| Is my property in a flood area? |
- The new flood insurance rate map became effective on Nov. 6, 2000.
- Residents need to come in to city hall to look at the flood plain map for themselves. The Building Department will help residents locate their property but will not make the final determination regarding flood plain areas. Copies of the flood plain map may be purchased at www.fema.gov ., go to maps and then to MSC. Our map number is 17031C0604-F.
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| What can I do to get my property out of the flood zone? |
- Hire an Illinois licensed land surveyor.
- Surveyor must complete an elevation certificate.
- Certificate must show that the lowest floor level (noted on certificate) is a minimum of one foot above the base flood elevation (noted on certificate) .
- Send Elevation Certificate and application for a LOMA or a LOMR to FEMA. Your surveying company can apply for you and advise you of fees.
- Make copies of all paper work before submitting them to FEMA.
- Should FEMA accept your application, you will receive from FEMA a Letter of Map Amendment (LOMA) or a Letter of Map Revision (LOMR) by mail.
- Submit letter to your mortgage lender to remove flood insurance requirement.
- FEMA's Address:
FEMA
LOMA Dept.
12101 Indian Creek Ct.
Beltsville, MD 20705
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| Can you recommend a contractor for a particular project? |
- The building department will not make recommendations, however, we do have a list of contractors that are registered to work in the city. We will be happy to fax or give residents the listings upon request.
- We do not register complaints regarding contractors. We suggest residents check with the Better Business Bureau before hiring a contractor.
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| What Building Codes does the city use? |
- 1999 BOCA
- 1999 National Electrical Code
- 2004 Illinois Plumbing Code
- 1998 Mechanical Code
- Local city codes (available in a builder's guide obtained at city hall)
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| What are the requirements for a contractor to register with the city? |
General Contractors
- $50.00 registration fee/good for 2 years
- $25,000 Surety Bond/good for 2 years
- Cert. of Liability Insurance
Sub-Contractors
- $25.00 registration fee/good for 1 year
- $10,000 Surety Bond/good for 1 year
- Cert. of Liability Insurance
Plumbing, Electrical and Roofing contractors must furnish a copy of their current licenses.
We will be happy to fax our contractor registration application upon request. |
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| What is the zoning for a particular property? |
- Zoning varies throughout the city. You will need to call city hall to verify zoning. If you frequently need zoning for properties in Palos Hills, maps may be purchased at city hall.
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| When do I need a building permit? |
In general, if you are making structural changes to your building, you need a permit.
Permits would be required for, but are not limited to:
- Lawn Sprinklers
- Garages
- Roofing
- Fences
- Pools (above or in-ground)
- Sheds
- Decks
- Driveways
- Electrical work
- Demolitions (EPA permit required)
- All residential additions
- All commercial changes or additions
- All new homes
- All new construction
- All fire damaged buildings (pre-inspections & permit needed)
- Gas hot water tank changed to tank less water heater
- Change of landscape grade
- Waste sewage line repair
All permits require a Real Estate Index Number - found on owner's property tax bill.
Homeowners who do their own work are required to sign a hold-harmless agreement.
Commercial properties must employ a registered contractor. |
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