Bolthole Index

Lake County, Illinois

Building permits, zoning and septic rules in Buffalo Grove, Illinois

The Village of Buffalo Grove, Illinois adopts its own zoning (Title 17, districts R-E through R-9)1 and requires building permits for residential construction inside the village2. Building and zoning questions go to the village's Building & Zoning Services office3, not the Lake County permit counter. Septic permits and water wells, where a lot has no public sewer or water, go through the Lake County Health Department45.

At a glance

Building permit
Required inside the village; the village removes the standard list of work exempt from permit2
Zoning
Village zoning (Title 17) with residential districts R-E through R-916
Building code
2018 International Residential Code with local amendments7
Minimum lot size
Varies by district; 43,560 sq ft in R-E down to 6,600 sq ft in R-68
Minimum home size
Varies by district; one-story minimum 1,600 sq ft in R-E and 900 sq ft in R-69
Septic
Lake County Health Department permits systems where public sewer does not exist4
Wells
Lake County permits new wells in incorporated and unincorporated areas5

Who to call

Building permits

Village of Buffalo Grove Building & Zoning Services

Building permits, inspections, zoning and the online permit portal for land inside the Village of Buffalo Grove

847-459-2530

50 Raupp Boulevard Buffalo Grove , IL 60089

Online permits →

Septic permits

Lake County Health Department — Onsite Wastewater Treatment System

Septic system review, approval and construction inspections for Lake County properties without public sewer service

847-377-8020

[email protected]

500 West Winchester Road, Libertyville, IL 60048

Contact details are copied from each office’s official page and were checked against it on October 17, 2026.

Off-grid gear

Going off-grid in Village of Buffalo Grove means bringing your own water and power. The kit we’d start with:

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Does Buffalo Grove, Illinois have zoning, and what does it mean for lot size and setbacks?

Yes. The Village of Buffalo Grove adopts its own Title 17 Zoning, with residential districts R-E through R-91. Lake County's zoning ordinance applies only to unincorporated Lake County, so county zoning does not govern a lot inside the village10.

The numbers depend on the district. In the one-family districts, the smallest lot is 6,600 square feet in R-6 and the largest is 43,560 square feet (one acre) in R-E8. A one-story home must be at least 1,600 square feet in R-E and 900 square feet in R-69. The required front yard in R-E is 50 feet11, and buildings in R-E through R-6A and R-7 are capped at 35 feet12.

Find the lot's district on the village's zoning map or ask Building & Zoning Services3 before you rely on any of these figures.

Do you need a building permit in Buffalo Grove, and who issues it?

Yes. Residential construction inside Buffalo Grove needs a building permit, and the village deletes the standard International Residential Code list of work exempt from permit2. The village's own page says permits are required for construction or alteration of any structural, electrical, gas, mechanical, or plumbing work3. Homes are built under the 2018 International Residential Code with local amendments7. Construction documents for a new dwelling must be sealed by an Illinois licensed architect or structural engineer2.

The Village of Buffalo Grove's Building & Zoning Services issues the permits, not Lake County. Lake County's Planning, Building and Development counter handles building permits only for unincorporated Lake County13. Illinois itself does not issue permits for privately funded homes; the local government does14.

How do you reach the Buffalo Grove building and zoning office?

Building & Zoning Services is at 50 Raupp Boulevard, Buffalo Grove, IL 60089, and the phone number is 847-459-25303. The village runs permit applications, status checks, payments and inspection requests through its online permit portal3. Inspections need 48 hours' notice3.

We could not confirm the village's permit fees, plan-review steps or inspection sequence for new dwellings, so ask the office for the current fee schedule and application checklist before you design.

How do septic permits and wells work for a Buffalo Grove address?

Septic permits and well permits are not issued by the village's building office. In Lake County, the Lake County Health Department regulates septic systems on properties not served by a public sewer1516. A septic permit there requires a soil evaluation by a licensed soil classifier and a design by a licensed designer or engineer4. New private wells need a Lake County Water Well Program permit in incorporated and unincorporated areas alike5.

We could not confirm whether any Buffalo Grove lots still depend on septic or private wells, or what the village requires for sewer and water connection. Ask Building & Zoning Services which utilities serve the address, and call the Health Department at 847-377-8020 if the lot has no public sewer16.

Can you live in an RV or tiny home in Buffalo Grove?

