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_002.html

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Sen. Laura Ellman

Filed: 5/29/2026

 

 

 

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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

10400SB0643sam002 - 2 - LRB104 06921 TRT 38603 a
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
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

10400SB0643sam002 - 3 - LRB104 06921 TRT 38603 a
other materials required by local ordinance.
"Qualified third-party inspector" means a person who:
(1) is an architect or engineer licensed under the
laws of this State; 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;
(3) demonstrates an understanding of local codes and
amendments thereto; and
(4) is in compliance with a pre-registration
requirement, if any, established by the county under
subsection (f) of Section 5-48030.
"Qualified third-party plan reviewer" means a person who:
(1) is an architect or engineer licensed 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;
(3) demonstrates an understanding of local codes and
amendments of local codes; and
(4) is in compliance with a pre-registration

10400SB0643sam002 - 4 - LRB104 06921 TRT 38603 a
requirement, if any, established by the county under
subsection (f) of Section 5-48030.
"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.
(55 ILCS 5/5-48005 new)
Sec. 5-48005. Applicability. This Division applies to all
counties, including home rule counties.
(55 ILCS 5/5-48010 new)

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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 10 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 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
10 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

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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.
The applicant must notify the county, in writing, of the
applicant's intent to use the services of a third-party plan
reviewer.
(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

10400SB0643sam002 - 7 - LRB104 06921 TRT 38603 a
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 10 business days, then the applicant may retain a
qualified third-party inspector. The applicant must notify the
county, in writing, of the applicant's intent to use the
services of a 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 applicable building
codes.
(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

10400SB0643sam002 - 8 - LRB104 06921 TRT 38603 a
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
inspector's licensure or certification is current and active.
(e) A county may require a qualified third-party reviewer
or qualified third-party inspector providing services under
this Section to secure and maintain professional liability
insurance, errors and omissions insurance, or comparable
insurance coverage appropriate to the scope of the services
provided. A county may require proof of such coverage before
accepting or relying on third-party review or third-party
inspection services under this Section. Any insurance
requirement shall be commercially reasonable, uniformly
applied to similarly situated third-party reviewers or
inspectors, and shall not be used to prohibit, materially

10400SB0643sam002 - 9 - LRB104 06921 TRT 38603 a
impede, or unreasonably delay a third-party review or
inspection authorized under this Section. The permit applicant
shall verify the third-party plan reviewer's or third-party
inspector's compliance with any applicable county insurance
requirements.
(f) A county may require registration of qualified
third-party plan reviewers and qualified third-party
inspectors prior to accepting reviews and inspections under
this Division, but registration requirements shall not be used
to prohibit, materially preclude, or delay the administration
of third-party plan review or inspection services.
(1) Registration requirements for third-party plan
reviewers shall be relevant to the qualifications
necessary to carry out plan reviews and may not be greater
or more stringent than qualifications for plan reviewers
employed by the county.
(2) Registration requirements for third-party
inspectors shall be relevant to the qualifications
necessary to carry out inspections and may not be greater
or more stringent than qualifications for inspectors
employed by the county.
(g) 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)

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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
or qualified third-party inspector may not exceed the county's
standard fees for the same service. To effectuate this
requirement, a county must post its schedule of fees for plan
reviews and inspections online or provide a copy of its
schedule of fees to an applicant in person or electronically
within one business day of the applicant's request.
(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)
Sec. 5-48040. Conflicts of interest.
(a) A qualified third-party plan reviewer may not review

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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
shall be construed to:
(1) find a county liable for contracts or agreements

10400SB0643sam002 - 12 - LRB104 06921 TRT 38603 a
between an applicant and a third-party plan reviewer 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:
(65 ILCS 5/Art. 11 Div. 31.2 heading new)
DIVISION 31.2. BUILDING INSPECTIONS

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(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
establish uniform municipal deadlines, and to ensure that all
applicants may obtain timely approvals necessary to advance

