What codes are enforced by the City of Highland?
The City has adopted many nationally and state recognized codes as a minimum set of standards regulating the construction of buildings and structures. They are the minimum health and safety regulations for existing and new buildings, structures, and property; and are there to protect you and the general public. By constructing to these standards, the health and safety for the occupant is assured and your resale value is enhanced. While the list may be overwhelming, your choice of a reputable, knowledgeable, and experienced professional architect, engineer, or contractor, should make the process easier.
Codes currently in effect in Highland include:
· City of Highland Municipal Code
· City of Highland Zoning Code
· City of Highland Land Development Code (Subdivision Code)
· City of Highland Sign Ordinance
· City of Highland Floodplain Ordinance
· 2003 International Building Code
· 2003 International One & Two Family Residential Code
· 2003 International Fire Code
· 2003 International Mechanical Code
· 2003 International Property Maintenance Code
· 2003 International Energy Conservation Code
· 2003 International Fuel Gas Code
· 2003 International Existing Building Code
· 2005 National Electrical Code
· Latest Edition of the Illinois State Plumbing Code
· Latest Edition of the Illinois Accessibility Code
Who do I contact if I have a question about upgrading plumbing or electrical inside my house?
The City has both Electrical and Plumbing Inspectors on staff. They are contracted employees and it is best to set an appointment if you want to meet with them to discuss your project. Call the Building and Zoning Division to set up an appointment time, 618 - 654 - 7115.
How long does it take to get permanent power installed?
It can take upto 10 working days, depending on several factors such as other scheduled jobs, weather and ground conditions. Your electrical work must have been inspected and passed before requesting a work order to be submitted. For further information contact either the Building and Zoning Division at 618 - 654 - 7115 or the Dept. of Light and Power at 618 - 654 - 7511.
I am on a fixed/limited income. Are there any programs available to help me maintain my house?
While the city does not currently have a program in place, we are in the begininning stages of developing one to assist residents (owner occupied). Madison County Community Development currently offers Emergency Housing Rehabilitation/Weatherization/Lead Abatement programs. For any question contact MCCD at 618 692-7040 ext. 4452 or visit the Madison County website.
Why do I have to comply with a building setback line in order to build a structure?
The setback lines are required as a portion of the zoning code adopted by the city in 1968. This code helps prevent overcrowding, provides for air and open space, allows for minimal privacy, and lessens the risk of fire.
Can I do my own roofing work and is a permit required?
Let's reverse the question order. A permit is required for all roofing, be it for residential, commercial or industrial property.
State regulations allow the owner of the property to do their own roofing work and they do not have to be a licensed roofer. However, if you hire someone or have some friends do the work, then the person hired or the friend is required to be licensed by the State of Illinois.
By the way, the City of Highland does require inspections of roofing work.
Does the City of Highland enforce subdivision rules (covenants)?
The City of Highland does not enforce subdivision covenants or deed restrictions placed on the subdivision by the developer. As subdivision covenants vary from one development to another, it would be almost impossible for the city to keep up with which rules apply to which subdivision. What we do enforce, are the City of Highland’s regulations pertaining to the development of a subdivision and the city’s zoning regulations.
I just bought property in Highland and it has a creek flowing through it? I noticed that there seems to be some junk in the creek. Will the city come and clean it out?
While creekside property provides much needed greenspace and if wooded, a natural barrier; it does come with some responsibility. The City does not own any of the creeks that run through the city, they are owned by the property owners' whose property it transverses. As to the cleaning of the creek, it remains the responsibility of the property owner to maintain it.
While we are on the creek issue, let's clarify a few things. Lindenthal Creek and the Laurel Branch are both included in the National Flood Insurance Program. As such, property abutting the creek may be designated as a Special Flood Hazard Area. SFHAs may be subject to inundation of floodwaters during storm events. The City of Highland is required to regulate any development/construction within the Special Flood Hazard Area. Please contact the Building Division at 618. 654 - 7115 if you have any questions.
What is a zoning compliance document?
It is a document (available from the Building and Zoning Division) that the owner or their representative fill out and submit detailing the proposed location of a structure noting distances from property lines. The document includes a statement to be signed by the owner or his/her representative stating that they will comply with the City's rules and regulations. City staff will review the document and visit the site. If the site is found to be in compliance with the City's rules and regulations, the owner will be issued a copy of the approved document and construction may begin. There is no charge for the
Zoning Compliance Document or service.
