Have you ever painted your front door or refreshed your fence and wondered if you needed a permit? In Highland Park, some of the “small” updates that feel cosmetic can still trigger town approvals. If you are planning a project or prepping to sell, understanding what needs a permit or design review can save you time, money, and stress. This guide shows you the projects homeowners often miss, how to check your home’s compliance, and what to do if you discover past work without proper approvals. Let’s dive in.
Why small changes need approval
Highland Park maintains strict standards for design, safety, and drainage. That means visible exterior changes and work that affects the public right of way often need town review, even when the work seems minor.
- Building and trade permits. These cover structural work and systems like roofing, pools, electrical, plumbing, HVAC, and large retaining walls. Driveway tie-ins and curb cuts also fall here.
- Design and administrative approvals. These include architectural or historic review, fence and site plan checks, tree permits, and right of way approvals for anything that touches the street, sidewalk, or parkway.
Both tracks matter at resale. Buyers, lenders, and title companies may request proof that major work was permitted and inspected, and the Town can require corrections if work was done without approval.
Projects homeowners often miss
Exterior paint and materials changes
Painting feels like maintenance, but in Highland Park, exterior color or material changes on street-facing sides may require design or historic review. Properties in historic overlays or deed-restricted areas often need pre-approval of visible colors and materials. Skipping this can lead to stop-work orders or a requirement to repaint before closing. Keep color samples, approval letters, and contractor scope on file.
Fences, gates, and retaining walls
New fences, height changes, and any street-facing or front-yard fence typically require review. Retaining walls over a certain height, commonly 3 to 4 feet, often need permits too. The Town also regulates setbacks, sight lines at corners and driveways, and materials. Installing inside an easement or too close to a line can trigger costly relocation later.
Driveways, sidewalks, and flatwork
If you are replacing a driveway, adding a patio, or changing sidewalk layouts, you may be changing impervious coverage and drainage. Highland Park enforces stormwater standards, so these projects usually need approval. Driveway approaches, curb cuts, and apron work that touch the street require right of way coordination and inspections.
Artificial turf and drainage-heavy landscaping
Artificial turf often sits on a compacted base that changes permeability. If your installation alters grading or increases runoff, Town review is commonly required. If you update irrigation during the project, expect plumbing requirements such as proper backflow devices and inspections.
Trees and tree removal
Removing canopy trees or certain regulated species typically needs a permit and may require mitigation with replacement trees. Unauthorized removal can result in fines and replanting orders. Always confirm before you cut.
Roofing, gutters, and exterior repairs
Roof replacements generally require permits and inspections. In historic or design-reviewed areas, specific materials or profiles may need approval. Simple shingle swaps are often permitted work, while structural changes, slate or metal roofing, or pitch modifications can trigger plan review.
HVAC, electrical, plumbing, and gas
Relocating an AC condenser, replacing an electrical panel, running new gas lines, or installing a water heater usually requires a licensed contractor and trade permit. Inspectors check clearances, wiring, venting, and safety devices.
Pools, spas, and water features
Pools need building permits, safety barriers, and separate electrical, plumbing, and mechanical approvals for equipment. Expect multiple inspections from excavation to final barrier and equipment checks.
Accessory structures and outdoor living
Sheds, pergolas, carports, and guest spaces often cross permit thresholds. Size, height, foundations, and utility tie-ins matter. Zoning setbacks and lot coverage rules also apply, so site plans are usually required.
Solar panels and renewables
Photovoltaic systems require electrical permits and may need structural review for roof mounts. If panels are visible from the street, design review rules can apply. Utility interconnection approvals are separate from Town permits.
Right of way, aprons, and sidewalks
Any work in the parkway, curb, or sidewalk zone needs a right of way permit and coordination with Public Works. This includes driveway aprons and utility tie-ins. Contractors may need specific insurance or bonds.
Major remodels and additions
Large projects are obvious permit candidates. Plan for building permits, multiple trade permits, energy compliance documents, and staged inspections. Many projects also need design or zoning review.
How to verify your home is compliant
Use this simple process before you start a project or list your home:
- Request your property’s permit history from the Town. Ask for an open and closed permit report so you know what has final sign-off.
- Walk the exterior with a critical eye. Note any visible work from the last few years, including paint and materials changes, fences, flatwork, turf, and trees removed.
- Gather documentation. Collect permits, inspection cards, certificates of appropriateness, contractor invoices, and warranties.
- Confirm HOA or deed restrictions. Some neighborhoods have their own color, fence, or design rules that apply in addition to Town requirements.
- Call Building and Planning. Ask whether each project on your list needs a building/trade permit, design review, or both. When in doubt, request a written determination.
- Create a cure plan if gaps appear. If you find unpermitted work, ask the Town about retroactive permits or as-built reviews, what inspections are required, and any corrective work.
Timelines and what to expect
Simple trade permits like AC replacements, water heaters, or standard fence replacements can be reviewed within days to a couple of weeks. Projects that touch drainage, structure, or design review often take longer. If your work involves engineering, board review, or multiple departments, plan for several weeks or more. Most projects will include staged inspections, such as subgrade and form checks for flatwork, rough inspections for trades, and a final sign-off. Some design approvals also require a final compliance confirmation.
Selling soon? Avoid surprises
Buyers and lenders may ask for permit records on major systems, pools, roofs, and visible exterior changes. Open permits or enforcement notices can delay closing. If your pre-list inspection or a buyer’s inspection finds unpermitted work, contact the Town promptly to begin retroactive permitting. Be ready to submit plans, open walls where needed for inspection, and complete corrections. In many cases, the Town will allow a retrofit to bring work into compliance rather than full removal.
If you are planning pre-market upgrades, factor permits and approvals into your timeline. It is better to obtain approvals now than to negotiate credits or rush corrections under contract.
Quick seller checklist
- Confirm permit needs before starting any visible exterior work.
- Order an open and closed permit history for your address.
- Verify any HOA or deed restrictions on colors, fencing, and materials.
- Hire licensed, insured contractors and require they pull permits.
- Keep a binder of permits, inspection sign-offs, COAs, warranties, and invoices.
- If unpermitted work is discovered, get written guidance from the Town and share a clear action plan with the buyer.
When to call in help
You do not have to navigate this alone. A local advisor can help you review your project list, coordinate with Town staff, and build a realistic timeline for approvals and inspections. If you are selling, thoughtful planning around compliance can pair with presentation upgrades to drive a stronger result.
Ready to prep your Highland Park home the right way? Reach out to Unknown Company to talk through your goals, build a permit-ready plan, and map the improvements that deliver the most value.
FAQs
Do exterior paint color changes in Highland Park need approval?
- Painting itself is not a typical building permit, but visible exterior color or material changes may require design or historic review. Always confirm with Planning or Design Review.
Does interior painting require a permit in Highland Park?
- Interior painting is considered maintenance and normally does not require a building permit.
Are fence replacements always permitted in Highland Park?
- If you change fence height, location, or build in a street-facing area, you typically need approval. Retaining walls over a certain height often require permits. Verify setbacks and sight lines.
Who handles permits and reviews in Highland Park?
- Building and Inspections manages building and trade permits. Planning and any Historic or Design Review body handle aesthetic and zoning items. Public Works oversees right of way work.
What if I find unpermitted work before selling my Highland Park home?
- Contact the Town to request retroactive permits or an as-built review. Expect inspections and potential corrections. Share your timeline and plan with buyers to keep the deal on track.
Do driveway changes and curb cuts need Town approval?
- Yes. Anything that touches the public right of way, including driveway aprons and curb cuts, typically needs right of way permits and inspections.
