserves over $100,000 and no special assessments.
Comparable condos
10 Rogers Park courtyard buildings built 1917–1926 with 20–56 units: dues from recent listings beside the capital work the city holds permits for. Dues run in line with the cohort while permitted work runs 142% more than the median: an association that has put money into the building without charging more for it; the 22.1 shows whether reserves paid for it.
Dues per square foot at Columbia Terrace are in line with the median of 10 peers. Permitted capital work per unit since 2006 is 142% more than the cohort median.
Reserves cited on a 2025 listing come to about $3k a unit. The current figure is in the association's Section 22.1 disclosure, the document package a seller must provide.1
The city's inspection file is the second measure. 1 of 10 peers carry a violation the city opened in the past year, and 5 have been taken to circuit court. The heaviest records are 1701 W Wallen (41 violations on file) and 1633 W Farwell (9 violations on file); Columbia Terrace has 0 on file and 0 open, fewer than any peer.
| Building | Year | Units | Dues | Built for | Permitted work since 2006 / unit | City record |
|---|---|---|---|---|---|---|
| Columbia Terracethis building | 1923 | 30 | $291 2-bed1,2,3$0.34 a sq ft · heat not included | — | $11k a unitno major permit | none open0 violations |
| 11615 W WallenRogers Park | 1917 | 24 | $296 2-bed1heat not included | — | $7k a unitno major permit | none open2 violations |
| 21617 W North ShoreRogers Park | 1918 | 30 | $336 2-bed1,3$0.25 a sq ft · heat not included | — | $3k a unitno major permit | none open2 violations |
| 31633 W FarwellRogers Park | 1920 | 39 | $266 2-bed4,1$0.22 a sq ft · heat not included | — | $748 a unitno major permit | none open9 violations · 2 court cases |
| 4Pratt Boulevard PlaceRogers Park | 1922 | 56 | $251 2-bed3,5heat not included | — | $4k a unitno major permit | 4 open6 violations · 1 court case |
| 51618 W ColumbiaRogers Park | 1923 | 28 | $318 2-bed4,1$0.29 a sq ft · heat not included | — | $1k a unitno major permit | none open0 violations |
| 61641 W LuntRogers Park | 1923 | 24 | $307 2-bed1heat not included | — | $3k a unitno major permit | none open2 violations |
| 71701 W WallenRogers Park | 1924 | 31 | $358 1-bed1$0.45 a sq ft · heat included | — | $5k a unitno major permit | none open41 violations · 2 court cases |
| 81627 W ColumbiaRogers Park | 1925 | 20 | $262 2-bed1,4$0.32 a sq ft · heat not included | — | $10k a unitno major permit | none open5 violations · 1 court case |
| 91415 W FarwellRogers Park | 1925 | 46 | $477 2-bed1,4$0.52 a sq ft · heat included | — | $6k a unitno major permit | none open3 violations |
| 101635 W PrattRogers Park | 1926 | 39 | $370 3-bed1$0.39 a sq ft · heat not included | — | $12k a unitfacade | none open2 violations · 1 court case |
| Cohort median | $0.32 a sq ft | $5k a unit0 major systems | 2.5 violations |
- 11615 W Wallen. Facade $75k in 2006. Porch work in 2005, from the city's older archive.1
- 21617 W North Shore. Facade $90k in 2023.1,3
- 31633 W Farwell. Masonry or facade work in 2003 and porch work in 2003, from the city's older archive.4,1
- 4Pratt Boulevard Place. Facade $88k in 2014 and facade $66k in 2007.3,5
- 51618 W Columbia. Porch work in 2005 and roof work in 2005, from the city's older archive.4,1
- 61641 W Lunt. Plumbing work in 1998, roof work in 2004 and masonry or facade work in 2005, from the city's older archive.1
- 71701 W Wallen. Porches $118k in 2018. Porch work in 1993 and plumbing work in 2004, from the city's older archive.1
- 81627 W Columbia. Porches $67k in 2007 and facade $58k in 2023. Porch work in 1999 and plumbing work in 2004, from the city's older archive.1,4
- 91415 W Farwell. Roof $138k in 2009. Plumbing work in 1999, 2001 and 2002, from the city's older archive.1,4
- 101635 W Pratt. Facade $344k in 2023, facade $70k in 2024 and facade $56k in 2014. Porch work in 2004 and roof work in 2005, from the city's older archive.1
Lot & reference
The lot is zoned RT-4, residential two-flat, townhouse and multi-unit district, and sits in an Affordable Requirements Ordinance community preservation area, where a redevelopment must include affordable units. It is a transit-served location, 8 minutes on foot from Rogers Park (Metra), 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 ).
- Roof The Aug 2025 roof job ($144k) is the largest permit on the building's record: was it paid from reserves or a special assessment, and what does the reserve study show after it?
- Reserves A 2025 listing cited reserves of about $100k, $3k a unit: what does the current 22.1 show, and is there a reserve study behind it?
- Facade Masonry work was last permitted in 2018: when is the next tuckpointing cycle due, and is it in the reserve plan?