Bill Amendment: IL SB0643 | 2025-2026 | 104th General Assembly

NOTE: For additional amemendments please see the Bill Drafting List

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Bill Title: LOCAL GOVERNMENT-TECH

Status: 2026-06-01 - Rule 3-9(a) / Re-referred to Assignments [SB0643 Detail]

Download: Illinois-2025-SB0643-Senate_Amendment_001.html

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Sen. Laura Ellman

Filed: 5/21/2026

 

 

 

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AMENDMENT TO SENATE BILL 643
AMENDMENT NO. ______. Amend Senate Bill 643 by replacing
everything after the enacting clause with the following:
"Section 5. The Counties Code is amended by adding
Division 48 as follows:
(55 ILCS 5/Art. 5 Div. 48 heading new)
DIVISION 48. BUILDING INSPECTIONS
(55 ILCS 5/5-48001 new)
Sec. 5-48001. Findings and purpose.
(a) The General Assembly finds and declares that:
(1) Uncertain and lengthy building permit review and
inspection timelines add costs, delay community
investment, and make it harder to deliver housing across
the State.
(2) Ensuring predictable, efficient, and transparent
review processes is a matter of statewide concern

10400SB0643sam001 - 2 - LRB104 06921 TRT 38147 a
affecting housing supply, public safety, and economic
competitiveness.
(3) Several states, including Florida, Arizona,
Tennessee, Texas, and New Hampshire, have adopted
third-party plan review and inspection systems that
accelerate development timelines while maintaining safety
and code compliance.
(4) By setting statewide expectations and offering
qualified third-party review options when local deadlines
are exceeded, Illinois can reduce avoidable delays and
help advance needed housing and commercial development in
communities large and small.
(b) It is the purpose of this Division to create a
statewide third-party plan review and inspection framework, to
establish uniform county deadlines, and to ensure that all
applicants may obtain timely approvals necessary to advance
construction while maintaining public safety and building-code
standards.
(55 ILCS 5/5-48002 new)
Sec. 5-48002. Definitions. As used in this Act:
"Business day" means any day other than a Saturday,
Sunday, or State-recognized or county-recognized holiday.
"Complete application" means a building permit application
that includes all forms, fees, documents, site plans, and
other materials required by local ordinance.

10400SB0643sam001 - 3 - LRB104 06921 TRT 38147 a
"Qualified third-party inspector" means a person who:
(1) is a licensed architect or engineer; and
(2) holds a current and active certification issued by
the International Code Council, the National Fire
Protection Association, or the International Association
of Plumbing and Mechanical Officials, or one of their
successor organizations; and
(3) demonstrates an understanding of local codes and
amendments thereto.
"Qualified third-party plan reviewer" means a person who:
(1) is a licensed architect or engineer under the laws
of this State;
(2) holds a current and active certification issued by
the International Code Council, the National Fire
Protection Association, the Independent Alliance of the
Electrical Industry, or the International Association of
Plumbing and Mechanical Officials, or one of their
successor organizations; and
(3) demonstrates an understanding of local codes and
amendments of local codes.
"Single-trade permit" means any construction project on
the property of a one-family or 2-family residential building
that requires a permit or approval pursuant to a building code
that is limited to a single construction discipline, including
erecting, installing, enlarging, altering, repairing,
removing, converting, or replacing:

10400SB0643sam001 - 4 - LRB104 06921 TRT 38147 a
(1) a heating, ventilation, and air conditioning
system;
(2) a heat pump system;
(3) a water heater or water-treatment appliance;
(4) a solar photovoltaic system, a solar thermal
system, an energy storage system, or a combination system;
(5) an electric vehicle charging station and related
equipment;
(6) roofing;
(7) exterior openings;
(8) stucco, plaster, or siding; or
(9) fencing.
(55 ILCS 5/5-48005 new)
Sec. 5-48005. Applicability. This Division applies to all
counties, including home-rule units.
(55 ILCS 5/5-48010 new)
Sec. 5-48010. County plan review timelines.
(a) A county shall complete its initial plan review within
30 business days after receipt of a complete application for a
one-family residential project, a 2-family residential
project, or any multifamily, mixed-use, or commercial project.
(b) For single-trade permits, a county shall complete its
permit review within 3 business days after receipt of a
complete application for an installation or addition to, or

