Selling a home in unincorporated DuPage County can feel different. Private septic systems, wells, and county-level permits bring extra steps that many buyers and lenders will review closely. With the right prep, you can avoid last-minute delays, protect your price, and move to a smooth closing. This guide walks you through what to gather, who to call, and when to act so you can list with confidence. Let’s dive in.
Why unincorporated sales differ
In unincorporated DuPage, your property sits outside municipal service areas. You may rely on a private septic system and a well, and your permits are handled by county or township offices rather than a city building department. Buyers, lenders, and title companies often ask for proof that these systems are permitted and functioning.
This extra documentation matters. Missing permits, failed tests, or an outdated survey can trigger underwriting flags, extended contingencies, or price concessions. Illinois disclosure forms also ask about sewage disposal, wells, and known permits or violations, so accurate records help you avoid disputes after closing.
What to gather first
Start by pulling the key records buyers and lenders will ask to see. Organize them in a digital folder so you can share them quickly with your listing agent, title company, and interested buyers.
Septic system
- Why it matters: Buyers and lenders often require proof the system is legal, permitted, and operating properly.
- Documents to collect:
- Installation permit and any repair or modification permits
- Final inspection or certificate of compliance if available
- Pumping and maintenance records
- Recent inspection report by a licensed septic inspector
- As-built drawings or location sketches if available
- Common issues: No permit on file, open repair permits, or a failing system that may require repair or replacement.
- Practical tip: A pre-listing septic inspection helps you anticipate repair requests and price decisions.
Private well
- Why it matters: Lenders and buyers often require well records and recent water quality tests.
- Documents to collect:
- Well permit or installation record, depth/log, and pump details
- Recent potable water test results for bacteria and nitrate at a minimum
- Service records for the pump and pressure system
- Abandonment documentation if an old well exists
- Common issues: Contaminated test results, missing installation records, or undocumented well locations.
- Practical tip: Basic water testing is quick and inexpensive. Testing before you list helps avoid surprises.
Building permits
- Why it matters: Unpermitted additions, finished basements, or major mechanical upgrades can stall escrow.
- Documents to collect:
- Permit history for structural changes, additions, decks, pools, detached structures, and major electrical or HVAC work
- Final inspections and closed permits or certificates of occupancy where applicable
- Common issues: Unpermitted work or open permits that require final inspections.
- Practical tip: Title companies often ask for a compliance letter showing no open permits. Start early if you need to close anything out.
Survey and description
- Why it matters: A current survey confirms boundaries, encroachments, easements, and rights of way.
- Documents to collect:
- Most recent survey or ALTA/Boundary survey
- Recorded easement documents and any road or utility dedications
- Parcel maps or legal descriptions maintained by the county
- Common issues: No recent survey, encroachments like fences or sheds, or easements you did not know about.
- Practical tip: If your lender or buyer will require a new survey, ordering early can prevent delays.
Zoning and floodplain
- Why it matters: Zoning, floodplain status, and environmental limits can affect financing and future plans.
- Documents to collect:
- Zoning classification and setback requirements
- Any special use permits, variances, or known code violations
- Floodplain designation or FEMA elevation certificate if applicable
- Common issues: Structures in setbacks, nonconforming uses, or a flood zone that triggers flood insurance.
- Practical tip: If a buyer wants to add an accessory structure or pool, early zoning confirmation helps keep the deal on track.
Timeline and process
Starting early gives you time to fix issues without losing momentum once you list.
- Begin 30 to 90 days before listing. Older systems or undocumented projects may need the full window.
- Pull your own records first. Look for prior closing documents, service receipts, permits, and surveys.
- Contact the county. Ask for permit histories for septic, wells, and building, and check for open permits.
- Order proactive inspections. Schedule septic and well inspections and a basic water test. If your survey is old or missing, talk with a licensed land surveyor.
- Close items out. Obtain estimates, schedule repairs, and secure final inspection signoffs where needed.
- Share with your team. Provide your listing agent and title company with the documents so lender requirements are clear up front.
