Chicago Building Permits

People unfamiliar with the local permitting process may find the process daunting now that they know the information. Our team has experience working with jurisdictions and building solid relationships. We have the resources and expertise to ensure that you receive all permits on time and within budget with your next project.

The City of Chicago (the City) Department of Buildings (DOB) has made several improvements to the permitting process. Due to these improvements, the City is now reviewing and ultimately approving permits much faster.

Aside from these updates, the DOB seeks new ways of improving and clarifying building code issues to issue building permits more efficiently. Monthly updates are available on the DOB's website.

There is a lot to learn about the process of getting a Chicago building permit. Obtaining a construction permit can be accomplished in various ways, depending on the type and size of the construction project and the applicant's credentials.

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A permit is generally required for virtually all commercial projects. Building new, repairing, modifying, adding, renovating, or demolishing existing structures are included. Landmark buildings may also require permits for exteriors alterations. 

 

The Chicago Building Code specifies where permits are required and where they are not, which includes repairs and replacements of non-fire rated construction, finishes, minor appliances, walkways.

Obtaining City of Chicago Building permits can be obtained through the following methods:

• Chicago Easy Permit (EP) process

• A Self-Certification (SC) process

• Developer Services (DS)

• Direct Developer Services (DDS)

• Green Permit Process (GP)

• Standard Plans Review (SPR)

 

Permit applications must be submitted to the Chicago Building Department. In addition, all permits excluding the Easy Permit Process require the following additional documentation:

• Application for building permits and associated forms

• The drawings must be stamped and signed by an architect or structural engineer licensed in Illinois.

• Licensed contractors - those who have filed current licenses with the City

• It is required that all zoning information be indicated on the set of Drawings with what is existing and proposed

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The Easy Permit (EP) process:

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It is used for minor, non-structural repairs or replacements of equipment with commercial projects, as long as the building owner can obtain a permit without architectural plans.

 

The Department of Buildings has streamlined the building permit process for projects that do not require plumbing, ventilation, refrigeration, or environmental reviews by implementing the Chicago Easy Permit option.

The City of Chicago's website provides a link to download the application. A completed application must be submitted to the City. The Easy Permit covers only elements expected to be repaired or replaced, such as electrical, tuckpointing, fences, furnaces, water heaters, wood-frame garages, and windows and doors. 

A licensed permit expediter can submit easy permit applications. Details on eligibility requirements and Easy Permit submission requirements. As soon as the required documentation is submitted, the Easy Permit is usually obtained within a few days.

The applicant's responsibility is to fill out the application completely, including all contact information so that the City can contact them for further information.

 

The Self-Certification (SC) process:

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Select commercial projects can benefit from this process. New construction commercial projects are generally eligible when they repeat previous prototypes not older than two years. Taking advantage of the past work indicates the original prototype construction was approved and granted a permit. 

There may be selected cosmetic changes in the prototype repeated from the original design. A repeat prototype cannot be eligible for a subsidized loan. It must be a one-story project, under 25,000 square feet in floor area, classified as a business, mercantile, or small assembly occupancy.

The same restrictions do not apply to alterations to existing buildings as they do to new commercial buildings. Changes to schools, businesses, mercantile, and small assemblies are allowed, as long as no additions are made to the building. Businesses, merchants, and small assemblies can also be switched now and then. A list of the characteristics of projects eligible for new construction and alterations is available.

To apply for a Self-Certification Permit, a team must have at least one Illinois-licensed Architect of Record (AOR) and should also be registered with the City of Chicago's Self-Certification Permit Program. As the AOR is responsible for ensuring code compliance, city plan reviews are unnecessary. A second structural consultant must also be hired if structural work is done in new or existing structures. Before a permit can be issued, a second structural consultant must be an authorized City reviewer.

 

The Developer Services (DS) process:

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A large or complex project may benefit from the DS program because the permit process is simplified. An example would be a high-rise or commercial building larger than 150,000 square feet. DS projects typically involve several City agencies and departments, so an administrator is included to help the team along the way. 

DS is like a concierge service as an extension of the Department of Buildings (DOB). Consultant examiner fees are charged in addition to regular permitting fees to provide this level of attention.   

Approximately 75% of the design is completed before a pre-submission meeting with the DOB. A preliminary meeting with the DOB Project Administrator is arranged at City Hall to review the project scope, generate a permitting timeline, and discuss zoning issues. From there, the Developer Services Project Administrator will detail what and when items will be issued for permits.

A structural engineer or architect licensed in Illinois must stamp permit drawings. According to the project's scope, licensed professional engineers will be required.

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The Direct Developer Services (DDS) process:

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This is similar to the Developer Services program. The City of Chicago has implemented a Peer Review Process for large/complex projects eligible for the Developer Services Review Process. A goal of the program is to reduce the amount of time and effort required by DOB personnel to streamline the permit process.

The project Owner retains and pays for a certified DOB (Developer Services Consultant) to conduct the peer review for compliance with the Chicago Building Code. This program does not involve the DOB deciding who to hire or selecting review consultants. It is necessary to complete the review before submitting formal drawings to the Department of Buildings.

 

Developer Services Consultants will review permit drawings and resolve any issues raised during the review process in close collaboration with the Owner, Architect, Engineer, and design team members.  Consultant Services will document any potential issues raised during the review process. When the Developer Services Consultant submits the initial submission of the project for review, the DOB will receive the final Code Compliance Report.

 

An introduction of the project and formal approval to proceed will have to happen with the Building Department Commissioner before electing this process. Through the Buildings E-Permits website, the applicant will generate a permit number for their application. 