10400SB0643sam001 - 5 - LRB104 06921 TRT 38147 a
repair, alteration, or remodeling of a one-family or 2-family
residential project.
(c) A county shall issue written comments or approval
within the applicable deadline.
(d) For any subsequent review cycle after the applicant
submits revisions responding to comments, the county shall
complete its review within 10 business days of receipt of
revisions.
(e) Failure to meet any deadline under this Section
triggers the applicant's right to use a qualified third-party
plan reviewer under Section 5-48020.
(55 ILCS 5/5-48015 new)
Sec. 5-48015. Inspection timelines.
(a) A county shall conduct any required inspection within
5 business days after receipt of a request.
(b) Failure to conduct the inspection within the required
period triggers the applicant's right to use a qualified
third-party inspector under Section 5-48025.
(55 ILCS 5/5-48020 new)
Sec. 5-48020. Use of qualified third-party plan reviewers
upon missed deadline.
(a) If a county fails to complete its plan review within
the deadlines established under Section 5-48010, then the
applicant may retain a qualified third-party plan reviewer.

10400SB0643sam001 - 6 - LRB104 06921 TRT 38147 a
(b) A county shall accept any plan review submitted by a
qualified third-party plan reviewer as meeting the county's
requirements if the review demonstrates compliance with the
applicable building codes. However, if the county completes
its plan review before receiving a compliant plan review from
a qualified third-party reviewer, the county may rely on its
own plan review.
(c) A county shall issue the permit within 2 business days
after receiving a compliant third-party plan review.
(d) A county may not require a second review, impose
additional comments, or delay issuance once a qualified review
has been submitted. This includes requiring changes to
approved permit drawings during construction. Once a permit
has been approved, inspectors shall not request design changes
or additional requirements beyond what is reflected in the
approved plan, except as permitted under Section 5-48030.
(55 ILCS 5/5-48025 new)
Sec. 5-48025. Use of qualified third-party inspectors upon
missed deadline.
(a) If a county fails to conduct a required inspection
within 5 business days, then the applicant may retain a
qualified third-party inspector.
(b) A county shall accept inspection reports submitted
under this Section as satisfying local inspection requirements
if the report demonstrates compliance with the building code.

10400SB0643sam001 - 7 - LRB104 06921 TRT 38147 a
(c) A county shall issue any required approval,
certificate, or authorization within one business day after
receiving a compliant inspection report.
(55 ILCS 5/5-48030 new)
Sec. 5-48030. County audit authority.
(a) A county retains full authority to audit any qualified
third-party plan review or inspection for compliance with
applicable codes. Nothing in this Division limits a county's
authority to issue stop-work orders, withhold certificates of
occupancy, or pursue enforcement actions if the county audit
authority makes a written finding of material noncompliance
with the Division, detailing each case of material
noncompliance.
(b) An audit may not delay issuance of a permit or
authorization submitted under Section 5-48020 or 5-48025.
(c) If a county identifies material noncompliance, then it
may pursue enforcement actions available under its code
authority and report the findings to the Department of
Financial and Professional Regulation or the applicable
credentialing organization.
(d) A county may require reasonable documentation
demonstrating that a qualified third-party plan reviewer or
qualified third-party inspector meets the qualification
requirements of this Division, including proof that the
qualified third-party plan reviewer's or qualified third-party

10400SB0643sam001 - 8 - LRB104 06921 TRT 38147 a
inspector's licensure or certification is current and active.
(e) Nothing in this Division shall be construed to
transfer liability for code compliance or construction defects
from the owner, design professional, or contractor.
(55 ILCS 5/5-48035 new)
Sec. 5-48035. Fees; fee parity.
(a) In the absence of a county plan review or county
inspection, a county 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.
(b) Fees charged by a qualified third-party plan reviewer
may not exceed the county's standard fees for the same
service.
(c) A county shall reduce its fees proportionally when an
applicant uses a qualified third-party plan reviewer or
qualified third-party inspector for only one portion of the
process.
(d) An applicant who retains a qualified third-party plan
reviewer or a qualified third-party inspector is solely liable
for costs incurred for the indicated services. A county is not
liable for fees of a qualified third-party plan reviewer or
qualified third-party inspector.
(55 ILCS 5/5-48040 new)

