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104TH GENERAL ASSEMBLY
State of Illinois
2025 and 2026
SB4063

Introduced 2/19/2026, by Sen. Laura Ellman

SYNOPSIS AS INTRODUCED:

See Index

Amends the Illinois Municipal Code. Provides that a municipality
shall complete its initial plan review within (1) 15 business days after
receipt of a complete application for a one-family residential project or
2-family residential project or (2) 30 business days after receipt of a
complete application for any multifamily, mixed-use, or commercial
project. Provides that, if a municipality fails to complete its plan
review within the deadlines established under the provisions, then the
applicant may retain a qualified third-party plan reviewer. Provides that
a municipality shall accept any plan review submitted by a qualified
third-party plan reviewer as meeting the municipality's requirements if
the review demonstrates compliance with the applicable building codes.
Provides that, if a municipality fails to conduct a required inspection
within 2 business days, then the applicant may retain a qualified
third-party inspector. Provides that a municipality may require reasonable
documentation demonstrating that a qualified third-party plan reviewer or
qualified third-party inspector meets the qualification requirements,
including proof that the qualified third-party plan reviewer's or
qualified third-party inspector's licensure or certification is current
and active. Provides that a municipality may not charge plan review or
inspection fees for any portion of the review process or inspection
process performed by a qualified third-party plan reviewer or qualified
third-party inspector. Provides that a qualified third-party plan reviewer
or qualified third-party inspector shall disclose any potential conflict
of interest to the applicant and the municipality before accepting an
engagement. Limits home rule powers.
LRB104 20891 RTM 34565 b

A BILL FOR

SB4063
LRB104 20891 RTM 34565 b
1

AN ACT concerning local government.

2

Be it enacted by the People of the State of Illinois,
3
represented in the General Assembly:

4

Section 5.
The Illinois Municipal Code is amended by
5
adding Division 31.2 as follows:

6

(65 ILCS 5/Art. 11 Div. 31.2 heading new)
7
DIVISION 31.2.

BUILDING INSPECTIONS

8

(65 ILCS 5/11-31.2-1 new)
9

Sec. 11-31.2-1.
Findings and purpose.
10

(a) The General Assembly finds and declares that:
11

(1) uncertain and lengthy building permit review and
12

inspection timelines add costs, delay community
13

investment, and make it harder to deliver housing across
14

the State;
15

(2) ensuring predictable, efficient, and transparent
16

review processes is a matter of statewide concern
17

affecting housing supply, public safety, and economic
18

competitiveness;
19

(3) several states, including Florida, Arizona,
20

Tennessee, Texas, and New Hampshire, have adopted
21

third-party plan review and inspection systems that
22

accelerate development timelines while maintaining safety

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1

and code compliance; and
2

(4) By setting statewide expectations and offering
3

qualified third-party review options when local deadlines
4

are exceeded, Illinois can reduce avoidable delays and
5

help advance needed housing and commercial development in
6

communities large and small.
7

(b) It is the purpose of this Division to create a
8
statewide third-party plan review and inspection framework, to
9
establish uniform municipal deadlines, and to ensure that all
10
applicants may obtain timely approvals necessary to advance
11
construction while maintaining public safety and building-code
12
standards.

13

(65 ILCS 5/11-31.2-2 new)
14

Sec. 11-31.2-2.
Definitions.
As used in this Act:
15

"Business day" means any day other than a Saturday,
16
Sunday, or State-recognized holiday.
17

"Complete application" means an application that includes
18
all forms, fees, documents, site plans, and other materials
19
required by local ordinance.
20

"Qualified third-party plan reviewer" means a person who:
21

(1) is a licensed architect or engineer under the laws
22

of this State; and
23

(2) holds a current and active certification issued by
24

the International Code Council, the National Fire
25

Protection Association, or the International Association

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of Plumbing and Mechanical Officials, or one of their
2

successor organizations.
3

"Qualified third-party inspector" means a person who:
4

(1) is a licensed architect or engineer; and
5

(2) holds a current and active certification issued by
6

the International Code Council, the National Fire
7

Protection Association, or the International Association
8

of Plumbing and Mechanical Officials, or one of their
9

successor organizations.

10

(65 ILCS 5/11-31.2-5 new)
11

Sec. 11-31.2-5.
Applicability.
This Division applies to
12
all municipalities, including home-rule units.

13

(65 ILCS 5/11-31.2-10 new)
14

Sec. 11-31.2-10.
Municipal plan review timelines.
15

(a) A municipality shall complete its initial plan review
16
within:
17

(1) 15 business days after receipt of a complete
18

application for a one-family residential project or
19

2-family residential project; or
20

(2) 30 business days after receipt of a complete
21

application for any multifamily, mixed-use, or commercial
22

project.
23

(b) A municipality shall issue written comments or
24
approval within the applicable deadline.

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(c) For any subsequent review cycle after the applicant
2
submits revisions responding to comments, the municipality
3
shall complete review within 10 business days.
4

(d) Failure to meet any deadline under this Section
5
triggers the applicant's right to use a qualified third-party
6
plan reviewer under Section 11-31.2-20.

7

(65 ILCS 5/11-31.2-15 new)
8

Sec. 11-31.2-15.
Inspection timelines.
9

(a) A municipality shall conduct any required inspection
10
within 2 business days after receipt of a request.
11

(b) Failure to conduct the inspection within the required
12
period triggers the applicant's right to use a qualified
13
third-party inspector under Section 11-31.2-25.

