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SB 4063

MUNI CD-BUILDING PLANS/INSPECT

104th Regular Session Introduced by Javier Cervantes and 5 co-sponsors

Illinois allows qualified third-party plan reviewers and inspectors to expedite permits when local deadlines slip, with fee parity and safety safeguards.

Added as Chief Co-Sponsor Sen. Javier L. Cervantes
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Bill Summary · SB 4063

Overview

SB4063, introduced in the 104th Illinois General Assembly, creates a statewide framework for third-party plan review and building inspections to accelerate permitting timelines while preserving safety and code compliance. It applies to all municipalities, including home-rule units, and establishes clear deadlines, uses of qualified third-party reviewers/inspectors, fee parity, and audit provisions.

Main purpose and intent

  • Reduce delays in plan review and inspections that increase costs and slow housing and commercial development.
  • Provide a predictable, efficient, and transparent process by introducing optional qualified third-party review/inspection when local timelines are missed.
  • Maintain building safety and code compliance by requiring reviews/inspections to demonstrate adherence to applicable codes.

Key provisions and changes

  • Division 31.2 created within the Illinois Municipal Code to govern building inspections and plan reviews.
  • Definitions:
    • Qualified third-party plan reviewer: licensed architect/engineer with current certifications from ICC, NFPA, or IAPMO (or their successors).
    • Qualified third-party inspector: licensed architect/engineer with current certifications from ICC, NFPA, or IAPMO (or successors).
    • Other terms: “Business day,” “Complete application,” etc.
  • Municipal plan review timelines (11-31.2-10):
    • One-family or two-family residential projects: initial plan review within 15 business days of a complete application.
    • Multifamily, mixed-use, or commercial projects: initial plan review within 30 business days.
    • Written comments or approvals must be issued within the applicable deadline.
    • For subsequent review cycles after revisions, review must be completed within 10 business days.
    • If deadlines are missed, applicants may use a qualified third-party plan reviewer (11-31.2-20).
  • Inspection timelines (11-31.2-15):
    • Required inspections within 2 business days of a request.
    • If missed, applicants may use a qualified third-party inspector (11-31.2-25).
    • Municipalities must accept compliant third-party review/inspection as meeting requirements.
  • Use of qualified third-party reviewers/inspectors (11-31.2-20, 11-31.2-25):
    • Applicant may hire a qualified third-party reviewer/inspector when the municipality misses deadlines.
    • The municipality must issue permits/approvals within specified short timeframes after receiving compliant third-party materials (e.g., 2 business days for plan review; 1 business day for inspections outcomes).
    • Municipalities may not require additional reviews, comments, or delays once a compliant third-party submission is received, except as allowed under other sections.
  • Fees and cost parity (11-31.2-40):
    • Municipalities may not charge plan review or inspection fees for portions performed by a qualified third party.
    • Third-party review fees may not exceed the municipality’s standard fees for the same service.
    • Fees may be reduced proportionally if only part of the process uses third-party services.
  • Conflicts of interest (11-31.2-45):
    • Prohibits qualified third-party reviewers/inspectors from handling work where they or their employer were involved in planning or performing the work.
    • Requires disclosure of potential conflicts before engagement.
  • Audit and accountability (11-31.2-30):
    • Municipal audit authority to ensure third-party compliance, with enforcement capabilities preserved (stop-work orders, withhold certificates, enforcement actions).
    • Audits cannot delay permit issuance.
  • Home rule preemption (11-31.2-50):
    • Home-rule units may not regulate plan reviews or inspections in a way inconsistent with the Division.
  • Severability (11-31.2-97): Provisions are severable.

Who/what is affected

  • Municipalities (including home-rule units) across Illinois.
  • Property owners, developers, and applicants seeking residential, mixed-use, or commercial projects.
  • Qualified third-party plan reviewers and qualified third-party inspectors (licensed professionals with specific certifications).
  • Municipalities’ permitting, inspection, and fee-setting processes.

Procedural and timeline aspects

  • Effective timeline framework: deadlines for initial plan review (15 or 30 business days) and 2-day inspection windows.
  • Automatic right for applicants to engage qualified third parties if deadlines are missed.
  • Fast-track permit issuance and inspection confirmations upon compliant third-party submissions.
  • Oversight mechanisms to ensure compliance and prevent conflicts of interest.
  • Fee parity and potential fee reductions when using third-party services for portions of the process.

Sponsors

  • Principal sponsor: Senator Laura Ellman
  • Co-sponsors: Sara Feigenholtz, Mattie Hunter, Dave Koehler, Javier Cervantes, Adriane Johnson

Note: This summary reflects the introduced text as filed and outlines the bill’s substantive provisions and potential impact.

Compiled from official sources — confirm details with the bill’s official record.

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