We hope that the information provided here will be helpful in making the permit process as comprehensive as possible and be an aid in the permit process.

Permits and City Ordinances Governing Construction

The City of Highwood has adopted the 1996 BOCA National Building Code and the 1998 BOCA National Property Maintenance Code, as amended by the City.  Also, the City uses other ordinances including an Appearance Code, Zoning Code and a 1999 Fire Alarm System Ordinance.  The City’s Codes and Ordinances are to help safeguard its citizen’s against problems that could arise from faulty construction and repairs.  The Building Official will review construction plans and inspect construction projects to ascertain that work is completed in accordance with Code and City Ordinance requirements.

Construction Requiring Permits

Permits are necessary when constructing new buildings, additions, garages, swimming pools and decks, as well as other major work.  In addition, permits are required for the following:

- Remodeling kitchens and bathrooms (complete rework such as removing floors and ceilings or demolishing walls and floors and installing new electrical wiring, walls, fixtures and plumbing);

- Altering the structure (for example, removing walls or installing doors and windows where none existed before);

- Replacing water heaters;

- Installing or replacing air conditioning and heating systems;

- Changing your electric service wiring or amperage;

- Changing or adding wiring and outlets or permanent lighting fixtures;

- Installing fences and sheds;

- Constructing or repairing driveways and patios;

- Repairing water, sanitary and storm sewer lines;

- Plumbing work involving adding or replacing piping and fixtures;

- Installing signs;

- Earth moving and removing large, mature trees;

- Installing retaining walls, commercial awnings and fire systems;

- Installing or repairing a roof.

Please Note

- Cosmetic work such as installing paneling over drywall or plaster, painting or installing carpeting does not require a permit if they are not part of a larger project;

- Note for the Business District: Any work in the Business District that involves any facade changes must also be approved by the Appearance Review Committee and the City Council.  Also, any signs, including window signs, require a review by the City prior to their installation.

Plan Reviews

When requesting a building permit, submittals should include a plat of survey and drawings that support the level of the detail needed based on the proposed construction.

Before building can begin, the City conducts a review to ensure that the proposed construction conforms to Highwood’s Zoning Code.  If the construction/project does not conform to the Zoning Ordinance, it could require Zoning Board of Appeals’ approval, and further review will be pending completion of the zoning appeal process.

Generally, for building and permit reviews, the following documents must be submitted to the City:

- Completed permit applications;

- A Plat-of-Survey of the property;

- Detailed architectural drawings and, when possible, one set in an electronic format (e.g., AutoCAD).  The architectural drawings will include the building, mechanical, plumbing and electrical drawings (including the specifications for each category).  Please note that the number of drawings depends on the type of project;

- Proposed fire protection systems (alarm and sprinkler) drawings;

- Structural calculations;

- A soil test report;

- Engineering drawings showing the drainage and grading plans;

- Other documentation as deemed necessary by City Officials.

All drawings submitted must be complete, clear and readable.  The drawings and calculations must also include the architect’s/engineer’s certification, registration number and full signature.

The permit applications, plans and surveys must be submitted as a complete package (with all applicable permits) to the City of Highwood.  If the proposed project is complex, a firm under contract with the City will generally review the plans.  Two sets of the drawings will be distributed to an outside firm performing the plan review and the City of Highwood will retain the other copies for internal review.  The Building Department will coordinate plan reviews and all comments and results of plan reviews will be coordinated with the architect/engineer and contractors through the City of Highwood Building Department.  Also, a majority of the fire protection system reviews will also be coordinated through the Building Department.

When the initial review is completed, the City will notify the owner or contractor of any issues identified during the review.  Any necessary changes to the drawings will be completed by the owner or contractor and returned to the City for subsequent review, as necessary.  After the City has completed the review and all issues have been addressed, a building permit will be issued.

Inspections

During the building process, the City or its contractor must conduct various inspections to ensure the building is progressing safely and as planned.  The type of required inspections will vary depending on the extent of the construction.  However, you will be notified of the inspections when the building permit is issued.  The majority of inspections will be coordinated through the Building Department and a minimum of 24 hours notice is required to schedule an inspection (however, 48 hours is preferred).  If the project fails or is not ready on the arrival of the inspector, the City may charge a re-inspection fee.

Certificate of Occupancy

When the construction of a new building is completed or when there is a change of occupancy in a pre-existing building, the owner or occupant needs to complete an application for a Certificate of Occupancy.  When you propose to lease or buy a commercial establishment, you are required to obtain a Certificate of Occupancy from the Building Department.  The first step in the process is to fill out an application which is available at Highwood City Hall.  Once the Building Official reviews the application, the building inspector(s) and the Fire Department will conduct an inspection for life-safety compliance.  When the requirements have been met and/or remodeling completed, the Certificate of Occupancy will be issued.  A non-refundable application fee is payable upon submission for an occupancy permit. 

For food establishments, Lake County Health Department approval is also required prior to the issuance of a Certificate of Occupancy.

If you have any questions or are unsure if a permit is required, please call the Building Department at 847.432.1924 x 334.