Who to hire
- Licensed septic inspector or engineer for inspections and, if needed, design work
- Licensed well contractor or certified sampler for water testing
- Licensed land surveyor for boundary or ALTA surveys
- Licensed contractors to correct code items or close permits
Common pitfalls and fixes
Pitfall: Missing or unpermitted septic or well records
- Impact: Lenders may delay or decline, and buyers may demand inspections.
- Fix: Order a pre-listing inspection, pull county files, and budget for repairs or replacement if needed.
Pitfall: Open building permits or undocumented improvements
- Impact: Title or lender may require final inspections or retroactive permits.
- Fix: Work with the county to close permits, obtain retroactive permits where possible, and collect final signoffs.
Pitfall: Survey reveals encroachments or unknown easements
- Impact: Title exceptions or buyer concerns that can slow closing.
- Fix: Engage your surveyor and title company early, consider fence relocation or agreements, or negotiate concessions.
Pitfall: Well test shows contamination
- Impact: Buyer may require treatment, monitoring, or connection to public water where available.
- Fix: Get confirmatory tests, obtain treatment estimates, and discuss mitigation with the county. Disclose results to buyers.
Pitfall: Septic failure discovered late in escrow
- Impact: Financing may pause until repairs or replacement are complete.
- Fix: Inspect pre-listing so you can resolve issues before buyer contingencies start.
Title and lender expectations
- Title companies often ask for an updated survey, recorded easements, and proof that permits are closed.
- Lenders frequently require safe potable water and an operational septic system. Tests vary by lender and loan type.
- Early notice helps. Tell your agent, title company, and the buyer’s lender if the property relies on a private well and septic so they can outline deliverables.
Local contacts to call early
- DuPage County health or environmental division for septic and well permit files
- DuPage County building, zoning, or planning departments for building permits and zoning details
- DuPage County Recorder for plats, easements, and recorded surveys
- DuPage County assessor for parcel maps and legal descriptions
- FEMA flood maps and local floodplain officers for elevation certificates
Suggested questions when you call:
- Do you have a permit file for my parcel or address?
- Are there any open or unresolved permits on record?
- Is the property in a regulated floodplain or subject to special zoning rules?
- What documents do you need to close an open permit or approve a retrofit?
Seller checklist
Immediate steps
- Locate your prior closing packet and any permits or service receipts, then make digital copies
- Complete your Illinois seller disclosure, including well and septic information
- Contact DuPage County to request permit histories and check for open permits
- Order a septic inspection and review pumping history
- Order a potable water test for bacteria and nitrate at a minimum
- Find your most recent survey or order a new one if needed
If issues are found
- Get written repair estimates and schedule work to close open permits
- If a septic or well replacement is needed, begin design and permit steps as early as possible
- Secure final inspection reports and closure documents after repairs
Before or at listing
- Share permits, inspection reports, survey, and water tests with your listing agent
- Provide documents to title so they can flag lender requirements early
- If advised by your agent or counsel, note recorded easements or rights of way for transparency
During escrow
- Respond quickly to title and lender document requests n- Keep contractors on call in case last-minute items arise
Ready to list with confidence?
Selling in unincorporated DuPage is manageable when you prepare early. If you want a coordinated plan to gather records, schedule inspections, and present your home cleanly to buyers and lenders, our team can help you get there. Connect with The Michelle Arseneau Group for guidance and to Get Your Free Home Valuation.
FAQs
Do I need to disclose well and septic when selling in Illinois?
- Yes. Illinois seller disclosure forms ask about sewage disposal and wells, and accurate disclosure helps you avoid post-closing issues.
What if the septic inspection fails during escrow?
- Buyers may request repairs, renegotiate, or terminate if allowed by the contract. Permits and installation can extend timelines, so start early.
Who pays for septic or well repairs found in inspections?
- It is negotiable under the purchase contract. Sellers often handle required repairs to close or offer credits that buyers accept.
How long can a septic replacement take in DuPage?
- Timing varies based on design and review. Design, permit approval, and installation can take weeks to months. Begin as soon as a need is confirmed.
Will a lender require a new survey for my sale?
- Many lenders want a recent survey for single-family homes. Check with the buyer’s lender early so you can order one if needed.