10400SB0643sam002 - 14 - LRB104 06921 TRT 38603 a
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 an architect or engineer licensed under the
laws of this State; 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;
(3) demonstrates an understanding of local codes and
the local codes amendments; and
(4) is in compliance with a pre-registration
requirement, if any, established by the municipality under
subsection (f) of Section 11-31.2-30.
"Qualified third-party plan reviewer" means a person who:
(1) is an architect or engineer licensed under the
laws of this State;

10400SB0643sam002 - 15 - LRB104 06921 TRT 38603 a
(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;
(3) demonstrates an understanding of local codes and
the local codes amendments; and
(4) is in compliance with a pre-registration
requirement, if any, established by the municipality under
subsection (f) of Section 11-31.2-30.
"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;

10400SB0643sam002 - 16 - LRB104 06921 TRT 38603 a
(7) exterior openings;
(8) stucco, plaster, or siding; or
(9) fencing.
(65 ILCS 5/11-31.2-5 new)
Sec. 11-31.2-5. Applicability. This Division applies to
all municipalities, including home rule municipalities.
(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 10 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.

10400SB0643sam002 - 17 - LRB104 06921 TRT 38603 a
(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)
Sec. 11-31.2-15. Inspection timelines.
(a) A municipality shall conduct any required inspection
within 10 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. The applicant must notify the municipality, in
writing, of the applicant's intent to use the services of a
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

10400SB0643sam002 - 18 - LRB104 06921 TRT 38603 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
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 10 business days, then the applicant may
retain a qualified third-party inspector. The applicant must
notify the municipality, in writing, of the applicant's intent
to use the services of a third-party inspector.
(b) Municipalities shall accept inspection reports
submitted under this Section as satisfying local inspection
requirements if the report demonstrates compliance with
applicable building codes.
(c) A municipality shall issue any required approval,

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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
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

10400SB0643sam002 - 20 - LRB104 06921 TRT 38603 a
inspector's licensure or certification is current and active.
(e) A municipality may require a qualified third-party
reviewer or qualified third-party inspector providing services
under this Section to secure and maintain professional
liability insurance, errors and omissions insurance, or
comparable insurance coverage appropriate to the scope of the
services provided. A municipality may require proof of such
coverage before accepting or relying on third-party review or
third-party inspection services under this Section. Any
insurance requirement shall be commercially reasonable,
uniformly applied to similarly situated third-party reviewers
or third-party inspectors, and shall not be used to prohibit,
materially impede, or unreasonably delay a third-party review
or third-party inspection authorized under this Section. The
permit applicant shall verify the third-party plan reviewer's
or third-party inspector's compliance with any applicable
municipal insurance requirements.
(f) A municipality may require registration of qualified
third-party plan reviewers and qualified third-party
inspectors prior to accepting reviews and inspections under
this Division, but registration requirements shall not be used
to prohibit, materially preclude, or delay the administration
of third-party plan review or third-party inspection services.
(1) Registration requirements for third-party plan
reviewers shall be relevant to the qualifications
necessary to carry out plan reviews and may not be greater

10400SB0643sam002 - 21 - LRB104 06921 TRT 38603 a
or more stringent than qualifications for plan reviewers
employed by the municipality.
(2) Registration requirements for third-party
inspectors shall be relevant to the qualifications
necessary to carry out inspections and may not be greater
or more stringent than qualifications for inspectors
employed by the municipality.
(g) 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
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
or third-party inspector may not exceed the municipality's
standard fees for the same service. To effectuate this
requirement, a municipality must post its schedule of fees for
plan reviews and inspections online or provide a copy of its
schedule of fees to an applicant in person or electronically
within one business day of the applicant's request.
(c) A municipality shall reduce its fees proportionally

10400SB0643sam002 - 22 - LRB104 06921 TRT 38603 a
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
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;

10400SB0643sam002 - 23 - LRB104 06921 TRT 38603 a
(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.
(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

10400SB0643sam002 - 24 - LRB104 06921 TRT 38603 a
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.".