Worried a deck, finished basement, or fence might slow your sale? In Crown Point, missing permits can add stress, costs, and days to your timeline right when you want a smooth closing. You are not alone if you are unsure what was permitted years ago or by a previous owner. This guide gives you a simple plan to audit past work, fix issues, and keep your closing on schedule. Let’s dive in.
Why permits matter in Crown Point
Unpermitted work can surface during buyer inspections, title review, or underwriting. It can lead to retroactive permits, added inspections, or required corrections. These items can cause delays, lower buyer confidence, or prompt requests for escrows or price concessions. Addressing permits before listing helps you avoid last‑minute surprises.
Local records you may need include the Crown Point Building Department for permits and inspections, the Lake County Recorder and Assessor for recorded documents, and guidance from your title company and lender. Reaching out early sets the right expectations and keeps everyone aligned.
Spot likely unpermitted work
Some improvements are flagged more often in resale. Use the notes below to focus your audit.
Finished basements
Sleeping areas, egress, bathrooms, and new systems usually require permits and inspections. Look for new walls, added windows or egress, plumbing fixtures, HVAC changes, and new electrical circuits. Try to locate plumbing and electrical permits, past inspection signoffs, and any floor plans.
Decks and porches
Decks affect structural safety and typically need proper footings and attachment details. Inspect the ledger connection to the house, footings versus surface pads, guardrail height and spacing, and stair measurements. Look for an approved permit with plans and footing inspection records.
Fences and gates
Rules on fences vary by height, location, and nearby easements or pool barriers. Check height, placement relative to the property line, and proximity to easements and street sight lines. Gather any fence permit, your plat or survey, and subdivision covenants if applicable.
Pools and hot tubs
Safety codes, electrical bonding, and barrier rules draw scrutiny from buyers and lenders. Review fencing or barriers, electrical bonding, drain covers, and suction fittings. Seek the pool permit, final inspection, and any electrical trade permits.
Electrical, plumbing, and HVAC
Unauthorized trade work is a red flag for safety and underwriting. Look for new wiring runs, subpanels, relocated gas lines, or recently installed water heaters and furnaces. Collect trade permits, contractor invoices, and inspection tags.
Garages and accessory structures
Detached garages, workshops, or large sheds often need permits and can affect setbacks and lot coverage. Check for foundations, any electrical hookup, and distance from easements. Find the building permit and site plan.
Roofing and windows
These items are often permitted but sometimes were not. Keep the contractor invoice and manufacturer warranties. If a permit was issued, include it in your file.
Gather documents first
Start by building a file you can hand to buyers, your title company, and the lender. Collect any old permit files, inspection reports, and final approvals. Add contractor invoices and receipts, as‑built drawings or photos from construction, and warranties for major systems. Include closing documents from when you bought the home and any lien waivers or paid invoices from licensed trades.
If you do not have a recent survey, consider ordering one now. A survey helps with fences, decks, and accessory structures.
Check records and contacts
Call the Crown Point Building Department to request a permit history for your address. Ask about any recorded permits, inspection results, open permits, violations, and the process for after‑the‑fact permits. If there is an online permit portal, search by address.
Check Lake County Recorder and Assessor records for any recorded liens, notices, or documents tied to past work. Share what you find with your title company and ask how it could affect closing.
If you already have a buyer under contract, ask the buyer’s lender, through your agent, what they require for permitted work and whether they will accept a permit in progress or need final approvals before funding.
Get a professional audit
Hire a licensed contractor or a home inspector who knows local codes to review suspect items. Ask for a short written report that lists what appears permitted, what does not, and any safety or corrective items that would block a permit or inspection. Request an estimated scope and cost to bring items to code, including possible engineered drawings. If there are structural concerns, consult a structural engineer.
Apply for retroactive permits
Based on the audit, prepare an application for after‑the‑fact permits. You may need as‑built drawings, scaled plans, trade permits for electrical or plumbing, and contractor licensing information. Submit the application to the Crown Point permitting office and pay fees. If you need zoning or administrative approvals, start those early because they can take longer.
Schedule inspections and fixes
After submission, schedule inspections as required. Expect footing or foundation checks for decks and additions, rough inspections for electrical, plumbing, and HVAC, and final inspections for major work. If an inspector flags noncompliant items, complete the required corrections, then schedule re‑inspection.
Final paperwork for closing
Once you have final approvals, collect inspection signoffs and any certificate of compliance or occupancy, as applicable. Share these with the buyer, your title company, and the lender. If final approvals will not be available in time, discuss alternatives such as an escrow holdback, buyer sign‑offs, a price concession, or adjusting the closing date. Coordinate these options with your title company and the buyer’s lender.
Realistic timelines and costs
Timelines and costs vary by scope and workload. Plan your listing around the estimates below and verify locally.
