A Plain-English Guide to Building Permits in Highwood and Highland Park

We pull roughly 60 building permits a year across the North Shore. Each town has its own quirks. Here's what we've learned, organized by the questions homeowners ask us most.

Do I need a permit to remodel my kitchen? In Highwood, Highland Park, Glencoe, Lake Forest, Winnetka and most surrounding villages: yes, if you are moving plumbing, gas lines, electrical circuits, or load-bearing walls. A purely cosmetic refresh (paint, hardware, appliance swap-in-place) typically does not require one. When in doubt, we pull it.

Why do permits matter so much? Three reasons: (1) safety inspections protect your family, (2) unpermitted work can void your homeowner's insurance, and (3) unpermitted additions show up in title searches when you sell — and they will cost you the deal.

Highwood specifics. Highwood is one of the more straightforward jurisdictions. Building permits are typically issued in 2-3 weeks for interior work, 4-6 weeks for additions. Historic district properties require an extra design review step.

Highland Park specifics. Highland Park is more rigorous. Plan review can take 4-6 weeks. The city requires a tree preservation plan for any work within the drip line of a tree over 8 inches in diameter — even interior work that requires staging in the yard.

Lake Forest specifics. Lake Forest's Historic Preservation Commission reviews any exterior modification on homes in the historic district. Plan on 6-10 weeks of review time before construction can begin.

Glencoe and Winnetka specifics. Both villages are similar to Highland Park in rigor. Both require energy code compliance documentation for any addition, which adds an architect or energy consultant to the team.

Common things that trigger permits unexpectedly:

Replacing a bathtub with a walk-in shower (plumbing relocation).

Adding recessed lighting where there wasn't any (electrical).

Replacing more than 25% of windows (energy code).

Building a deck taller than 30 inches above grade (structural and railing code).

Finishing a basement (egress, electrical, often plumbing).

We handle the entire permit process for our clients — it's included in every contract, not billed separately.

— James Neth, Founder