Bathroom Remodel Permit in Downers Grove, IL (2026)

Research by DoINeedAPermit Research Team · Updated May 2026

The Short Answer

A full bathroom remodel in Downers Grove requires a permit if you relocate plumbing fixtures, add electrical circuits, convert a tub to shower (or vice versa), install a new exhaust fan, or move walls. Surface-only work (tile, vanity swap in place, faucet replacement) is exempt.

Downers Grove follows the 2012 International Building Code as amended by the Village, and enforces plumbing/electrical/structural changes through its own plan-review process — meaning you'll submit digitally via the Village's permit portal, not in person at a counter like some DuPage County neighbors (West Chicago, for instance, still requires in-person filing for complex projects). The Village's key unique requirement: exhaust fan ducts must terminate to the exterior with a damper, and many reviewers flag incomplete waterproofing specs (specify your cement board + liquid membrane system upfront, not during review). The Village also requires GFCI protection on all bathroom circuits per NEC 210.8(A), which trips up DIYers who add an outlet without showing the GFCI strategy on the electrical plan. Lead-paint disclosure and testing is mandatory if your home was built before 1978 — Downers Grove enforces this strictly. Plan-review timeline runs 3–4 weeks for a standard remodel with electrical and plumbing changes; expedited (1–2 week) review is available for an extra fee if you pay for it upfront.

What happens if you skip the permit (and you needed one)

Stop-work orders in Downers Grove carry fines up to $500 per day of violation, plus you'll owe double the permit fee ($600–$1,600) to re-pull and re-inspect the work.
Insurance claims for water damage or electrical fire in an unpermitted bathroom renovation can be denied entirely — Downers Grove requires proof of permit for most homeowner's claims.
Selling your home without disclosing unpermitted work triggers Illinois Real Estate Disclosure Act liability; buyers can sue for the cost of permits, re-inspection, and remediation (often $2,000–$8,000 for a bathroom).
Lender or refinancer discovery of unpermitted electrical or plumbing work can trigger a forced-removal requirement or lien attachment that delays closing by 60+ days and costs $3,000–$5,000 to cure.

Downers Grove full bathroom remodel permits — the key details

Downers Grove Building Department enforces the 2012 IBC with local amendments, and the core rule is straightforward: any change to the plumbing, electrical, or structural system in a bathroom requires a permit and plan review. The IRC P2706 drainage-fittings rule applies — your relocated drain lines must have proper pitch (minimum 1/4 inch per foot), trap arms must not exceed 42 inches before a vent stack (IRC P3105.1), and all traps must be accessible for cleaning. Similarly, IRC M1505 mandates that exhaust fans in bathrooms must discharge 100 cubic feet per minute (CFM) minimum and be ducted to the exterior — not into the attic or soffit, which is a common mistake and a guaranteed rejection during rough-plumbing inspection. The Village's permit office specifically checks for a labeled damper on the exterior termination. If you're moving a toilet, sink, or shower, you're also triggering plumbing inspection. If you're adding a new exhaust fan, you're triggering electrical inspection. If both, expect two separate inspections (or a combined inspection if the Village offers it that day).

Electrical work is the second major trigger. NEC 210.8(A) requires all bathroom receptacles to be protected by a GFCI (ground-fault circuit interrupter), and the 2012 IBC adopted this nationwide. But Downers Grove's plan-review process is strict: you must show on your electrical plan which outlets are GFCI-protected (either by a GFCI breaker or a GFCI outlet at the first position on the circuit). Many homeowners skip this detail and get a rejection email asking for a revised electrical plan. If you're adding any new circuits (e.g., a dedicated 20-amp circuit for a heated floor or a new lighting circuit), you must submit an electrical plan showing the new breaker, wire gauge (typically 12 AWG for 20-amp), and conduit routing. If you're upgrading the main panel or adding a subpanel, that's a separate electrical permit. The Village charges $50–$100 per additional circuit on top of the base permit fee.

Waterproofing is the third critical detail — and it's where many plan reviews stall. If you're converting a tub to a shower (or vice versa) or gutting the shower surround, IRC R702.4.2 requires a water-resistant or waterproof backing material and membrane. Downers Grove reviewers want to see that specified in writing: 'cement board with liquid waterproof membrane (ANSI A118.10)', or 'kerdi system', or equivalent. Simply writing 'tile' or 'waterproof paint' is not enough and will trigger a rejection. The shower pan itself must have a secondary drain pan (IRC P2711) if it sits over occupied space below — common in two-story homes. If you're also moving a vent line or adding a new one, the duct must have R-4 or R-6 insulation if it runs through unconditioned space (to prevent condensation). You'll need to specify this on your mechanical plan or note it on the permit application.

