The Building Department (847-223-2032), located in the Village Hall, issues permits for any building or property changes including fencing, decks, patios, sheds, paving, etc. Consult the Building Department before making any interior or exterior changes to your property. Applications are available during normal Village Hall hours or click here. The Building Official does not need to be present to obtain an application. If you are having a contractor doing the work, they will also need to fill out an application, provide a certificate of insurance naming the Village of Hainesville and a copy of either another municipality’s current contractor license OR $20.
Message From Russ Kraly, Building Official
Welcome to the Village of Hainesville. Being a new resident, I know you’ll have a lot of questions concerning when and what kind of permits you’ll need to do any improvements to your home. This memo and attachments will help you plan your projects according to the Village Codes and Ordinances, and let you know when you’ll need permits.
Remember if you have a project planned and it’s not covered here, do not assume you don’t need permits, please call and ask. I cannot cover everything in this memo, I’m just highlighting the most commonly built projects.
The basic Codes and Ordinances the Village uses are as follows:
- 2006 ICC International Building Code
- 1995 CABO One and Two Family Dwelling Code
- 2005 The National Electric Code
- 2006 The ICC International Mechanical Code
- 2000 The National Fire Protection Associations Life Safety Code
- Current Addition The Illinois State Plumbing Code
- Current Addition The Illinois State Accessibility Code
- 2006 The ICC International Property Maintenance Code
In addition to these codes, the Village has passed Ordinances regulating the construction and placement of fences, decks, patios, sheds, swimming pools and hot tubs. If you are finishing your basement, adding a fireplace, re-shingling your roof, putting on new siding, widening your driveway, installing air conditioning, adding a bathroom, re-modeling your kitchen, you need permits.
Some of you also live in areas where you have a Homeowners Association which regulates what you can and cannot do. Usually you have to get approval from this Association before you can begin a project. Contact them first and make sure what you are planning is not in violation of the covenants of your area.
Just because the Village may issue a permit does not mean you can automatically violate your covenants! We do not regulate or have any legal responsibilities over your Homeowners Organization or covenants that they are enforcing.
To apply for a permit, you’ll need the following items:
- A completed permit application. Permit applications are available at the Village Hall.
- Two sets of construction drawings showing what materials and how you plan to build your projects.
- Three sets of construction drawings are needed for commercial projects.
- A copy of your plat of survey showing the location of the project on your property with all the measurements.
Submit ALL these items at ONCE to the Building and Zoning Department (if one of these items is missing your permit application will be returned to you) for review and approval. When you pick up your permit you will need a check (made out to “The Village of Hainesville”) or cash. If there is a problem with your project, we will call you to setup a meeting so we can discuss what you’d like to build and how you can do it and still meet all the Codes and Ordinances.
Do not come in and submit your application for a project and tell me the contractor is coming to your house tomorrow to start! I need time to review the application and plans, usually a week during the slow season and two to three weeks during the construction season. If we do the review process correctly, your project should go that much smoother in the end. Remember, our job is to help you improve your property safely within the Codes and Ordinances and make sure that your neighbors will be happy to see the improvements you are doing. In the end, everything you do has an effect on everyone else in the Village.
I don’t expect the residents to know all the codes and ordinances. It’s my job to help you if you are having trouble with something on your prject. I do expect the contractors you hire to know and understand the codes, their expertise is part of what you are paying for. If you have any question about what your contractor is telling you, please call and ask me. I will let you know what you should be looking for and what should be done. In working with contractors, remember to get references and never pay for a project up front! A small down-payment should be all that’s needed to begin and make sure you have everything you are paying for described in a contract. If you do not, it’s just your word against theirs as to what you were paying for!
If you are selling your house or changing tenants in your rental unit, you need to have an Occupancy Inspection done before closing or moving in the new tenants. If you pass inspection, I will issue a “Ceritficate of Occupancy” which you will take to your closing; it tells the Lender and Buyer that your house meets Life/Safety Codes and all projects were done with the correct permits issued. About thirty (30) days before you’re ready to close on your house, call the office (847-223-2032) and set up an appointment to inspect your property. The cost for this inspection is $40.00. Additional inspections are $40.00 each. I will be checking that you have permits for all projects; there is no debris or garbage around or in the house; doors are hung, no holes in drywall; railings are on the stairs; all switches and receptacles have covers; no open electrical boxes anywhere; floors are covered and smoke and carbon monoxide alarms are working.
If you have already completed a project (like one of the items mentioned above) without getting a permit, you are in violation. Come in and pickup a permit, attach a drawing and pictures showing what you have done and the materials you have used and a copy of your survey. You will only be charged the regular cost of the project at this time, no fines, no hassles. If I catch you, there will be a fine of double the price of the permit plus a $50.00 violation fee. If you have any questions if a project you have completed needed a permit or not, please call.
At the Village Hall there is some information that will help you design your projects so they meet the requirements and codes. If you are adding a pool or hot tub, we have a separate handout covering those two items.
I hope this handout gives you some idea of what the Village expects from its residents when undertaking a new project. My job is to make sure all projects are completed to the Village Codes and Ordinances, but also to help you in any way I can so you can enjoy your homes and all that the Village offers its residents.
Thank you,
Russell Kraly
Building Official
Phone Number: (847)223-2032
Occupancy Permits
The Village of Hainesville requires that a certificate of occupancy be obtained for ALL structures – commercial, industrial, and single family homes. A certificate of occupancy is required for rental property whenever there is a new occupant and when you are selling your home. An inspection by the building department is required. The cost for this inspection is $40.00 due payable at the time of the inspection.
Call before you dig!
State law requires anyone digging anywhere to call J.U.L.I.E. (Joint Utilities Location Information and Excavators) for underground utility locations. The new FCC designated national N-11 number for J.U.L.I.E. is 811. Calls are received 24 hours a day, 7 days a week. A 48 hour notice must be provided before J.U.L.I.E. will complete the utility locates. The J.U.L.I.E. operator will advise the caller of when the locates will be completed. This is a free service.
Affordable Housing Corporation
Please call Affordable Housing (847-263-7478) for low interest Loans and Rehab Assistance. Available for single family residents only.
Income Limits Apply:
- 1 Person = $42,200
- 2 Person = $48,250
- 3 Person = $54,250
- 4 Person = $60,300
- 5 Person = $65,100
- 6 Person = $69,950
- 7 Person = $74,750
- 8 Person = $79,600
Common Building Department Questions
When do I need a Building Permit and how can I apply for one?
The Building Department (847-223-2032), located in the Village Hall, issues permits for any building or property changes including fencing, decks, patios, sheds, paving, etc. Consult the Building Department before making any interior or exterior changes to your property. Applications are available during normal village hall hours or click here. Building Official does not need to be present.
What is an Occupancy Permit and when do I need one?
The Village of Hainesville requires that a certificate of occupancy be obtained for ALL structures— commercial, industrial and single family homes. The certificate of occupancy confirms that the property meets all life safety codes. A certificate of occupancy is required for rental property whenever there is a new occupant and when you are selling your home. An inspection by the building department is required. The cost for this inspection is $40.00 payable at the time of the inspection. Inspections are done on Mondays at 7:00 a.m. Please call the Village Hall at 847-223-2032 to set up your inspection.