10400SB0643sam001 - 9 - LRB104 06921 TRT 38147 a
Sec. 5-48040. Conflicts of interest.
(a) A qualified third-party plan reviewer may not review
plans if:
(1) the qualified third-party plan reviewer, an
employee of the qualified third-party plan reviewer, or
qualified third-party plan reviewer's employer was
involved in making the plans; or
(2) the plans are for work to be performed on property
owned by the qualified third-party plan reviewer, an
employee of the qualified third-party plan reviewer, or
qualified third-party plan reviewer's employer.
(b) A qualified third-party inspector may not inspect work
if the qualified third-party inspector, an employee of the
qualified third-party inspector, or qualified third-party
inspector's employer:
(1) performed any of the work;
(2) planned any of the work; or
(3) is the owner of the property on which the work was
performed.
(c) A qualified third-party plan reviewer or qualified
third-party inspector shall disclose any potential conflict of
interest to the applicant and the county before accepting an
engagement.
(55 ILCS 5/5-48045 new)
Sec. 5-48045. County immunity. Nothing in this Division

10400SB0643sam001 - 10 - LRB104 06921 TRT 38147 a
shall be construed to:
(1) find a county liable for contracts or agreements
between an applicant and a third-party plan review or
third-party inspector for unfulfilled or delayed
third-party plan reviews or inspections.
(2) grant an applicant the right to obtain relief
against a local public entity or public employee if a
third-party plan reviewer or inspector fails to conduct a
required plan review or inspection.
(55 ILCS 5/5-48050 new)
Sec. 5-48050. Home rule preemption. A home rule unit may
not regulate plan reviews or building inspections in a manner
inconsistent with this Division. This Division is a limitation
under subsection (i) of Section 6 of Article VII of the
Illinois Constitution on the concurrent exercise by home rule
units of powers and functions exercised by the State.
(55 ILCS 5/5-48097 new)
Sec. 5-48097. Severability. The provisions of this
Division are severable under Section 1.31 of the Statute on
Statutes.
Section 10. The Illinois Municipal Code is amended by
adding Division 31.2 as follows:

10400SB0643sam001 - 11 - LRB104 06921 TRT 38147 a
(65 ILCS 5/Art. 11 Div. 31.2 heading new)
DIVISION 31.2. BUILDING INSPECTIONS
(65 ILCS 5/11-31.2-1 new)
Sec. 11-31.2-1. Findings and purpose.
(a) The General Assembly finds and declares that:
(1) Uncertain and lengthy building permit review and
inspection timelines add costs, delay community
investment, and make it harder to deliver housing across
the State.
(2) Ensuring predictable, efficient, and transparent
review processes is a matter of statewide concern
affecting housing supply, public safety, and economic
competitiveness.
(3) Several states, including Florida, Arizona,
Tennessee, Texas, and New Hampshire, have adopted
third-party plan review and inspection systems that
accelerate development timelines while maintaining safety
and code compliance.
(4) By setting statewide expectations and offering
qualified third-party review options when local deadlines
are exceeded, Illinois can reduce avoidable delays and
help advance needed housing and commercial development in
communities large and small.
(b) It is the purpose of this Division to create a
statewide third-party plan review and inspection framework, to

10400SB0643sam001 - 12 - LRB104 06921 TRT 38147 a
establish uniform municipal deadlines, and to ensure that all
applicants may obtain timely approvals necessary to advance
construction while maintaining public safety and building-code
standards.
(65 ILCS 5/11-31.2-2 new)
Sec. 11-31.2-2. Definitions. As used in this Act:
"Business day" means any day other than a Saturday,
Sunday, or State-recognized or municipally-recognized holiday.
"Complete application" means a building permit application
that includes all forms, fees, documents, site plans, and
other materials required by local ordinance.
"Qualified third-party inspector" means a person who:
(1) is a licensed architect or engineer; and
(2) holds a current and active certification issued by
the International Code Council, the National Fire
Protection Association, or the International Association
of Plumbing and Mechanical Officials, or one of their
successor organizations; and
(3) demonstrates an understanding of local codes and
the local codes amendments.
"Qualified third-party plan reviewer" means a person who:
(1) is a licensed architect or engineer under the laws
of this State;
(2) holds a current and active certification issued by
the International Code Council, the National Fire

