Thinking about updating your Lake Forest home? Whether you are refreshing a bathroom or planning a new deck, the biggest early question is simple: do you need a permit? Getting this right helps you avoid delays, surprise costs, and headaches at closing.
You want to do the job once and do it right. That starts with knowing when permits are required, who to call, how long approvals take, and which inspections to expect. In this guide, you will get a clear checklist and an easy path to start your project with confidence.
Let’s dive in.
Do you need a permit?
Most structural changes and system work require a permit in Lake Forest. Minor cosmetic updates often do not. When in doubt, call the Village of Lake Forest Building and Zoning Department before you begin.
Projects that typically need permits:
- Additions, structural changes, garages, and covered porches
- New decks, major porch work, and elevated platforms
- Kitchen and bath remodels with plumbing, electrical, or structural changes
- Electrical service upgrades, new circuits, generators, and most solar systems
- Plumbing and HVAC installs or relocations, water heaters in some cases
- Full roof replacements and significant siding projects
- Fences and retaining walls over local height thresholds
- Pools and spas, plus required safety barriers and related electrical work
- Sheds or accessory buildings above size thresholds
- Driveway widening, curb cuts, or work in the public right-of-way
- Grading, drainage, and erosion control that alter runoff
- Tree removal or work subject to tree protection rules
Work that often does not need a permit:
- Interior painting, flooring, and similar cosmetic updates
- Cabinet replacement without moving plumbing, electrical, or walls
Energy code note: Many renovations must meet Illinois energy code standards. You may need insulation, window, or HVAC documentation during plan review or at final inspection.
Who to contact in Lake Forest
Start local, then confirm any county or special reviews based on your property and scope.
- Village of Lake Forest Building and Zoning Department: Your first call for building, electrical, plumbing, mechanical, fence, deck, pool, and zoning questions. Ask about setbacks, lot coverage, and whether your home is in a historic district or subject to tree protection.
- Historic preservation or architectural review: If your home is in a designated historic area or subject to design guidelines, expect review before permits are issued.
- Lake County Health Department: For properties with private septic systems or wells.
- Lake County stormwater management or public works: For grading, drainage, or soil disturbance that affects runoff.
- Utility providers: For electric service changes, new meters, generators, and solar interconnections.
- Homeowners association: Many neighborhoods have separate design-review steps and covenants.
How the permit process works
Here is the typical path from idea to final sign-off.
Step 1: Pre-check with the Village
Explain your scope and address. Confirm permit types, zoning limits, and whether historic or tree review applies. Ask about current review times for projects like yours.
Step 2: Prepare documents
Gather a current plat of survey or site plan, scaled plans and elevations, construction details, contractor license and insurance proof, and product specs. Include energy code documentation for insulation, windows, or HVAC if needed.
Step 3: Submit your application
Submit in person or via the Village’s permitting portal if available. Confirm fees, escrow, or bond requirements before you pay.
Step 4: Plan review
Village staff check building codes, zoning, and energy code compliance. If required, historic or design review and tree protection review happen before issuance.
Step 5: Permit issuance
Once approved and fees are paid, you receive the permit. Post it onsite as directed.
Step 6: Inspections
Schedule inspections as you reach each milestone. Common stages include footing, foundation, rough framing, rough mechanicals, insulation, and finals.
Step 7: Final sign-off
For major work and additions, you receive final approval when all inspections pass. For new occupancy, a Certificate of Occupancy may apply.
Timelines and inspections
Plan conservatively. Actual timing depends on scope, completeness, and board reviews.
Typical ranges:
- Small permits, like roofing or water heaters: same day to a few business days when documentation is complete
- Moderate projects, like decks or a full kitchen remodel: roughly 1 to 4 weeks for plan review and issuance
- Large or complex projects, like major additions or work needing variances or historic review: several weeks to several months
- County-level permits for septic or stormwater: often add several weeks
Common inspection milestones:
- Footings or underground plumbing before backfill
- Foundation and rough framing
- Rough electrical, plumbing, and mechanical before insulation
- Insulation and air-sealing for energy code
- Final inspections for all systems
- Utility inspections for solar or generator interconnections
Frequent causes of delay:
- Incomplete plans, missing surveys, or lack of engineered details
- Projects triggering zoning variances or historic/design review
- Protected trees or required mitigation plans
- Setback conflicts, easements, or floodplain restrictions
- Contractor licensing or insurance not current
- Unpermitted existing conditions found during demolition
Tips to avoid delays:
- Start the permit conversation early, before you hire or buy materials
- Hire licensed contractors familiar with Lake Forest requirements
- Obtain a recent plat of survey and confirm utilities and easements
- Coordinate HOA approvals with your municipal application
Project-by-project guide
Use this quick overview to plan your scope, submittals, and inspection steps.
