Bolthole Index

Madison County, Illinois

Building permits, zoning and septic rules in Highland, Illinois

Highland, Illinois requires building permits for most non-cosmetic residential work and administers its own zoning inside city limits.12 In Madison County, private sewage approvals remain with the county Planning & Development Department, rather than Highland’s building office.34 Highland prohibits using a parked recreational vehicle or travel trailer as a dwelling.5

At a glance

Building permits
Required for most non-cosmetic residential work1
Zoning
Highland administers city zoning districts2
Septic permits
Madison County Planning & Development; sewer availability and soils limit eligibility34
RV living
Parked RVs and travel trailers cannot be used as dwellings5
Minimum home size
Main structures: 1,200 sq ft in R-1A; 1,000 in R-1B and R-1C; 800 in R-1D6
Occupancy approval
Certificate of occupancy required before occupying a new or permitted structure7
Private wells
Madison County Health Department permit required before construction or deepening8

Who to call

Building permits

Highland Building & Zoning

City building permits, inspections and zoning inquiries

(618)-654-9891

[email protected]

12990 Troxler Rd

Septic permits

Madison County Planning & Development — Private Sewage Permits & Inspections

Private sewage permits, installation inspections and installer licensing

(618)296-4663

[email protected]

157 N. Main Street, Suite 254 Edwardsville, IL 62025

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

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

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Do you need a building permit in Highland, IL?

Highland requires building permits for most residential work beyond cosmetic changes, including plumbing, mechanical and electrical work, pools, decks, re-roofing, demolition, storage sheds and patios.1 Highland’s listed cosmetic exceptions include siding, replacement windows or doors, painting, satellite TV dishes and playground equipment.1 Submit the city application and required documentation before construction begins.9 A Highland building permit does not finish the approval process: inspections and a certificate of occupancy are also required before a new or permitted structure can be occupied.107

Who handles Highland building permits and zoning?

Direct Highland building-permit and zoning inquiries to Highland Building & Zoning at (618)-654-9891 or [email protected].11 Highland’s building inspection process checks construction at selected milestones, and approved plans must be on site with erosion control present for inspections to proceed.10 The Highland application lists separate charges for building work, plan review, electrical and plumbing inspections, utility connections and occupancy approval; ask the city for a project-specific total before budgeting construction.12 Private sewage installation permits and inspections are handled separately by Madison County Planning & Development.4

Does Highland have zoning, lot-size limits and setbacks?

Highland administers zoning inside city limits, and the residential district determines the lot and building dimensions.2 Minimum lot areas are 20,000 square feet in R-1A, 10,000 in R-1B, 7,000 in R-1C and 5,000 in R-1D.13 Principal-building front, side and rear setbacks are respectively 25, 15 and 20 feet in R-1A; 25, 10 and 20 in R-1B; 25, 7 and 20 in R-1C; and 10, 5 and 20 in R-1D.14 Ask Highland Building & Zoning to identify the parcel’s district before choosing a house footprint; the city’s district-specific minimum floor areas also affect the design.26

How do septic permits work inside Highland?

Madison County Planning & Development permits and inspects private sewage installation, including the county’s review of private sewage systems.43 Private sewage is permitted only where public sewer is unavailable and cannot be extended to the property line, and where acceptable soil conditions exist on site.4 For a Highland parcel, establish sewer availability before treating septic as an alternative to a sewer connection.4 Madison County licenses private sewer installers; ask the county sewage office about the proposed system and installer before installation.4 Highland’s building application separately identifies sewer-connection charges, so wastewater approval and the city building budget should be considered together.124

Can you live in an RV or tiny home in Highland?

Highland prohibits recreational vehicles and travel trailers from being used as dwellings when parked in the city.5 Highland’s separate private-property camping allowance is limited to 2 consecutive nights and 2 nights in any calendar week, with owner or occupant consent, overnight adult presence, access to a working toilet and sink in a building on the same zoning lot, and an active city water and sewer account.15 Highland’s main-structure floor-area minimums are 1,200 square feet in R-1A, 1,000 in R-1B and R-1C, and 800 in R-1D.6 We could not confirm a specific tiny-home occupancy classification; ask Highland Building & Zoning how the proposed structure would be classified and whether the district permits the intended use.2

What are the steps to building a home in Highland?

  1. Ask Highland Building & Zoning to confirm the parcel’s district and applicable lot, setback and minimum-floor-area requirements before selecting plans.213146
  2. Establish sewer availability; if proposing private sewage, consult Madison County Planning & Development about eligibility and system review.4
  3. Submit the Highland building application and required drawings before construction.9
  4. Arrange milestone inspections and keep approved plans and erosion control on site.10
  5. Complete final inspections, including plumbing and electrical approval, and obtain the certificate of occupancy before moving into the structure.7

What should you check before buying land in Highland?