- Permit history from the building department: a few days to a few weeks.
- Contractor or inspector audit: 1 to 7 days to schedule, with a report within a week.
- After‑the‑fact permit reviews: a few weeks to several months. Simple decks or fences are often weeks. Finished basements with multiple trades can take 4 to 12 or more weeks.
- Inspections: often 1 to 3 weeks for initial scheduling. Re‑inspections add time.
- Approximate costs:
- Permit fees: tens to a few hundred dollars for small projects, higher for complex trades.
- Remedial work: a few hundred dollars for minor fixes to several thousand for structural work or rewiring.
- Engineering or plan prep: a few hundred to a few thousand dollars.
- Title and lien work: administrative fees and any costs to secure lien releases.
Lenders may require final approvals. If final approvals are not ready, they may require an escrow holdback until work is closed out.
Common issues and solutions
- Unsafe or noncompliant work discovered during inspection. Resolution often requires contractor repairs and new inspections. Budget more time and costs.
- Work by an unlicensed contractor. You may need a licensed contractor to remediate before a permit is issued.
- Encroachments into easements or setback violations. Solutions can include removal, a variance, or agreements, but these take time and may not be possible before closing.
- Recorded code enforcement liens or notices. These must be cleared on title, which can require compliance work and payment of fines.
- Appraisal restrictions on unpermitted space. Lenders may not count unpermitted rooms. Retroactive permits and approved as‑built plans can help.
Pre‑listing checklist
- Build your document file with permits, inspection signoffs, invoices, warranties, photos, and prior disclosures.
- Order a current survey if you do not have one.
- Request a permit history from the Crown Point Building Department.
- Check Lake County Recorder and Assessor for recorded liens or notices.
- Hire a licensed contractor or home inspector for a permit and safety audit.
- Prepare and submit after‑the‑fact permit applications if needed.
- Schedule inspections and complete any corrections.
- Deliver final approvals to the buyer, title company, and lender or pre‑arrange an escrow holdback if timing is tight.
What to ask each party
Use these simple scripts to get clear answers fast.
Crown Point Building Department
- Do you have any permits or open violations for [your address]?
- What is your after‑the‑fact permit process for [type of work] and what documents do you need?
- Do you require licensed contractors or engineered drawings for this work?
- What are your typical review times, inspection timelines, and fees?
Lake County Recorder and Assessor
- Are there any recorded liens, notices, or encumbrances tied to my property that relate to code or contractors?
- How can I request certified copies of recorded documents for closing?
Title company or closing attorney
- Will an unpermitted improvement be a title exception or require escrow?
- What documents do you need to clear title related to this work?
- If there are recorded violations or liens, what has to be done to remove them before closing?
Buyer’s lender or underwriter (if under contract)
- Will you accept a retrofit permit in progress or do you require final approval before funding?
- What escrow holdback amount and procedures are allowed if final approvals are pending?
Prevent surprises during listing
Be transparent on your seller disclosures about any known unpermitted work. Share the documents you have and the steps you have taken. Consider a pre‑listing inspection and permit search so you can remediate or price accordingly. Clarity now reduces stress later.
Closing options if time is tight
- Escrow holdback. Funds are held until permit and inspection completion. The amount, terms, and deadline are negotiated and documented.
- Price concession. You reduce the price in lieu of completing work.
- Seller completes work before closing. This can protect your price and buyer confidence.
- Buyer assumes responsibility. Less common and handled by contract addenda and releases.
Coordinate these choices with your title company and the buyer’s lender so the deal structure meets their requirements.
Work with a local team
You do not have to navigate this alone. Our team knows the Crown Point process and can help you set a realistic timeline, gather the right documents, and keep your sale on track. Ready to list with confidence and a clear plan? Contact The Lauren Roman Group to get your free home valuation and a tailored pre‑listing permit checklist.
FAQs
Can I get a permit after work is already done in Crown Point?
- Often yes. Many jurisdictions allow after‑the‑fact permits with inspections and possible remediation. Confirm the exact process and fees with the Crown Point Building Department.
Will an unpermitted finished basement hurt my sale price?
- It can. Lenders and buyers may not count unpermitted rooms. A retrofit permit with final approval usually improves buyer confidence and appraisal treatment.
What if the work cannot be permitted before closing in Crown Point?
- You can negotiate an escrow holdback, a price concession, seller repairs before closing, or a delayed closing. Coordinate with your title company and the buyer’s lender.
Who typically pays to bring work into compliance when selling?
- Usually the seller, either before listing or during negotiations. It is ultimately negotiable between buyer and seller.
Does unpermitted work affect homeowners insurance for buyers?
- Possibly. Claims tied to unpermitted work can be denied. Sellers should disclose and buyers should confirm insurance implications.
