Campton Hills adopts updated building-permit ordinance after debate over replacement-permit exemptions

Campton Hills — The Village of Campton Hills board voted Oct. 7 to adopt a revised building-permit ordinance (Ord. 25-29) that updates local rules to align with the 2024 residential code, with board-approved local amendments and a clarified list of items that do or do not require permits.

The measure had been placed for action after earlier committee work. Village counsel told trustees the village currently lacked an adopted local building code, which, she said, would leave new construction subject to the 2024 state building codes if the board did not act. "For purposes of building any sort of a new building today, the village of Hampton Hills does not have a building code," counsel said during the meeting, urging adoption with locally tailored amendments.

The debate centered on several routine replacements and whether they should require permits. Trustee Nick presented national data on carbon-monoxide deaths tied to water heaters and argued the risk from like-for-like water-heater replacement is low: "I don't think that there is really a safety concern here when we really look at the data and the information." Several other trustees urged retaining a permit requirement for water-heater replacements and for certain exterior work as a public-safety and insurance safeguard. Trustee Therese Hassenberger asked for clearer definitions in the ordinance and proposed a package of amendments.

After an initial broad amendment failed, the board approved a narrower set of edits. Those changes included adopting the residential-code definition of an "addition" to distinguish fully conditioned (four-season) additions from three-season enclosures; reinstating a permit requirement for water-heater replacement (including like-for-like replacements); and requiring a modest $25 plan-review for some window-replacement work so staff can determine whether a full permit is necessary. The board also clarified that large or new installations (new roofs, new solar arrays, new generators, or work that changes structural, electrical, plumbing, or mechanical systems) remain subject to full permitting and inspection.

Village staff said they will produce a clean, consolidated copy of the ordinance reflecting the board's edits before final signatures. The board voted by roll call to approve the amended ordinance. The clerk will publish the revised ordinance and a guidance sheet describing which common projects require a permit and which qualify for the limited plan-review.

Trustees framed the decision as striking a balance between avoiding needless paperwork for minor like-for-like repairs and preserving life-safety oversight for projects that can affect fire, carbon-monoxide or structural risk. The board also asked staff to publish a clear counter/reference guide to help residents determine when a permit or review is needed.

The ordinance and the accompanying permit matrix will govern permit authority and fee structure going forward; staff said they will post clarifying examples on the village website.