01 / Schedule
A date you can underwrite, not a range.
Every bid includes a resource-loaded schedule with named milestones. Your lender, tenants, and broker work from the same calendar we do.
Commercial general contractor · Chicago, IL
Your building, delivered on the date you underwrote.
Northline builds industrial, medical office, and mixed-use projects for owners and developers who can't afford a slipped schedule. Fixed-scope preconstruction, one accountable project lead, and a cost model you can take to your lender.
5-minute application · Projects $2M–$60M · Reviewed by a principal, not a sales rep
- 140+
- Commercial builds delivered
- $1.2B
- Construction value managed
- 96%
- Projects on or ahead of schedule
River North Office · 32 StoriesIn progress
Industrial & LogisticsMedical OfficeMixed-UseCorporate InteriorsRetail & HospitalityDesign-Build
What you're actually buying
You're not buying a building. You're buying certainty on three numbers.
Delivery date, final cost, and how much of your time it takes. Here's how we protect each one.
02 / Cost
A number that holds through closeout.
Open-book GMP pricing built from real subcontractor bids during preconstruction — so the number you approve is the number you pay.
03 / Control
One lead. Every answer, same day.
A single principal-level project executive owns your build from first sketch to certificate of occupancy. No hand-offs, no chasing.
Delivered as GC, CM-at-risk, or design-build — whichever fits your capital stack.
Sound familiar?
If any of these happened on your last project, it cost you real money.
Most overruns aren't bad luck — they're decided in preconstruction. We fix them there, before a shovel hits the ground.
- 01Your last GC's 'final' number grew 18% after you were committed.
- 02You find out about delays from your tenant, not your builder.
- 03Every decision needs three emails and a site visit to get answered.
- 04Change orders show up as a surprise invoice, not a conversation.
- 05Your carry costs are climbing while the punch list never ends.
Why owners choose Northline
22 years. 140 buildings. Zero walked-away jobs.
I spent a decade as an owner's rep watching good projects bleed money because the builder bid low and recovered it in change orders. I started Northline to be the contractor I wished I could have hired.
We take on a limited number of projects each year so a principal is on every one. You'll have my cell number — and I'll answer it.
Price it before we build it
Real sub bids, not allowances
Report it before you ask
Weekly owner report, every Friday
Own it until it's closed
Same lead from bid to C of O
Selected work
Built for owners who measure in days and dollars.
Elk Grove Logistics Hub
Industrial · 184,000 SF
Delivered 3 weeks early
Fulton Market Residences
Mixed-use · 6 stories
GMP held to the dollar
Oak Brook Medical Pavilion
Medical office · 92,000 SF
Occupied on day one
How it works
Four steps. No surprises. You always know what's next.
- 01
Apply
5 minutes
Tell us what you're building, where, and when. A principal reviews every application within 2 business days.
- 02
Fit call
30 minutes
A focused call on scope, budget, and schedule. If we're not the right builder, we'll tell you — and who is.
- 03
Preconstruction
4–8 weeks
Design coordination, real sub bids, and a resource-loaded schedule. You get a GMP you can take to your lender.
- 04
Build & handover
Per schedule
Weekly owner reports, one point of contact, and a closeout package your facilities team will actually use.
Start step 01No cost, no obligation until preconstruction is signed.
Is this a fit?
We say no to most projects so we can say yes properly to yours.
We're a strong fit if
- Commercial, industrial, medical, or mixed-use projects
- Construction budget between $2M and $60M
- Site in Chicago or the surrounding collar counties
- Land secured or under contract, financing in motion
- Groundbreaking target within the next 18 months
We're probably not the right builder for
- Single-family homes or residential remodels
- Projects under $2M in construction cost
- Owners shopping for the lowest number only
- Ideas without a site, budget, or decision-maker
Owner perspective
"Northline's GMP came in higher than one other bid. It was also the only number that didn't move. We opened on the exact date our tenant signed for."
Managing Partner · Midwest industrial developer
FAQ
Straight answers.
We take on a limited number of projects per year so a principal can stay on each one. The application lets us confirm fit before either of us spends time on calls — and means your fit call starts with real answers, not discovery questions.
2 preconstruction slots open for Q1 2027
Tell us what you're building. We'll tell you, honestly, if we're the right team.
Five-minute application. Reviewed by a principal within 2 business days.
Apply for a build slot