We could not confirm the village's rules for living in an RV, a tiny home or a camper on a residential lot. The village zoning code defines recreational vehicles, but we did not find a rule on RV occupancy1. Lake County's rule that tents may not be used as living quarters covers only unincorporated Lake County, so it does not answer the question inside the village17.

Before you buy a lot expecting to live in an RV or tiny home, get a written answer from Building & Zoning Services at 847-459-25303.

Building a home in Buffalo Grove: the steps, in order

  1. Confirm the lot's zoning district and its minimum lot size, setbacks and minimum home size with Building & Zoning Services63.
  2. Check that the lot abuts a publicly dedicated street, which the village requires of residential lots18.
  3. Hire an Illinois licensed architect or structural engineer to seal the construction documents for a new dwelling2.
  4. Apply for the building permit through the village's online permit portal3.
  5. If the lot has no public sewer or water, get Lake County Health Department approval for the septic system and the well45.
  6. Request each inspection through the portal with 48 hours' notice3.
  7. We could not confirm the village's certificate of occupancy process for new homes, so ask the office what final approval you need before moving in.

What stays with Lake County, and what should you check before you buy in Buffalo Grove?

Septic permits and well permits come from the Lake County Health Department45. Lake County also requires a Watershed Development Permit for major and minor development in the county; we could not confirm who issues it inside Buffalo Grove, so ask Building & Zoning Services19. For land outside the village, use the Lake County page instead.

Costs are county-level figures. Lake County's effective property tax rate is 2.7%20, and the median property tax bill is $8,743 a year21. Typical home value in Lake County is about $401,00022.

Watch-outs

  • Lake County's building permit counter serves only unincorporated Lake County; inside Buffalo Grove, building permits come from the village132.
  • Lot size, setbacks and minimum home size change district by district, so confirm the district before you assume a lot is buildable8.
  • We could not confirm the village's rules on RV occupancy, tiny homes, short-term rentals, driveways or agricultural buildings; ask Building & Zoning Services at 847-459-25303.

Sources

  1. Buffalo Grove Code 17.40.030 R-7 dwelling district (Village of Buffalo Grove), quoted and re-checked
  2. Buffalo Grove Code 15.05.020 IRC Amendments (Village of Buffalo Grove), quoted and re-checked
  3. Village of Buffalo Grove Building & Zoning Services (vbg.org)
  4. Onsite Wastewater Treatment Systems, quoted and re-checked
  5. Environmental Health Permit Applications and Forms, quoted and re-checked
  6. Buffalo Grove Code 17.40.020 R-E through R-6A one-family dwelling districts (Village of Buffalo Grove), quoted and re-checked
  7. Buffalo Grove Code 15.05.020 IRC Amendments (Village of Buffalo Grove), quoted and re-checked
  8. Buffalo Grove Code 17.40.020 R-E through R-6A one-family dwelling districts (Village of Buffalo Grove), quoted and re-checked
  9. Buffalo Grove Code 17.40.020 R-E through R-6A one-family dwelling districts (Village of Buffalo Grove), quoted and re-checked
  10. Unified Development Ordinance, quoted and re-checked
  11. Buffalo Grove Code 17.40.020 R-E through R-6A one-family dwelling districts (Village of Buffalo Grove), quoted and re-checked
  12. Buffalo Grove Code 17.40.020 R-E through R-6A one-family dwelling districts (Village of Buffalo Grove), quoted and re-checked
  13. Building Permits, quoted and re-checked
  14. Illinois Codes FAQ (Illinois statewide rule), quoted and re-checked
  15. Onsite Wastewater Treatment System, quoted and re-checked
  16. Lake County Health Department — Onsite Wastewater Treatment System (lakecountyil.gov)
  17. § 151.113 Accessory Uses, quoted and re-checked
  18. Buffalo Grove Code 16.30.080 Residential lot standards (Village of Buffalo Grove), quoted and re-checked
  19. Permits & Approvals, quoted and re-checked
  20. Effective property tax rate: Bolthole Index county data
  21. Median property tax bill: Bolthole Index county data
  22. Typical home value (Zillow): Bolthole Index county data

Written October 17, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Village of Buffalo Grove

Village of Buffalo Grove’s own rules

  • Building permitRequired

    Residential construction inside Buffalo Grove village

    • Village deletes the IRC list of work exempt from permit; construction documents for new dwellings must be sealed by an Illinois licensed architect or structural engineer
    “Section R105.2 Work exempt from permit. (delete.)”
  • Building code adoptedAdopted (with conditions)