10400SB0643sam001 - 13 - LRB104 06921 TRT 38147 a
Protection Association, the Independent Alliance of the
Electrical Industry, or the International Association of
Plumbing and Mechanical Officials, or one of their
successor organizations; and
(3) demonstrates an understanding of local codes and
the local codes amendments.
"Single-trade permit" means any construction project on
the property of a one-family or 2-family residential building
that requires a permit or approval pursuant to a building code
that is limited to a single construction discipline including
erecting, installing, enlarging, altering, repairing,
removing, converting, or replacing:
(1) a heating, ventilation, and air conditioning
system;
(2) a heat pump system;
(3) a water heater or water-treatment appliance;
(4) a solar photovoltaic system, a solar thermal
system, an energy storage system, or a combination system;
(5) an electric vehicle charging station and related
equipment;
(6) roofing;
(7) exterior openings;
(8) stucco, plaster, or siding; or
(9) fencing.
(65 ILCS 5/11-31.2-5 new)

10400SB0643sam001 - 14 - LRB104 06921 TRT 38147 a
Sec. 11-31.2-5. Applicability. This Division applies to
all municipalities, including home-rule units.
(65 ILCS 5/11-31.2-10 new)
Sec. 11-31.2-10. Municipal plan review timelines.
(a) A municipality shall complete its initial plan review
within 30 business days after receipt of a complete
application for a one-family residential project, a 2-family
residential project, or any multifamily, mixed-use, or
commercial project.
(b) For single-trade permits, a municipality shall
complete its permit review within 3 business days after
receipt of a complete application for an installation or
addition to, or repair, alteration, or remodeling of a
one-family or 2-family residential project.
(c) A municipality shall issue written comments or
approval within the applicable deadline.
(d) For any subsequent review cycle after the applicant
submits revisions responding to comments, the municipality
shall complete review within 10 business days of receipt of
revisions.
(e) Failure to meet any deadline under this Section
triggers the applicant's right to use a qualified third-party
plan reviewer under Section 11-31.2-20.
(65 ILCS 5/11-31.2-15 new)

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Sec. 11-31.2-15. Inspection timelines.
(a) A municipality shall conduct any required inspection
within 5 business days after receipt of a request.
(b) Failure to conduct the inspection within the required
period triggers the applicant's right to use a qualified
third-party inspector under Section 11-31.2-25.
(65 ILCS 5/11-31.2-20 new)
Sec. 11-31.2-20. Use of qualified third-party plan
reviewers upon missed deadline.
(a) If a municipality fails to complete its plan review
within the deadlines established under Section 11-31.2-10,
then the applicant may retain a qualified third-party plan
reviewer.
(b) 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. However, if the
municipality completes its plan review before receiving a
compliant plan review from a qualified third-party reviewer,
the municipality may rely on its own plan review.
(c) A municipality shall issue the permit within 2
business days after receiving a compliant third-party plan
review.
(d) A municipality may not require a second review, impose
additional comments, or delay issuance once a compliant review

10400SB0643sam001 - 16 - LRB104 06921 TRT 38147 a
has been submitted. This includes requiring changes to
approved permit drawings during construction. Once a permit
has been approved, inspectors shall not request design changes
or additional requirements beyond what is reflected in the
approved plan, except as permitted under Section 11-31.2-30.
(65 ILCS 5/11-31.2-25 new)
Sec. 11-31.2-25. Use of qualified third-party inspectors
upon missed deadline.
(a) If a municipality fails to conduct a required
inspection within 5 business days, then the applicant may
retain a qualified third-party inspector.
(b) Municipalities shall accept inspection reports
submitted under this Section as satisfying local inspection
requirements if the report demonstrates compliance with the
building code.
(c) A municipality shall issue any required approval,
certificate, or authorization within one business day after
receiving a compliant inspection report.
(65 ILCS 5/11-31.2-30 new)
Sec. 11-31.2-30. Municipal audit authority.
(a) A municipality retains full authority to audit any
third-party plan review or inspection for compliance with
applicable codes. Nothing in this Division limits a
municipality's authority to issue stop-work orders, withhold

