It’s fun to plan your dream home, but before you can start construction, you’ll need to get the right permits and approvals from the HOA. In Chicago’s North Shore, which includes Northbrook, Glenview, Highland Park, and other areas, there are required safety measures. Building permits ensure that your new home follows safety and building codes, which protect your family and your investment. If your lot is in a homeowners association (HOA), the HOA’s architectural committee will look over your plans to make sure they fit in with the rest of the area.
You could be asking yourself, “Why all this paperwork?” In short, permits and HOA sign-offs keep everything in order and of good quality. A building permit permits you to build, and permits city inspectors check to make sure the job is done correctly. The HOA’s approval process also makes sure that home designs are in line with neighborhood standards. Not doing these things could lead to serious problems, such as penalties, stop-work orders, or even having to knock down work that has already done. Let’s go over what you need to know and how to get those approvals without any problems.
When Do You Need a Building Permit?
In cities and suburbs around Chicago, you need a permit for practically any new building or large change. You will usually need a permit if your project modifies the house’s construction or systems. Here are some common situations:
- New construction or additions: Building a brand-new home or adding rooms, decks, porches, or garages all need permits.
- Structural changes: Removing or adding walls, modifying the foundation or roof, and major renovations trigger a permit.
- Mechanical systems: Installing or upgrading HVAC, plumbing, or electrical systems requires separate trade permits.
- Exterior features: New patios, fences, pools, or driveways typically need permits in North Shore towns. For example, Northbrook’s portal lists “Patio Application – … new patio” as a required permit.
- Restorations and repairs: Even fixes after damage (like a roof rebuild after a fire) often require a permit.
Usually, little cosmetic work is not subject to the rules. You usually don’t need a permit for little projects like painting the inside of your house, putting in new flooring, or adding basic fixtures. But if you’re not sure, always ask your local building department.
Types of Permits and Costs
You may need more than one permit for a custom home building. In addition to the primary building permit for the whole project, you could also need supplemental permissions for certain trades or features:
- Electrical, Plumbing, & HVAC Permits: Any new wiring, plumbing lines, or major HVAC installations need their own permits (often pulled during construction).
- Sitework Permits: Grading, drainage, or septic work may require permits.
- Special Permits: Some jobs have their own permits – for example, an elevator, sign, or demolition permit. Hutter Architects notesthat Chicago even has dedicated permits for porches, fences, and signage.
- Permit Exceptions: Some minor work, like replacing existing windows (same size) or low fences under a certain height, might not need approval. Always confirm with the city or village.
Costs: The cost of permits varies by city and the size of the project. For example, in Northbrook, building a new home costs $3.00 per square foot of floor space, plus a $1,000 deposit when you apply. (Other suburbs employ similar formulas or set fees.) Keep in mind that it’s cheaper to pay the standard fee than to forego the permission. Delayed approval can make fees three times as expensive. Getting the permit is a way to prevent paying fines or having to do extra work later.
How to Take Permission for House Construction
Here’s a typical process:
- Prepare your plans. Work with your architect/builder to finalize site plans, floor plans, and details. Include mechanical layouts (HVAC, plumbing, electrical).
- HOA paperwork. If you’re in an HOA, you’ll usually need an Architectural Control Commission (ACC) form or similar. For example, Northbrook requires homeowners to submit an ACC application alongside the building permit application. This is your HOA’s way of reviewing design and materials.
- Submit permit application. File your completed Building Permit Application with the local building department. In Northbrook, that means emailing all documents to [email protected] and paying fees online. Other towns may use online portals or in-person drop-off.
- Pay fees and deposits. Include any deposits (like Northbrook’s $1,000) and per-square-foot fees. Keep copies of everything.
- Review period. The city reviews your application. In Chicago and the suburbs, this often takes about 7–14 business days for a standard project. Simpler plans can be even quicker, especially under express or self-certification programs.
- Respond to comments. The review may come back with questions or required changes. Answer promptly; delays slow you down.
- Permit issuance. Once approved, you’ll receive a permit placard (often digital) to post at the site. At that point, you have official permission to start construction.