    One- and two-family dwellings inside Buffalo Grove village

    • 2018 IRC adopted with local amendments
    • Plumbing, electrical, energy chapters and several appendices are deleted from the IRC (handled elsewhere)
    “The 2018 edition of the International Residential Code One- and Two-Family Dwellings is hereby amended as follows:”
  • Local zoningPresent

    Land inside Buffalo Grove village; the village adopts its own Title 17 Zoning with residential districts R-E through R-9

    “No building or premises improved or plan unimproved shall be used and no building shall hereafter be erected or altered within any R-7 dwelling district”
  • Zoning districtsPublished

    Residential zoning districts R-E, R-1 to R-6A, R-7, R-8, R-9 inside Buffalo Grove village

    • Nonresidential districts not reviewed
    “the following table designates all area, height, bulk and placement regulations for the r-e through r-6a zoning districts:”
  • Minimum dwelling sizeDistrict specific (with conditions)

    One-family dwellings in R-E through R-6A (R-E: 1 story 1,600 sf / multi-level 2,400; R-1: 1,500/2,250; R-2: 1,400/2,100; R-3: 1,300/1,950; R-4: 1,200/1,800; R-5: 1,100/1,600; R-6: 900/1,200)

    • Floor area excludes cellars, basements, open porches, breezeways, garages and unfinished rooms, with partial credit (10% attached garage, 10% cellar, 50% liveable basement)
    • R-7 to R-9 differ: 1 story 900 sf, 2 stories 1,200 sf

    R-E one-story minimum: >= 1600 sq ft · R-6 one-story minimum: >= 900 sq ft

    “minimum dwelling standards** 1 story: 1,600 multi-level: 2,400 1 story: 1,500 multi-level: 2,250”
  • Minimum lot sizeDistrict specific (with conditions)

    One-family districts: R-E 43,560 sf (125' width); R-1 20,000 (100'); R-2 15,000 (90'); R-3/R-3A 10,000 (80'); R-4/R-4A 8,750 (70'); R-5/R-5A 7,200 (60'); R-6/R-6A 6,600 (60'); R-7 one-family 7,200 sf

    • Lot width measured at building line

    R-E minimum lot: >= 43560 sq ft · R-6 minimum lot: >= 6600 sq ft

    “minimum lot sizes (sq. ft.) 43,560 width: 125′ at bldg. line 20,000 width 100′ at bldg. line”
  • SetbacksDistrict specific (with conditions)

    Front yard minimum by district: R-E 50', R-1 40', R-2 30', R-3 30', R-4 30', R-5 25', R-6 25'; rear yards R-E 100', R-1 to R-3 40', R-6 35'/30' variously

    • Interior side yards 10% of lot width each side with combined minimum, or 6' (14' combined) in R-5/R-6
    • Front yard averaging applies where 40% of frontage has variation over 15'; never more than 50' required

    R-E front yard: >= 50 ft

    “minimum front yard setback* 50′ 40′ 30′ 30′”
  • Building heightDistrict specific (with conditions)

    R-E through R-6A and R-7: 35 feet and not over 2-1/2 stories

    • R-8 multifamily up to 3 stories or 35'; R-9 up to 4 stories or 45'
    • Chimneys, towers and similar appurtenances may exceed limits (17.20.030)

    max height: <= 35 ft (and not over 2-1/2 stories)

    “maximum height of buildings and structures 35′ and not over 2-½ stories”
  • Subdividing landRegulated (with conditions)

    Residential subdivision lots inside Buffalo Grove village (Title 16 Development)

    • All residential lots must abut a publicly dedicated street
    • Developer must certify plat conforms to village codes
    “all residential lots shall abut on a publicly dedicated street.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of Buffalo Grove or Lake County directly.

  • Owner-builder exemption — Owner-builders inside Buffalo Grove village
  • Inspections — Inspections inside Buffalo Grove village
  • Certificate of occupancy — General dwellings inside Buffalo Grove village
  • Living in an RV — RV occupancy on residential lots inside Buffalo Grove village
  • Camping on your land — Camping inside Buffalo Grove village
14 more unanswered
  • Tiny homes
  • Manufactured homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Village of Buffalo Grove publishes no rule on the point, not that none exists. Lake County’s page lists the county offices to call.

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