Confirm the parcel is inside Highland city limits before applying city zoning dimensions; for land outside the city, use the Madison County guide for the unincorporated-area building-permit answer.216 A private well requires a Madison County Health Department permit before construction or deepening, so ask that department about a proposed well before relying on private water.8 We could not confirm a general Highland owner-builder or agricultural building exemption; ask Highland Building & Zoning about the specific project.1 Illinois’s qualifying owner-occupant plumbing exemption still requires code compliance and inspections and does not establish a general building-permit exemption.1718

Watch-outs

  • Highland’s limited private-property camping allowance does not provide permission to use a parked RV as a dwelling.155
  • An accessory structure cannot be used as a residential dwelling except under Highland’s guesthouse provision, and the stated accessory-use criteria prohibit rental or occupancy for financial consideration.19
  • Highland requires a certificate of occupancy before occupying a new or permitted structure, after final plumbing and electrical inspections have passed.7

Sources

  1. highlandil.gov (Highland), quoted and re-checked
  2. Sec. 90-125. Lot and building requirements (Highland), quoted and re-checked
  3. Private Sewage - Permits, Inspections & Complaints, quoted and re-checked
  4. Madison County Planning & Development — Private Sewage Permits & Inspections (madisoncountyil.gov)
  5. Sec. 90-228. Parking and storage of vehicles (Highland), quoted and re-checked
  6. Sec. 90-125. Lot and building requirements (Highland), quoted and re-checked
  7. City of Highland Building Permit Information Sheet (Highland), quoted and re-checked
  8. Madison County water well ordinance, quoted and re-checked
  9. City of Highland Building Permit Information Sheet (Highland), quoted and re-checked
  10. Building Codes (Highland), quoted and re-checked
  11. Highland Building & Zoning (highlandil.gov)
  12. City of Highland Building Permit Information Sheet (Highland), quoted and re-checked
  13. Sec. 90-125. Lot and building requirements (Highland), quoted and re-checked
  14. Sec. 90-125. Lot and building requirements (Highland), quoted and re-checked
  15. Sec. 42-137. Camping on public property (Highland), quoted and re-checked
  16. Building Permits & Inspections (2026 county census)
  17. HB5913 Enrolled — Illinois Plumbing License Law amendment (Illinois statewide rule), quoted and re-checked
  18. 225 ILCS 320/18 — Local regulation; Department standards (Illinois statewide rule), quoted and re-checked
  19. Sec. 90-73. Accessory structures and uses—Development criteria (Highland), quoted and re-checked

Written October 11, 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 Highland

Highland’s own rules

  • Building permitRequired

    Most non-cosmetic residential construction work inside Highland city.

    • Cosmetic exceptions include siding, replacing windows or doors, painting, satellite TV dishes, and playground equipment.
    • Permits are required for most other work, including plumbing, mechanical and electrical work, pools, decks, re-roofing, demolitions, storage sheds, and patios.
    “Building permits are required for anything that is not cosmetic.”
  • InspectionsRequired

    Building construction inside Highland city.

    • Inspections occur at selected milestones.
    • Twenty-four-hour notice is required for all inspections.
    • Inspections will not be made if approved plans are not on site or erosion control is not present.
    “A building inspector will check progress at selected milestones”
  • Certificate of occupancyRequired

    New or permitted structures before occupancy inside Highland city.

    • Final inspections must be complete.
    • Final plumbing and electrical must have passed.
    • A temporary certificate may involve a bond and a four-month completion deadline.

    certificate_of_occupancy_fee: 250 USD ($200 is used as a bond and may be reimbursed when a permanent certificate is issued.)

    “Certificate of occupancy required prior to occupying structure.”
  • Local zoningPresent

    Land inside Highland city limits; Highland administers zoning districts and zoning standards.

    “Every principal building erected in any R-1-A, R-1-B, R-1-C and R-1-D district shall conform to the applicable requirements of this chapter”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Main structures in Highland R-1A, R-1B, R-1C, and R-1D districts.

    • The cited table applies to principal buildings erected in the listed single-family districts.

    R-1A_minimum_floor_area: 1200 square feet · R-1B_minimum_floor_area: 1000 square feet · R-1C_minimum_floor_area: 1000 square feet · R-1D_minimum_floor_area: 800 square feet

    “Min. Floor Area-Main Structures | 1,200 | 1,000 | 1,000 | 800”
  • Minimum lot sizeDistrict specific (with conditions)

    Lots in Highland R-1A, R-1B, R-1C, and R-1D districts.

    • The table also states minimum district sizes of 5 acres for R-1A and 2 acres for R-1B, R-1C, and R-1D.

    R-1A_lot_area: 20000 square feet · R-1B_lot_area: 10000 square feet · R-1C_lot_area: 7000 square feet · R-1D_lot_area: 5000 square feet

    “Lot Area (square feet) | 20,000 | 10,000 | 7,000 | 5,000”
  • SetbacksDistrict specific (with conditions)

    Principal buildings in Highland R-1A, R-1B, R-1C, and R-1D districts.