Points to remember: apply early, even before clearing or breaking ground. Without the permit, you can’t start building lawfully. And if you need more than one approval, such as for health or zoning, do them in the appropriate order. A smart builder can help keep things moving along.
Permitting Risks: Don’t Skip It
Do you want to get started? Watch out. It’s dangerous to build without the right permit. If you don’t have a permit for a project in Chicago, the building code says you have to halt working right away. Fines can add up quickly, up to $750 a day, and big fines. You might have to tear down walls or an unapproved patio to permit inspectors in. The extra fees for permits that are backdated can be three times the standard amount. In short, cutting corners on permits is a bad idea. To be safe, do the paperwork ahead of time.
Understanding HOAs and HOA Approval
If you live in a community with a Homeowners Association (HOA), you have to get past another gatekeeper. In Chicago suburbs, homeowner associations (HOAs) are groups that make sure the covenants, conditions, and restrictions (CC&Rs) of a subdivision are followed. They usually have an Architectural Review Committee (ARC) or ACC that makes sure all home projects fit in with the community’s design and aesthetic requirements.
You have to follow the rules of your HOA if you bought in one. That means you’ll have to show your designs to the HOA’s board or ARC before you start building. Most of the time, you will need to give:
- A set of building plans (floor plans, elevations, site plan)
- Material samples (siding, roof, exterior finishes)
- Color selections and landscape plans
Why? The board makes sure that your new home fits in with the style and values of the community. Some HOAs, for instance, require certain colors or materials for the outside of the house, a minimum size for the house, or a maximum height. They will also check how far off your lot lines you develop to keep the community feeling open. You have to follow both sets of rules, even if their rules go against city zoning.
This is also true for Northbrook’s own permission information, which says that an “Architectural Control Commission Application” is needed as part of the permit application. The Village even tells you, “If located within an HOA, providean HOA approval letter” when you have your inspection. In practice, that means getting the HOA’s consent before or during the municipal review so you can include the approval letter with your permit application.
Getting HOA Approval
How do you really receive the green light? First, look at how things work in your neighborhood. This information is usually found on the HOA website or in the CC&Rs. Next:
- Early communication. Engage with the HOA early. Discuss your plans informally before submitting. That can catch any red flags and show good faith.
- Complete application. Submit the HOA’s official form and attach the required documentation. As one expert advises: “To obtain HOA approval, you need to submit detailed architectural plans and documentation to the HOA’s architectural review committee”. That means not just drawings, but also material samples and site details.
- Attend review if needed. Some HOAs have meetings where your application is discussed. Be prepared to answer questions or make tweaks.
- Revise if asked. The committee may request changes (colors, materials, landscaping) before approving. Staying flexible and responsive will get you through faster.
- Get the letter. Once approved, the HOA will issue a signed letter or form. Keep this handy for the building department (many codes, like Northbrook’s, explicitly require proof of HOA approval).
How Long Does HOA Approval Take?
There are different timelines. HOAs usually meet once a month or once every three months, so plan beforehand. The HOA evaluation usually takes between 30 and 60 days. It could take longer for complicated bespoke designs. Always check with your HOA board to see what their turnaround time is. Planning is important. Send in your plans well in advance of when you need to start work so that you have time to make any changes.
Building Without HOA Approval: The Patio Example
What if you really want to and skip the HOA? Think about how you would feel if you built a patio in your backyard without alerting the HOA first. That’s a regular “oops” situation. Experts at the HOA say that adding a patio or any other big improvement to the outside of your home without permission can lead to fines. Most of the time, the HOA can fine you and even make you take down the addition. Your home may not sell for as much, and your relationship with your neighbors may get worse. Homeowners could have to pay fines, go to court, or take down the patio themselves at their own cost. In short, you need to acquire permission first, even for renovations to patios, decks, or landscaping.
Tips for Smooth Permits and HOA Approvals
Building a home is exciting, but it can be paperwork-heavy. Here are some friendly tips to keep things on track:
- Hire an experienced builder or architect. A professional who knows all the rules for Chicago and the North Shore can take care of most of the permit applications for you. For instance, they’ll know what Northbrook needs or how to submit to the building department in Evanston or Highland Park. One builder said that hiring professionals “who know HOA rules can help speed up the permitting process.”
