Selling your Northbrook home soon? One of the easiest ways to avoid last‑minute delays is to make sure every building permit tied to your property is closed. Buyers, lenders, title companies, and insurers pay attention to permit status, and open permits can raise questions you do not want to answer at the closing table. In this guide, you will learn why permits matter, how to check your status with the Village, and the steps to close out anything that is still open. Let’s dive in.
Why open permits matter in Northbrook
Open or unfinalized permits can slow a sale, lead to renegotiations, or cause a buyer to cancel if their lender or contract requires resolution. Industry guidance notes that title companies often flag permit issues but typically will not remove them unless the contract makes it the seller’s job to do so. You should not assume a title company will take care of it for you. See how closing agents handle these items in this title and closing FAQ.
Standard title insurance does not usually cover municipal code violations or the costs to fix unpermitted work. You cannot rely on a policy to solve permit problems. For context, review the title insurance limitations explained here.
Unpermitted structural, electrical, plumbing, or HVAC work can also create insurance complications. Insurers may investigate and can limit or deny claims if damage ties back to unpermitted or unsafe work. Learn more from this overview of insurance and unpermitted work.
Illinois law also requires you to disclose known material defects and property conditions before signing a contract and to update if things change. That often includes knowledge of unpermitted work or active permits. Review the state’s Residential Real Property Disclosure Act.
How to check your permit status
Start with the Village of Northbrook’s Development & Planning Services team. They are the authority on your address.
- Call the Permit Coordinator Desk at 847-664-4050 to request your permit history and current status.
- Review the Village’s Building Inspections page for inspection requirements and scheduling.
- Look up recent activity in the Village’s Issued Permit Reports, which are updated weekly.
- Ask your title company if they will run a municipal permit search as part of closing. Practices vary, so confirm early. For common title practices, see this title company FAQ.
- Cross‑check broader records using the Cook County Assessor’s public permits dataset. The Village record is still the authority.
How to clear an open or after‑the‑fact permit
Step 1: Get your exact permit list
Request the Village’s permit record for your address, including permit numbers, remaining inspections, and any fees due. The Village’s Building Permits hub links to the forms and contacts you need.
Step 2: Confirm if work was permitted
If work was done without a permit, you will likely apply for an after‑the‑fact permit. Be ready to submit plans and contractor information. Northbrook provides checklists for single‑family projects on the Single‑Family Residence Permits page.
Step 3: Hire licensed contractors
Northbrook requires licensed or registered contractors for many trades. Using licensed pros reduces rework and helps pass inspections. Review contractor requirements on Village Licenses and Permits.
Step 4: Schedule inspections and fix items
Follow Village procedures to schedule inspections. Northbrook recommends at least 48 hours notice. Have approved plans on site and be ready for possible re‑inspections. Find details on the Building Inspections page.
Step 5: Pay fees and any fines
Costs vary by scope. You may see application deposits, plan review fees, re‑inspection fees, and fines for unpermitted work. The Village shows fee structures for some project types, including examples on the new single‑family construction fees page. Always confirm your specific fees with the Village.
Step 6: Obtain final approval
Collect proof of final inspection sign‑off and any certificate the Village issues for your project. Keep digital copies for the buyer, lender, and title company.
Timeline and cost factors to expect
- Scheduling: Northbrook asks for at least 48 hours notice to book inspections. If your project needs corrections, plan for re‑inspection cycles that add time. See the inspection procedures.
- Duration: If only a final inspection is needed and you pass, closure can be days to a couple of weeks. After‑the‑fact permits or complex fixes can take weeks to months.
- Cost drivers: Application and plan review fees, contractor labor to bring work to code, re‑inspection fees, fines for unpermitted work, and any engineering or plan revisions.
- Common culprits: Roofs, electrical service upgrades, HVAC replacements, major kitchen or bath remodels, additions, decks, and garage conversions often trigger permits and inspections and are frequently flagged during sales.
Title, lender, and closing impacts
- Title and contract: Unless your contract requires you to close permits, the title company usually will not do it for you. You can negotiate who handles permit closure or agree to escrow funds until the Village signs off. See typical practices in this title and closing FAQ.
- Lender requirements: Some lenders, and FHA or VA appraisals, may require repairs or permit resolution if safety or soundness issues are noted. FHA guidance expects homes to be safe, sound, and secure. Review the FHA reference.
- Insurance and resale: Even if a buyer accepts an as‑is sale, unpermitted work can affect their insurance or future resale. Clearing permits before listing reduces objections and builds buyer confidence.
Seller checklist before you list in Northbrook
- Call 847-664-4050 to request your permit history from the Village.
- Verify that every past permit has a final inspection and sign‑off. Save copies.
- If you find open or unpermitted work, hire a licensed contractor and start the closeout or after‑the‑fact permit process now.
- Plan for 48 hours minimum to schedule inspections and possible re‑inspections.
- Keep a folder with final inspection reports, paid fee receipts, permit numbers, and contractor contacts to share with the buyer, lender, and title company.
- When you accept an offer, use clear contract language about who is responsible for permit closure or an escrow holdback. Ask your attorney to review the clause.
Selling is smoother when your paperwork is complete and your permits are closed. If you want a strategic plan for prepping and timing your Northbrook sale, connect with The Wexler Gault Group for expert, local guidance.
FAQs
Will an open permit always stop a Northbrook home sale?
- Not always. It depends on your contract, the buyer’s lender, and the title company’s requirements, but open permits often trigger conditions or delays. See common practices in this title company FAQ.
How do I find out if my Northbrook home has open permits?
How long does it take to close a permit in Northbrook?
- If you are ready for a final inspection and pass, it can be days to a couple of weeks. After‑the‑fact permits or fixes that need multiple inspections can take weeks to months. See the Village’s inspection scheduling guidance.
What if work was done without a permit at my Northbrook home?
- You will likely apply for an after‑the‑fact permit, hire licensed contractors, schedule inspections, correct deficiencies, and obtain final approval. Start with the Single‑Family Residence Permits page and confirm specifics with the Village.