10400SB0643sam001 - 17 - LRB104 06921 TRT 38147 a
certificates of occupancy, or pursue enforcement actions if
the municipal authority makes a written finding of material
noncompliance with the Division, detailing each case of
material noncompliance.
(b) An audit may not delay issuance of a permit or
authorization submitted under Section 11-31.2-20 or
11-31.2-25.
(c) If a municipality identifies material noncompliance,
then it may pursue enforcement actions available under its
code authority and report the findings to the Department of
Financial and Professional Regulation or applicable
credentialing organization.
(d) A municipality may require reasonable documentation
demonstrating that a qualified third-party plan reviewer or
qualified third-party inspector meets the qualification
requirements of this Division, including proof that the
qualified third-party plan reviewer's or qualified third-party
inspector's licensure or certification is current and active.
(e) Nothing in this Division shall be construed to
transfer liability for code compliance or construction defects
from the owner, design professional, or contractor.
(65 ILCS 5/11-31.2-35 new)
Sec. 11-31.2-35. Fees; fee parity.
(a) In the absence of a municipal plan review or municipal
inspection, a municipality may not charge plan review or

10400SB0643sam001 - 18 - LRB104 06921 TRT 38147 a
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.
(b) Fees charged by a qualified third-party plan reviewer
may not exceed the municipality's standard fees for the same
service.
(c) A municipality shall reduce its fees proportionally
when an applicant uses a qualified third-party plan reviewer
or a qualified third-party inspector for only one portion of
the process.
(d) An applicant who retains a qualified third-party plan
reviewer or a qualified third-party inspector is solely liable
for costs incurred for the indicated services. A municipality
is not liable for fees of a qualified third-party plan
reviewer or qualified third-party inspector.
(65 ILCS 5/11-31.2-40 new)
Sec. 11-31.2-40. Conflicts of interest.
(a) A qualified third-party plan reviewer may not review
plans if:
(1) the qualified third-party plan reviewer, an
employee of the qualified third-party plan reviewer, or
qualified third-party plan reviewer's employer was
involved in making the plans; or
(2) the plans are for work to be performed on property
owned by the qualified third-party plan reviewer, an

10400SB0643sam001 - 19 - LRB104 06921 TRT 38147 a
employee of the qualified third-party plan reviewer, or
qualified third-party plan reviewer's employer.
(b) A qualified third-party inspector may not inspect work
if the qualified third-party inspector, an employee of the
qualified third-party inspector, or qualified third-party
inspector's employer:
(1) performed any of the work;
(2) planned any of the work; or
(3) is the owner of the property on which the work was
performed.
(c) 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.
(65 ILCS 5/11-31.2-45 new)
Sec. 11-31.2-45. Municipal immunity. Nothing in this
Division shall be construed to:
(1) find a municipality liable for contracts or
agreements between an applicant and a third-party plan
reviewer or third-party inspector for unfulfilled or
delayed third-party plan reviews or inspections; or
(2) grant an applicant the right to obtain relief
against a local public entity or public employee if a
third-party plan reviewer or inspector fails to conduct a
required plan review or inspection.

10400SB0643sam001 - 20 - LRB104 06921 TRT 38147 a
(65 ILCS 5/11-31.2-50 new)
Sec. 11-31.2-50. Home rule preemption. A home rule unit
may not regulate plan reviews or building inspections in a
manner inconsistent with this Division. This Division is a
limitation under subsection (i) of Section 6 of Article VII of
the Illinois Constitution on the concurrent exercise by home
rule units of powers and functions exercised by the State.
(65 ILCS 5/11-31.2-97 new)
Sec. 11-31.2-97. Severability. The provisions of this
Division are severable under Section 1.31 of the Statute on
Statutes.".