Building & Zoning

The Building Official 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. We DO NOT issue over the counter permits. The permit takes approximately 7 to 10 days to be issued. 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.

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Contractors License Application

Building Permit Application  Email to roseannstark@hainesville.org (Permits generally take 7 to 10 days to process. We DO NOT issue over the counter permits)

Message from the Building Department

Welcome to the Village of Hainesville. Being a new resident, we know you’ll have a lot of questions concerning when and what kind of permits you will need to do any improvements to your home.  This memo and its 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 is not covered here, do not assume you don’t need permits.  Please call and ask.  We cannot cover everything in this memo.  We are only highlighting the most commonly built projects.

The basic Codes and Ordinances the Village uses are as follows:

■The ICC International Building Code 2012 – As Amended
■The ICC International Residential Code 2012 – As Amended
■The National Electric Code 2011 – As Amended
■The ICC International Mechanical Code 2012 -As Amended
■The ICC International Fuel Gas Code 2012 -As Amended
■The ICC International Swimming Pool and Spa Code 2012 -As Amended
■The ICC International Fire Code 2012 – As Amended
■The Illinois State Plumbing Code – Current Addition
■The Illinois State Accessibility Code – Current Addition
■2006 The ICC International Property Maintenance Code

These were adopted on March 24th, 2015 at our Regular Board Meeting.

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 or 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 will need the following items:

■A completed permit application. Permit applications are available at the Village Hall or on our website.
■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 for review and approval or email to roseannstark@hainesville.org .  If one of these items is missing your permit application will be returned to you!  When you pick up your permit, you will need a check (made payable 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 us the contractor is coming to your house tomorrow to start!  The Building Department will need time to review the application and plans, usually 7 to 10 days 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.

We do not expect the residents to know all the codes and ordinances. It is the responsibility of the Building Department to help you if you are having trouble with something on your project. 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 the village hall and ask us. The Building Department 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.  Make sure you have everything you are paying for described in a contract.  If you do not, it is just your word against theirs as to what you were paying for!

If you are selling your house or townhome or changing tenants, you need to have an Occupancy Inspection done before closing or moving in the new tenants. If you pass inspection, the Building Department will issue a “Certificate 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 are ready to close on your house, call the office    (847-223-2032).  The cost for this inspection is $50.00 and they are done on Monday, Tuesday and Wednesday mornings.  Additional inspections are $50.00 each.  The Building Department will be checking that you have permits for all projects.  There should be no debris or garbage around or in the house.  All doors should be hung, no holes in drywall, railings are on the stairs.  All switches and receptacles should have covers.  There should be no open electrical boxes anywhere.  All floors should be covered and smoke and carbon monoxide alarms are working. LOOK AT THE OCCUPANCY INSPECTION CHECKLIST ON OUR HOME PAGE BANNER.

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 pick up 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, and no hassles. If the Building Department catches 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.

We hope this handout gives you some idea of what the Village expects from its residents when undertaking a new project. It is the job of the Building Department to make sure all projects are completed to the Village Codes and Ordinances, but also to help you in any way we can so you can enjoy your homes and all that the Village offers its residents.

Thank you,

Building Department

Occupancy Permits

The Village of Hainesville requires that a certificate of occupancy be obtained for ALL structures – commercial, industrial, townhomes 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 the inspection is $50.00 due payable BEFORE the inspection takes place. Please call the Village Hall to set up the inspection. LOOK AT THE OCCUPANCY INSPECTION CHECKLIST ON OUR HOME PAGE BANNER.

If you are purchasing a distressed property that needs repairs, a “Certificate for Rehabilitation” can be issued. This will allow you to close on the property and make the required repairs before you occupy the structure. Some of the needed repairs may require building permits. Check with our office before starting any work.  Once the repairs are completed, a reinspection must be scheduled and a Certificate of Occupancy issued. At that time you will be allowed to move in.

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.

 

Common Building Department Questions

When do I need a Building Permit and how can I apply for one?

The Building Official issues permits for any building or property changes including fencing, decks, patios, sheds, paving, new furnace, water heater, air conditioner etc. Call the Village Hall before making any interior or exterior changes to your property. Applications are available during normal village hall hours or click here.

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 and town 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 $50.00 payable BEFORE the inspection takes place.  Please call the Village Hall at 847-223-2032 to set up your inspection. LOOK AT THE OCCUPANCY INSPECTION CHECKLIST ON OUR HOME PAGE BANNER.