    R-1A_front_side_rear: 25 / 15 / 20 feet · R-1B_front_side_rear: 25 / 10 / 20 feet · R-1C_front_side_rear: 25 / 7 / 20 feet · R-1D_front_side_rear: 10 / 5 / 20 feet

    “Front Setback (feet) | 25 | 25 | 25 | 10”
  • Lot coverageDistrict specific (with conditions)

    Principal buildings in Highland R-1A, R-1B, R-1C, and R-1D districts.

    R-1A_max_lot_coverage: 30 percent · R-1B_max_lot_coverage: 30 percent · R-1C_max_lot_coverage: 30 percent · R-1D_max_lot_coverage: 30 percent

    “Max. Lot Coverage | 30% | 30% | 30% | 30%”
  • Building heightDistrict specific (with conditions)

    Principal buildings in Highland R-1A, R-1B, R-1C, and R-1D districts.

    R-1A_max_height: 35 feet · R-1B_max_height: 35 feet · R-1C_max_height: 35 feet · R-1D_max_height: 35 feet

    “Building Height (feet) | 35 | 35 | 35 | 35”
  • Living in an RVProhibited

    Use of a recreational vehicle or travel trailer as a dwelling when parked inside Highland city.

    • The rule concerns recreational vehicles and travel trailers parked in the city.
    • Separate floodplain rules apply to travel trailers installed for more than 180 days.
    “Recreational vehicles and travel trailers shall not be used as a dwelling when parked in the city.”
  • Camping on your landLimited

    Camping on private residential property inside Highland city.

    • Owner or occupant consent is required.
    • An adult owner or occupant must be present from 9:00 p.m. to 6:00 a.m.
    • Campers must have access to a working toilet and sink in a building on the same zoning lot.
    • The lot must have an active city water and sewer account.
    • Camping is limited to two consecutive nights and two nights in any calendar week.
    • Camping on public property and rights-of-way is illegal.
    • Silver Lake has a separate no-overnight-camping rule except by special permit.

    maximum_consecutive_nights: 2 nights · maximum_nights_per_calendar_week: 2 nights

    “limited to not more than two consecutive nights and to not more than two nights in any calendar week”
  • Accessory dwellingsLimited

    Accessory structures used as dwellings inside Highland city.

    • An accessory structure may not be used as a residential dwelling except as provided in Sec. 90-207 concerning guesthouses.
    • The principal building must be commenced before the accessory structure and must also be used.
    • The structure must meet zoning setbacks and may not be rented or occupied for financial consideration.
    “Be used as a residential dwelling except as provided in section 90-207 (Guesthouse).”
  • Subdividing landRegulated (with conditions)

    New subdivisions and subdivision-related development inside Highland city.

    • New subdivisions must meet the flood damage prevention requirements in Secs. 26-6 and 26-7.
    • Plats or plans must include a signed registered-professional-engineer statement addressing drainage changes.
    • Base flood elevation data and floodway delineations are required, subject to the stated availability exception.
    “New subdivisions, manufactured home parks, travel trailer parks, annexation agreements, planned unit developments (PUDs) and additions to manufactured home parks and subdivisions shall meet the requirements”
  • Driveway accessLimited

    Residential building construction sites inside Highland city.

    • The permit application requires each residential construction-site driveway shown on the permit site plan to be rocked with CA 6 to a minimum depth of three inches.
    • Rock drives must be maintained on stable soil and may need replacement or soil stabilization as directed by the Code Official.
    • Building materials must be delivered using the rocked road or driveway.

    rocked_driveway_depth: >= 3 inches minimum (CA 6 material)

    “rocked with CA 6 to minimum depth of 3 inches.”
  • Permit feesPublished (with conditions)

    Highland building-permit and occupancy-related charges.

    • The permit application identifies building, electrical inspection, plumbing inspection, electrical connection, sewer connection, water connection, certificate of occupancy, and plan-review fee categories.
    • The certificate-of-occupancy fee is $250, with $200 used as a potentially refundable bond under the stated conditions.

    certificate_of_occupancy_fee: 250 USD ($200 bond; refund depends on permanent certificate at final inspection)

    “A Certificate of Occupancy fee of $250.00 is paid when the building permit is issued”
  • Permit processPublished (with conditions)

    Building permit and plan applications inside Highland city.

    • Submit the application and required documentation before construction.
    • Two complete sets of drawings are required for one- and two-family construction.
    • Commercial and industrial applications require two complete sets of sealed drawings and generally must be submitted at least 15 working days before construction.
    • Site-plan review is required for the listed C-1, nonresidential, large-addition, and major-redevelopment cases.
    • Inspections and final certificate-of-occupancy steps remain required.

    commercial_submission_lead_time: >= 15 working days (before start of construction)

    “Application shall be made on the prescribed CITY OF HIGHLAND APPLICATION”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Highland or Madison County directly.

  • Owner-builder exemption — Owner-builder exemption from Highland building requirements.
  • Tiny homes — Tiny-home occupancy inside Highland city.
  • Agricultural exemption — Agricultural or farm-building exemption from Highland permits or zoning.
  • Short-term rentals — Short-term rental use inside Highland city.

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 Highland publishes no rule on the point, not that none exists. Madison County’s page lists the county offices to call.

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