Additions and new structures
- Triggers: New footprint, structural components, new foundation
- Documents: Plat of survey with setbacks and lot coverage, building plans, structural details
- Inspections: Footings, foundation, framing, finals
Decks and porches
- Triggers: Elevated platforms, attachment to the house, size thresholds
- Documents: Site plan with distances to property lines, construction and ledger details
- Inspections: Footings/piers, framing, final
Interior remodels (kitchen and bath)
- Triggers: Moving or adding plumbing, structural changes, new bedrooms
- Documents: Floor plans showing plumbing and electrical changes, mechanical plans as needed
- Inspections: Rough plumbing and electrical, insulation and air-sealing, final
Electrical work
- Triggers: Service upgrades, new circuits, solar PV, standby generators
- Documents: Electrical diagrams, equipment specs, utility interconnection for solar
- Inspections: Rough if applicable, final, plus utility inspection for interconnections
Plumbing and mechanical
- Triggers: New fixtures, relocated lines, new HVAC equipment, gas piping
- Documents: Plumbing and mechanical diagrams, appliance specs
- Inspections: Rough and final plumbing/mechanical
Roofing and siding
- Triggers: Full roof replacement or large-area reroofing; certain exterior work
- Documents: Contractor license and insurance
- Inspections: Final or as required
Fences and retaining walls
- Triggers: Height above local limits, proximity to lines and utilities
- Documents: Site plan showing location and height
- Inspections: Final verification as required
Pools and spas
- Triggers: In-ground and above-ground pools and spas
- Documents: Site plan, barrier and fencing details, electrical plans for pumps
- Inspections: Structural, barrier compliance, electrical
Sheds and accessory buildings
- Triggers: Size thresholds and foundation type
- Documents: Site plan with setbacks, construction plans for larger structures
- Inspections: Foundation and final as required
Solar panels and renewable energy
- Triggers: Roof or ground-mounted panels, inverters, utility interconnection
- Documents: Electrical permit application, structural attachment details, utility interconnection
- Inspections: Electrical final and often structural
Driveways and right-of-way
- Triggers: Driveway widening, new aprons, curb cuts, parkway work
- Documents: Detailed site plan, public works approval
- Inspections: Final public works inspection
Special situations to watch
Some properties need extra steps. Plan for added time and documentation.
- Historic or design review: Review boards may require design changes before permits are issued
- Tree protection: Significant or specimen trees can trigger permits, protection zones, or replacement plantings
- Floodplain limits: FEMA flood zones can restrict work or add elevation requirements
- Prior unpermitted work: You may need retroactive permits, inspections, and corrections
Quick checklist for sellers and buyers
Use this before you start and you will reduce surprises.
Immediate actions
- Call Lake Forest Building and Zoning to confirm permit needs for your scope
- Get a current plat of survey and locate easements, utilities, and setbacks
- Ask if your address is in a historic district or subject to tree protections
- If on septic or well, contact the Lake County Health Department
- Confirm HOA design review steps and timing
- Verify your contractor is licensed, insured, and experienced with local permits
Documents to gather
- Plat of survey or site plan with existing and proposed changes
- Scaled floor plans and elevations for additions or structural work
- Engineered calculations if required
- Contractor license and insurance certificate
- Product specs for major equipment: furnace, AC, water heater, solar, panels
- Energy code documents for insulation, windows, and HVAC
Scheduling and timing
- Cosmetic prep before listing often does not require permits, but always confirm
- For kitchens, baths, roofs, or decks, start permits several weeks ahead of your target timeline
- For post-closing renovations, check for open permits and start applications early
- For variances or historic review, plan for several extra weeks to months and attend hearings
Compliance and resale
- Unpermitted work can delay a sale or refinance and may require corrections
- Failing to permit can lead to fines, stop-work orders, and issues with insurance or future resale
- Keep copies of approved plans, inspection results, and final sign-offs for your records
If you want a quick sanity check on your scope and timeline, reach out. As your local advocate, I am happy to help you plan a smooth renovation, especially if you are prepping to sell or renovating right after closing. Connect with Jennifer Haug to talk through your next steps.
FAQs
Do I need a permit for a Lake Forest kitchen remodel?
- If you are moving or adding plumbing, changing electrical, or altering structure, you typically need permits; cosmetic-only updates often do not, but confirm with the Village first.
How long do deck permits take in Lake Forest?
- With complete plans, many decks fall in the 1 to 4 week range for review and issuance; larger or more complex designs can take longer.
Who handles septic permits for Lake Forest homes?
- The Lake County Health Department manages septic and well permits for properties not on municipal systems.
What inspections will my Lake Forest addition need?
- Expect footing, foundation, framing, rough MEPs, insulation, and final inspections; energy code items are checked before final.
What if a previous owner did work without a permit?
- The Village may require retroactive permits, inspections, and corrections; address this early to avoid fines or closing delays.