- Start early. We can’t stress enough how important it is to get your plans approved by the HOA and get your permits as soon as they are ready. It takes time to evaluate permits and hold HOA meetings. Rushing at the end simply makes things worse.
- Follow local rules. Follow the rules in your community as well. For example, several communities on the North Shore, including Northbrook, only allow construction noise during specified hours (for example, 7 a.m. to 7 p.m. on weekdays, 9 a.m. to 5 p.m. on Saturdays, and no activity on Sundays). If you schedule things after these hours, you can get complaints or fines.
- Be thorough. Delays happen when submissions are not complete. Make sure your drawings are up to date, the measurements are right, and all the documents you need to fill out, including HOA forms, are filled out.
- Communicate with officials. Answer any inquiries the building department has right away. When talking to HOAs, be polite and inquire how long their procedure generally takes and what problems come up often.
- Know the rules. We all have three things to aid us: a free consultation, a beautiful collection of former work, and comprehensive design-build services. Just kidding! That’s what [Your Company] is giving! But seriously, make sure you or your team know the requirements for zoning, building, and the HOA in your area. Not knowing is not an excuse, but having the appropriate information will save you time and money.
You are now officially ready to start digging after getting these approvals. Keep your permit sign up on the property, and call for inspections at the right times, like when the foundation is being built, the framing is being done, the electrical rough-in is being done, and so on. The city (and your HOA, if they do final checks) will want to see that everything is done according to the blueprints.
Building a bespoke home shouldn’t be a pain in the neck with all the paperwork. Getting your custom home building permit and HOA approval can be easy if you plan and have the appropriate team. These steps are the first step on your exciting journey to a new home in the heart of the North Shore.
Are you ready to start? Our staff will give you a free consultation to explain the process, and our online gallery shows homes we’ve helped create on the North Shore. We take care of everything, from getting design permits to getting HOA approval to doing the final inspection. This makes the process of building your unique house straightforward and fun. Get in touch with us to find out about all of our design-build services and start the process of building your new home!
FAQs
It’s the official approval from your local building department to build or renovate a house. It verifies that your plans meet all safety codes and zoning laws. In Chicago’s North Shore, permits ensure your construction is inspected and licensed. You need a building permit for a new custom home or major renovation to avoid fines, delays, or even stop-work orders.
Basically, you apply for a building permit. This involves submitting your architectural plans and paperwork to the city or village. For example, Northbrook requires a Building Permit Application plus an Architectural Control Commission (HOA) Application as part of the packet. You’ll pay fees (in Northbrook, $3.00 per square foot plus a deposit), then wait for the city’s review (usually ~1–2 weeks). Once the permit is issued, you have legal permission to start construction. Hiring a knowledgeable builder or architect can make this process much smoother.
HOA approval means your homeowner’s association has reviewed and signed off on your home design. If you live in an HOA community, you generally must get approval for new homes or significant exterior changes. The HOA’s architectural committee checks that your plans meet neighborhood rules (materials, colors, setbacks, etc.). Only homes in HOA-free areas can skip this – but most planned communities on the North Shore have HOAs, so plan on getting their go-ahead.
It varies, but many associations have a standard review period. Typically, you should expect 30–60 days for HOA architectural approval. Smaller or straightforward projects might be quicker; complex builds could take longer. It depends on the HOA’s meeting schedule and the application completeness. Always ask your HOA board or property manager for their estimated timeline and submit early to avoid delays.
Doing so can cause serious trouble. In most HOAs, unauthorized work, such as adding a new patio, violates the rules. The HOA can fine you or even force you to remove the patio at your expense. It can lead to legal disputes and lower your home’s value. In short, you could end up paying a lot more – financially and in stress – than if you had just waited for approval. Always get HOA sign-off before adding patios, decks, or similar structures.
Generally, any work that changes the structure, utilities, or adds to your home needs a permit. This includes building a new home or addition, re-roofing, installing new plumbing/HVAC/electrical systems, building decks, porches, or pools, and major interior remodels. Simple fixes or cosmetic updates usually don’t. Check with your local building department to be sure. For example, Northbrook’s permit list shows that even a new patio needs a permit.
