Worried a last-minute permit issue could derail your closing? You’re not alone. In Lombard, small gaps like an open roof permit or missing smoke alarm often pop up right when buyers and movers are lined up. In this guide, you’ll learn what a pre-listing permit audit is, why it matters in Lombard, and the exact steps to find and fix issues before you hit the market. Let’s dive in.
What a pre-listing permit audit is
A pre-listing permit audit is a focused review of your home’s permits, inspections, and life-safety items before you list. You confirm that past work was permitted and closed, your paperwork is complete, and any life-safety fixes are handled. In Lombard, this matters because new owners typically need a Certificate of Occupancy, or CO, before moving in. The Village issues the residential CO after a Life Safety inspection and charges a $100 fee, or $125 for a conditional CO. The Village notes it needs about two business days to prepare the CO after inspection. You can review the CO requirements on the Village’s Certificate of Occupancy page.
Why it matters in Lombard
Lombard requires permits for many common projects like roofs, windows, decks, fences, patios, pools over 24 inches, and additions. The Village publishes what needs a permit on the What Requires a Building Permit page. All permitted work gets inspected, and permits stay open until final sign-off. Open or unpermitted work can slow a CO or trigger buyer requests for repairs or credits.
Inspections are scheduled online or by phone with 24 to 48 hours lead time. Larger plan reviews can take two to six weeks depending on season and scope. You can see scheduling and review guidance on the Village’s Inspections page.
Title and closing teams often check with the municipal building department for open permits or violations. Even if your buyer is flexible, unresolved items can add stress, cost, or delays.
Your Lombard audit checklist
Administrative records
- Pull your permit history from the Village’s Citizenserve portal. Look for permit numbers and final inspection dates.
- Confirm if a Residential CO will be required for the new owner, and note the Life Safety inspection and fees on the Certificate of Occupancy page.
- Find the most recent plat of survey since the Village often requests it for permits and COs. Review submittal needs on the Permit Requirements and Fees page.
- Gather contractor receipts, warranties, and any registration certificates. Lombard requires contractor registration, which helps verify work was done properly.
Permits to verify
- Roofing, siding, and window replacements
- Additions, porches, decks, and structural changes
- Finished basements, bedroom additions, and egress windows
- Electrical service or panel upgrades
- HVAC or gas appliance replacements
- Pools over 24 inches, fences, and driveways
- Any project that changed square footage, occupancy, or use
See examples of covered work on the Village’s What Requires a Permit page.
On-site life-safety items
- Smoke alarms on each level and in sleeping areas. New or replacement alarms installed after Jan 1, 2023 must be 10-year sealed-battery units unless hardwired. Review the state rule from the Office of the State Fire Marshal here.
- Carbon monoxide detectors within about 15 feet of sleeping rooms when you have a garage or fossil-fuel appliances.
- Egress from bedrooms and basement sleeping rooms
- Handrails, guardrails, and safe stairs
- GFCI protection where required and exterior trip hazards
Special situations
- Private well or septic: contact the DuPage County Health Department early for any required testing, permits, or transfer evaluations. Learn more on the County’s sewage and septic page.
- HOA or condo rules: keep any HOA approval letters for exterior work.
Who to contact
- Lombard Building Division for permit status, inspections, and COs. Start here to clarify what the Village will require: Building Division.
- DuPage County Health Department for well and septic questions and records: DuPage County Sewage.
Step-by-step workflow
- Order a pre-listing home inspection to surface likely safety and maintenance issues. This is not a municipal inspection, but it helps you prioritize fixes.
- Pull municipal history in the Citizenserve portal or call the Building Division. Request any open permits and CO status.
- For each item you find:
- If a permit is open, schedule the final inspection and complete any corrections. See timing on the Inspections page.
- If work was done without a permit, decide whether to obtain a retroactive permit, remove or restore the work, or disclose and negotiate with the buyer. The Village outlines submittals on the Permit Requirements and Fees page.
- Prioritize life-safety fixes first, including smoke and CO detectors and egress.
- If the property has a private well or septic, contact DuPage County for any required evaluations and permits: DuPage County Sewage.
- Prepare state and federal disclosures. Illinois requires the Residential Real Property Disclosure Report and updates if new issues arise before closing. Review the statute overview on FindLaw’s Illinois disclosure page. For homes built before 1978, provide the EPA lead pamphlet and disclose known lead hazards per the federal rule detailed by HUD here.
- Coordinate with your title company and the Village to confirm if a CO or conditional CO will be needed and to align on timing. See CO details on the Village’s CO page.
Common fixes, timelines, and costs
- Open permits. Schedule the final inspection, make corrections, and obtain sign-off. Inspections typically require 24 to 48 hours to schedule. Simple fixes may be resolved in days, while larger corrections can take weeks.
- Unpermitted work. Your options include obtaining a retroactive permit with any required plans and inspections, removing or restoring the work, or disclosing and negotiating with the buyer. The Village can enforce code violations through its inspection and code processes.
- Conditional transfers. Lombard offers a conditional residential CO, which may allow you to close while the buyer completes specific items after closing, often with an escrow. Confirm specifics with the Building Division and your title company. See CO fees and notes on the CO page.
- Costs to plan for. Residential CO fee is $100, or $125 for a conditional CO. Permit fees vary by project scope. If applicable, DuPage County fees apply for well or septic evaluations.
Pro tips to avoid delays
- Start early. Pull your permit history and schedule any needed inspections as soon as you decide to sell.
- Prioritize safety. Fix smoke and CO detectors, egress, and obvious hazards first to speed approvals.
- Keep records. Save contractor receipts and permits to document compliant work.
- Coordinate often. Stay in touch with your title company and the Village so timing is clear for inspections and CO issuance.
Ready to list with confidence and a clean file? Let’s put a plan in place that protects your timeline and negotiation leverage. If you want a local, hands-on partner to help you prep and sell in western Chicagoland, reach out to the Maranda Real Estate Group.
FAQs
Do Lombard home sellers need a Certificate of Occupancy?
- In Lombard, a CO is required prior to occupancy for new residential buildings and for new owners; confirm specifics for your property with the Village’s Building Division and review details on the CO page.
What if I did renovations without a Lombard permit?
- You can pursue a retroactive permit and inspections, remove or restore the unpermitted work, or disclose and negotiate with the buyer; the right approach depends on scope, timing, and cost, and you can review submittal needs on the Permit Requirements and Fees page.
How long to finalize a permit or get a CO in Lombard?
- Inspections generally need 24 to 48 hours to schedule, and plan reviews can range from two to six weeks depending on project size and season; COs are typically prepared within about two business days after inspection per the Village’s Inspections and CO guidance.
Are smoke and carbon monoxide detectors required in Illinois homes?
- Yes; Illinois requires functional smoke alarms and CO detectors, and new or replacement smoke alarms installed after Jan 1, 2023 must be 10-year sealed-battery units unless hardwired; see the state’s smoke alarm guidance here.
What disclosures do Illinois home sellers provide?
- You must complete the Illinois Residential Real Property Disclosure Report and update it if new facts arise before closing, and for homes built before 1978 you must give buyers the EPA lead hazard pamphlet and disclose any known lead hazards; see the statute overview here and HUD’s summary here.