14

(65 ILCS 5/11-31.2-20 new)
15

Sec. 11-31.2-20.
Use of qualified third-party plan
16
reviewers upon missed deadline.
17

(a) If a municipality fails to complete its plan review
18
within the deadlines established under Section 11-31.2-10,
19
then the applicant may retain a qualified third-party plan
20
reviewer.
21

(b) A municipality shall accept any plan review submitted
22
by a qualified third-party plan reviewer as meeting the
23
municipality's requirements if the review demonstrates
24
compliance with the applicable building codes.

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(c) A municipality shall issue the permit within 2
2
business days after receiving a compliant third-party plan
3
review.
4

(d) A municipality may not require a second review, impose
5
additional comments, or delay issuance once a qualified review
6
has been submitted, except as permitted under Section
7
11-31.2-30.

8

(65 ILCS 5/11-31.2-25 new)
9

Sec. 11-31.2-25.
Use of qualified third-party inspectors
10
upon missed deadline.
11

(a) If a municipality fails to conduct a required
12
inspection within 2 business days, then the applicant may
13
retain a qualified third-party inspector.
14

(b) Municipalities shall accept inspection reports
15
submitted under this Section as satisfying local inspection
16
requirements if the report demonstrates compliance with the
17
building code.
18

(c) A municipality shall issue any required approval,
19
certificate, or authorization within one business day after
20
receiving a compliant inspection report.

21

(65 ILCS 5/11-31.2-30 new)
22

Sec. 11-31.2-30.
Municipal audit authority.
23

(a) A municipality retains full authority to audit any
24
third-party plan review or inspection for compliance with

SB4063
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1
applicable codes. Nothing in this Division limits a
2
municipality's authority to issue stop-work orders, withhold
3
certificates of occupancy, or pursue enforcement actions for
4
noncompliance.
5

(b) An audit may not delay issuance of a permit or
6
authorization submitted under Section 11-31.2-20 or
7
11-31.2-25.
8

(c) If a municipality identifies material noncompliance,
9
then it may pursue enforcement actions available under its
10
code authority and report the findings to the Department of
11
Financial and Professional Regulation or applicable
12
credentialing organization.
13

(d) A municipality may require reasonable documentation
14
demonstrating that a qualified third-party plan reviewer or
15
qualified third-party inspector meets the qualification
16
requirements of this Division, including proof that the
17
qualified third-party plan reviewer's or qualified third-party
18
inspector's licensure or certification is current and active.
19

(e) Nothing in this Division shall be construed to
20
transfer liability for code compliance or construction defects
21
from the owner, design professional, or contractor.

22

(65 ILCS 5/11-31.2-40 new)
23

Sec. 11-31.2-40.
Fees; fee parity.
24

(a) A municipality may not charge plan review or
25
inspection fees for any portion of the review process or

SB4063
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1
inspection process performed by a qualified third-party plan
2
reviewer or qualified third-party inspector.
3

(b) Fees charged by a qualified third-party plan reviewer
4
may not exceed the municipality's standard fees for the same
5
service.
6

(c) A municipality shall reduce its fees proportionally
7
when an applicant uses third-party review for only one portion
8
of the process.

9

(65 ILCS 5/11-31.2-45 new)
10

Sec. 11-31.2-45.
Conflicts of interest.
11

(a) A qualified third-party plan reviewer may not review
12
plans if:
13

(1) the qualified third-party plan reviewer, an
14

employee of the qualified third-party plan reviewer, or
15

qualified third-party plan reviewer's employer was
16

involved in making the plans; or
17

(2) the plans are for work to be performed on property
18

owned by the qualified third-party plan reviewer, an
19

employee of the qualified third-party plan reviewer, or
20

qualified third-party plan reviewer's employer.
21

(b) A qualified third-party inspector may not inspect work
22
if the qualified third-party inspector, an employee of the
23
qualified third-party inspector, or qualified third-party
24
inspector's employer:
25

(1) performed any of the work;

SB4063
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1

(2) planned any of the work; or
2

(3) is the owner of the property on which the work was
3

performed.
4

(c) A qualified third-party plan reviewer or qualified
5
third-party inspector shall disclose any potential conflict of
6
interest to the applicant and the municipality before
7
accepting an engagement.

8

(65 ILCS 5/11-31.2-50 new)
9

Sec. 11-31.2-50.
Home rule preemption.
A home rule unit
10
may not regulate plan reviews or building inspections in a
11
manner inconsistent with this Division. This Division is a
12
limitation under subsection (i) of Section 6 of Article VII of
13
the Illinois Constitution on the concurrent exercise by home
14
rule units of powers and functions exercised by the State.

15

(65 ILCS 5/11-31.2-97 new)
16

Sec. 11-31.2-97.
Severability.
The provisions of this
17
Division are severable under Section 1.31 of the Statute on
18
Statutes.

SB4063
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LRB104 20891 RTM 34565 b
1

INDEX

2

Statutes amended in order of appearance

3

65 ILCS 5/Art. 11 Div.
4

31.2 heading new
5

65 ILCS 5/11-31.2-1 new
6

65 ILCS 5/11-31.2-2 new
7

65 ILCS 5/11-31.2-5 new
8

65 ILCS 5/11-31.2-10 new
9

65 ILCS 5/11-31.2-15 new
10

65 ILCS 5/11-31.2-20 new
11

65 ILCS 5/11-31.2-25 new
12

65 ILCS 5/11-31.2-30 new
13

65 ILCS 5/11-31.2-40 new
14

65 ILCS 5/11-31.2-45 new
15

65 ILCS 5/11-31.2-50 new
16

65 ILCS 5/11-31.2-97 new

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