Lake Zurich Pre‑List Checklist: Permits, Photos, Paperwork

Thinking about listing your Lake Zurich home this season? The fastest way to stronger offers and fewer surprises is to prep your permits, photos, and paperwork before you hit the market. We know this process can feel overwhelming, especially when every buyer is asking for documentation. This guide gives you a clear, local checklist with links to the exact resources you need. Let’s dive in.

Permits and inspections

Why permits matter in Lake Zurich

Buyers and their lenders often ask for proof that improvements were properly permitted and inspected. The Village is the primary permitting authority and notes that unpermitted work can trigger fines or delay a sale. Review the Village’s process, common project types, and inspection steps on the official Permits & Inspections page. The Village accepts electronic submittals by email, and most permits are valid for one year.

What usually needs a permit

Typical items include additions or major remodels, decks and porches, roofing and siding, pools, electrical upgrades, HVAC replacements, plumbing and water heaters, and driveway or right‑of‑way work. Rules vary by scope, so confirm your project on the Village’s Residential Projects “How To” page. Keep contractor names, registration numbers, receipts, and final inspection approvals with your records. Buyers appreciate organized documentation.

If past work wasn’t permitted

Do a quick audit of your improvements. If you suspect a project needed a permit, contact the Village’s Building & Zoning team to discuss next steps. Simple exterior permits can take roughly 7 to 15 business days, and many interior projects take 15 to 25 business days, plus inspections. Plan your list date around these timelines and schedule inspections in advance to avoid delays.

Wells and septic properties

If your home uses a private well or septic system, buyers or lenders may request a time‑of‑transfer evaluation. The Lake County Health Department explains services and records access on its Well & Septic Evaluations page. Gather any prior evaluations, pumping receipts, and system plans. County reports are informational, so keep any maintenance records handy for buyer review.

Photos and media

Photos that sell your home

Professional photography drives online views and showings. Prep by decluttering, deep cleaning, opening blinds, and turning on lights. For a quick refresher on what to avoid, see these common photo mistakes and fixes. Store valuables and remove visible personal details before the shoot for privacy and safety.

Drone photos and rules

Aerials can showcase lot lines, proximity to parks, or a lake view. If you use drone imagery, confirm the operator holds an FAA Part 107 Remote Pilot Certificate and follows Remote ID and airspace rules. You can read the basics on the FAA’s page for commercial drone operators. Ask about insurance and how flights will be planned around weather and neighbors.

Who owns the photos

Photographers often retain copyright unless a written agreement transfers ownership or grants broader rights. Your agent should secure permission to upload images to the MLS and marketing channels. The National Association of REALTORS provides helpful guidance on copyright best practices for listing photos. If you want interior images removed after closing, discuss this upfront so your agent can align with MLS and third‑party site policies.

Virtual staging and edits

Images must accurately represent the property. If you use virtual staging, make sure edits are clearly labeled and not misleading. Confirm your agent’s approach to captions and disclosures so buyers know what is virtually enhanced.

Paperwork and disclosures

Illinois seller disclosure basics

Illinois law requires you to give buyers a written Residential Real Property Disclosure Report and to supplement it if you learn new material information before closing. The timing matters. Guidance explains that the disclosure should generally be delivered before contract signing. Review the statute summary here: Illinois Residential Real Property Disclosure Act. When in doubt, ask your attorney or agent to review your answers.

Lead‑based paint rules for pre‑1978 homes

If your home was built before 1978, federal law requires you to disclose any known lead‑based paint or hazards, provide available records, deliver the EPA/HUD pamphlet, and give buyers an opportunity for a lead inspection. HUD outlines these requirements and provides the pamphlet on its Lead‑Based Paint Disclosure page. Keep a copy of the signed lead disclosure for your records.

Local records to gather now

• Deed and owner names that match your listing paperwork.
• Most recent property tax bill and PIN. If you need a copy, request it from the Lake County Treasurer’s Duplicate Tax Bill page.
• Final permits and inspection approvals for improvements. The Village’s Permits & Inspections page explains documentation and close‑out.
• HOA or condo documents, budgets, rules, and contact info if applicable.
• Utility details, appliance manuals, warranties, and repair receipts.
• Well and septic records if your property uses private systems.

Pre‑list timeline

2 to 14 days before listing

• Pull deed, tax bill, and PIN; order any missing documents from Lake County.
• Compile permits, final inspections, contractor info, and warranties.
• If well or septic applies, request County records or schedule an evaluation.
• Complete the Illinois disclosure form and prepare the lead pamphlet if pre‑1978.

2 to 7 days before photos

• Deep clean, declutter, and refresh the yard for curb appeal.
• Schedule professional photography and discuss angles, twilight shots, and any privacy requests.
• If using drone media, verify Part 107 certification and insurance.
• Confirm who owns the photos and the license terms for MLS use.

Listing week

• Final walkthrough to confirm the home matches photos and disclosures.
• Verify MLS details, captions for any virtually staged images, and your main photo.
• Deliver required disclosures to buyers at the proper time and keep copies.

If repairs still need permits

• Start the application early. Simple exterior permits can take 7 to 15 business days and many interior projects take 15 to 25 business days, plus inspections.
• Schedule inspections in advance and factor in weekday windows.
• Keep all approvals to share with buyers and the title company.

Printable pre‑list checklist

• Confirm legal owner name(s) and deed details.
• Collect latest property tax bill and PIN.
• Gather permits, final inspections, and contractor registrations.
• If well/septic: secure prior records or schedule an evaluation.
• Complete the Illinois disclosure form; be ready to supplement if needed.
• For pre‑1978 homes: provide the HUD/EPA lead pamphlet and any lead reports.
• Compile HOA or condo docs and contacts (if applicable).
• Assemble appliance manuals, warranties, and major repair receipts.
• Book a pro photographer; confirm MLS usage rights and any drone credentials.
• Discuss privacy preferences and photo removal expectations with your agent.

Ready to list with confidence

You deserve a smooth, well‑documented sale that attracts serious buyers from day one. Our team pairs local expertise with polished marketing so your home presents beautifully and your paperwork clears the path to closing. If you want a custom pre‑list plan, vendor referrals, and timeline management, we are here to help. Start the conversation with Kate Fanselow.

FAQs

What permits do Lake Zurich buyers commonly ask to see?

• Buyers often ask for permits and final inspections for additions, roof replacements, decks, electrical or service upgrades, HVAC replacements, plumbing or water heaters, pools, and major remodels.

How long do Lake Zurich permits and inspections take before listing?

• Simple exterior permits can take around 7 to 15 business days and many interior projects take 15 to 25 business days, plus scheduled inspections, depending on scope.

Do I need a special pilot for drone listing photos?

• Yes. Commercial flights require an FAA Part 107‑certified remote pilot, registered equipment, and compliance with Remote ID and airspace rules.

When do I give buyers the Illinois disclosure form?

• Illinois guidance says the disclosure should generally be provided before signing a contract, and you must supplement if new material information arises before closing.

What are my responsibilities if my home was built before 1978?

• Provide the HUD/EPA lead pamphlet, disclose known lead‑based paint or hazards, share available records, and offer buyers the option for a lead inspection.