The owner retains and pays a Developer Services Consultant certified by the Department of Buildings to conduct the code compliance review. The DOB does not hire review consultants or select reviewers as part of this program. Following the code compliance review, the Developer Services Consultant works with the architect, engineer, and design team to resolve any issues identified.

The peer reviewer must document all issues and responses in the Final Peer Review Report. At the time of the initial submittal to the City, the Final Code Compliance Report must be submitted to the DOB along with the final permit drawings, permit application(s), and other required documents. The project scope may require submittal to the Office of Underground Coordination (OUC) if it involves deep foundations, earth retention, or excavation deeper than twelve (12) feet below grade. A preliminary meeting should be scheduled when the permit application number has been generated. 

 

The applicant may also elect to submit their drawings for review by the Zoning Department concurrently with the review by the Developer Services Consultant and possible submission to the OUC (if applicable). After the Developer Services Consultant confirms the drawings meet Chicago Building Code requirements, the Consultant uploads the final stamped permit drawings into the ProjectDox system. 

 

An architect or expeditor will then upload the permit application, any required permit documents, and the Developer Services Consultant's Final Peer Review Report into the City's ProjectDox system. Following uploading of all drawings & documents, the applicant will submit the project for DOB review. 

After all issues with the drawings/documents are resolved, the project will be assigned to the Developer Services Project Administrator for a final review to make sure all reviews have been complete, all necessary documents have been provided, calculate the final permit fees, and issue the permit.

 

Once the permit has been issued, the applicant will be notified and will be able to download the approved permit drawings.  The remaining permit fees must be paid (either in person or online) to receive the building permit certificate.

 

The Green Permit (GP) process:

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Green Permits follow a similar process to Standard Plans. Those projects that qualify for Green Permits have an expedited permit process with a dedicated Green Permit Project Administrator. By qualifying under this process, green projects (geothermal heating and cooling systems, green roofs, solar thermal panels, rainwater harvesting systems, and wind turbines) provide healthier environments, reduce operating costs, and conserve energy will be given a reduction in permit fees. Green Permits and Green technologies can only be discussed by appointment and preliminary meeting. 

Commercial projects must have a LEED certification to be eligible for the GP process. The project must also meet the City's green menu requirements in addition to LEED certification. In four to six weeks, the Developer Services Administrator reviews the LEED and green menu strategy with the team. The permit application follows once the LEED and green menu strategy is approved.

Drawings for permit applications must be stamped by a licensed architect or structural engineer in the state of Illinois. LEED administrators or consultants are also required. The scope of the project will determine whether licensed professional engineers are needed.

 

The Standard Plan Review (SPR) process:

 

Projects that don't fall under any of the categories above are considered Standard Plan Reviews. Most commercial projects undergo this type of review. Permit facilitators, particularly Architects and Expediters, are responsible for determining the necessary drawings, calculations, applications, and forms.

The Department of Buildings implemented new and upgraded payment procedures for Standard Plan Review Permits. Building Permit applicants now pay a $375 payment deposit. The permit process begins immediately after drawings are submitted, and after a building permit is issued, the remaining fee is collected.

The applicant begins by requesting a permit online. A permit application can typically be submitted immediately. Once the Department of Buildings receives the deposit fee, the permit applicant will be instructed to submit necessary drawings, calculations, forms, etc., to a specific folder on the City's E-Plan system. The standard Plan Review process is completely electronic using the City's E-Plan system; therefore, uploaded items must meet specific compatibility requirements. 

The City has published a user guide for E-Plan. A licensed Architect or Structural Engineer in Illinois is required to stamp permit drawings prior to submittal. According to the project scope, professional engineers may or may not be required. When applying for the permit, the contractor must also be listed. There may not yet be a choice of contractors in design-bid-build projects. 

Following approval from Zoning, the project is reviewed by several disciplines for a thorough review.

 

Below is a quick overview of essential things that will hopefully simplify the permit process:

• Ensure that drawings contain all the information that is required by code

• Apply for a building permit online to get a permit number

• Make sure that all files uploaded to the City of Chicago's website are named correctly

• Upload all files to be reviewed

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Additionally, the Chicago Department of Buildings has implemented a new archiving system for all permits. The DOB will archive documents related to permitted projects to free up space on their servers. Before July 1, 2014, all permits granted before that date will be archived, and going forward, all permits granted more than two years previously will be archived quarterly.

The building permit is deemed expired if construction has not begun within six months of the permit's issue date or if there is a period of inactivity of over 12 months after construction has begun. Multiple approvals were required in the past for a building permit reinstatement. As of right now, any permit reinstatement must be approved by a City Hall Building Department supervisor.

 

Building Permit Chicago Terms

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Simple building and home improvements, including installations, repairs, and replacements (Chicago Easy Permit). The permit is generally granted within a few days of the application.

The Standard Plan Review (SPR) is designed for small and mid-sized new construction or renovation projects using E-Plans. Projects are usually reviewed within a week after being submitted for review.

Certain permit services are available for owner-occupants of single-family houses, such as assistance with plan preparation. The City allows homeowners-occupants to make their plans to make things easier.

The Zoning Administrator must approve projects requiring zoning approval.

A licensed architect or structural engineer is required to prepare construction drawings.

An Easy Permit requires a signed contract with a licensed contractor or trade professional to conduct the work. This is for the safety and protection of homeowners and businesses.

A licensed professional may be required to apply for a permit if the job is complex enough. Permits are still the responsibility of the homeowner.

The types of permit review processes are detailed in the section "Types of permit review processes."

Now that you understand permit terms, we will list the most common projects to see if you need a permit, a licensed contractor, or other requirements.