Are building permits required for all residential construction work?
Typically yes, however permits are not required for following instances: putting on siding, replacing windows or doors, painting (interior or exterior), installing a satellite TV dish, and installing playground equipment. Permits are required for the following instances: installing or replacing plumbing, mechanical and electrical systems; installing swimming pools (in ground or above ground), decks, re-roofing, all demolitions, storage sheds and patios (check with the Building Division). Putting up fencing greater than six (6) feet in height requires a permit while anything less than that requires a zoning compliance document.
What is the cost of a building permit?
There are several factors that come into play when figuring the cost of a building permit. They include: the type of construction, the use group classification , and the square footage; to name a few. You can get a rough estimate by going to our Forms and Applications web page and following the information and fee schedules found there.
Are there any regulations that cover fence construction in the City of Highland?
The city have several rules that apply. Barbwire, razorwire and electronic fences are not permitted. While we have no regulation that governs fence locations as they apply to boundary lines, we do recommend that you keep all fences off of the property line, a minimum of at least one lawnmower width. When located near a street intersection, all fences must be under 30 inches tall if to be constructed within 30 feet of the street intersection Right of Way line.. Fences 6 foot tall or less do not require a building permit; you must fill out a Zoning Compliance Document. They must be maintained.and cannot block any existing drainage. Should you desire to place a fence in an easement, be advised that the city has nothing prohibiting it, hoever should the City need access to the infrastructure
located in that easement, the city may remove the fence. The property owner is responsible for re installing their fence. Also see section 90 - 208 of the zoning code for additional information concerning fences.
REMEMBER, if you plan on digging in your yard you are requred by State Law to contact the J.U.L.I.E. one call system at least 48 hours prior to digging. (J.U.L.I.E. One Call 1 800 - 892 - 0123.)
Who takes complaints about neighboring property?
If the complaint is relative about junk, derelict vehicles, or high grass, those complaints should be made to the Community Service Officer at the Highland Police Department, (618) 654-2131. If the complaint is relative to the condition of a building or building construction, those complaints are handled by the Building and Zoning Division at (618) 654-7115.
Do I need to do anything special to open up a business in my home?
The first thing to look at is the zoning of your home. If it is zoned properly, then you could possibly open a business there or it may require that you apply for a Home Occupation Permit. We suggest you contact the Building and Zoning Division at your earliest convenience, to discuss any regulations you may have to comply with. If a Home Occupation regulation applies, there are different levels of Home Occupations requirements to review. Other factors that may come into play such as: meeting the Illinois Accessibility Regulations, City’s Off - Street Parking Regulations, City’s Fire Code Regulations. You may also need to comply with any Federal or State regulations.
What inspections are required to be done if I am building a structure?
The City of Highland Inspections Services* consist of:
Ø Building Site Inspection (verifying the project meets the City’s Zoning Regulations)
Ø Dug Footing Inspection
Ø Poured Footing
Ø Underfloor Inspection
Ø Underfloor/Underground Electrical Inspection
Ø Underfloor Plumbing Inspection
Ø Foundation Wall Forms (Pre-pour, with steel re-bar in place)
Ø Foundation Wall Waterproofing (Before backfilling)
Ø Rough – In Plumbing
Ø Rough – In Conduit Inspection
Ø Rough – In Wiring
Ø Rough Frame (After plumbing and wiring rough-in)
Ø Drywall Inspection (Before mudding) (Both house and garage)
Ø Electrical Panel / Meter Base Inspection
Ø Driveway Inspection
Ø City Sidewalk Inspection
Ø Final Plumbing Inspection
Ø Final Electrical Inspection
Ø Final Building Inspection (Final grading of the lot must be done)
For a more detailed explanation of a type of inspection, click on the link at the bottom of this page.
* EROSION CONTROL MUST BE IN PLACE. If it is not in place when the inspector arrives on the jobsite, the requested inspection will not be done (A failed note will be recorded in the building permit records). Twenty-Four (24) hours notice is required for all inspections. To schedule an inspection contact the Building Division at (618) 654-7115.
If you have any questions on these or other issues, feel free to contact the Building and Zoning Division at 2610 Plaza Drive from Monday – Friday from 8:00 am to 4:30 pm, or call (618) 654-7115.
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