Lead-paint disclosure is mandatory for homes built before 1978 in Downers Grove. The EPA requires a 10-day disclosure window — you must give the contractor (if hired) and the permit office written notice that the home may contain lead. If you're disturbing painted surfaces, you must hire a lead-certified contractor or encapsulate the work (seal it off). Failure to do this is a federal EPA violation and can result in fines up to $16,000. The Village doesn't enforce EPA rules directly, but your contractor is liable, and your homeowner's insurance may not cover lead-related claims if you skipped disclosure. Always pull the disclosure form from the Village's website or ask the Building Department for it at permit intake.

The permit application process in Downers Grove is digital-first: you'll upload plans via the Village's online portal (accessible from downers-grove.org), including a completed permit application, contractor info (if applicable), a one-line electrical plan showing new circuits and GFCI strategy, a plumbing plan showing all relocated drains and vents, and a site plan if any structural walls are moving. If it's owner-builder work (you are the homeowner and doing some of the work yourself), you'll need to mark that on the application; Downers Grove allows owner-builders for owner-occupied homes, but you still need a permit and inspection. The permit fee is based on valuation — typically $300–$800 for a full bathroom remodel with plumbing and electrical changes. Plan review takes 3–4 weeks on average; if the reviewer finds an issue (missing waterproofing spec, GFCI strategy unclear, trap arm too long), you'll get an email with marked-up plans asking for revisions, which takes another 1–2 weeks. Plan on 5–6 weeks from application to first inspection.

Three Downers Grove bathroom remodel (full) scenarios

Scenario A

Master bath gut remodel with relocated shower, new vanity sink, and added exhaust fan — Downers Grove two-story in flood zone

You're removing the old tub, moving the shower to the opposite wall (new drain line), installing a new vanity 3 feet away from the old location (new supply lines), and adding a new exhaust fan (new electrical circuit). This triggers plumbing, electrical, and mechanical permits. Step one: submit a plumbing plan showing the new 3-inch drain line from the shower to the main stack, with trap at 36 inches (within code), a 2-inch vanity drain, and vents. The Village will check that the trap arms don't exceed 42 inches and that the vent is sized per IRC P3105.2 (2-inch for a vanity, 3-inch for a shower). You'll also submit an electrical plan showing a dedicated 20-amp circuit for the exhaust fan (120V, 0.5-amp typical) and specify GFCI protection on all outlets. The shower requires a waterproofing spec: cement board + liquid membrane or Kerdi; the Village will reject 'tile only'. Because your home is in a flood zone (east of the Salt Creek floodway), you may also need a minor-work elevation certificate if the bathroom floor is being raised — ask the Building Department during intake. Permit fee: $400–$600 based on $15,000–$20,000 valuation. Inspections: rough plumbing (before walls close), rough electrical (before drywall), final plumbing and electrical. Timeline: 5–6 weeks from application to certificate of occupancy.

Scenario B

Bathroom vanity and toilet swap in place, new tile, no fixture relocation — Downers Grove 1950s bungalow

You're replacing the old vanity with a new one in the same location (same supply rough-in), replacing the toilet (same wax ring location, same drain), and re-tiling the walls. No plumbing lines are moved, no electrical circuits are added, no walls are touched. This is surface-only work and exempt from permitting per Downers Grove code. However, if the home was built before 1978, you still need an EPA lead-paint disclosure notice before work begins — even though no permit is required, the contractor must sign it. If the tile work disturbs existing plumbing (e.g., you find dry rot behind the vanity and need to replace supply lines), that change triggers a permit for those lines, but the tile itself is not the issue. Also, if you're adding a GFCI outlet where none exists (e.g., a new outlet for a heated mirror), that's a minor electrical change — Downers Grove may allow this under the 'maintenance and repair' exemption, but you should call the Building Department to confirm; better to pull a $50 electrical permit than to get a stop-work order later. Cost: $0 permit fees. No inspection required.

No permit required (surface work only) | Lead-paint disclosure required (pre-1978 homes) | Same supply/drain locations = no permit | New outlet for heated mirror = confirm with Building Dept | $0 permit fees

Scenario C

Tub-to-shower conversion with existing drain reuse, new exhaust duct routed through attic, small load-bearing wall removed — Downers Grove 1980s ranch

You're keeping the existing drain location (no new plumbing rough-in) but converting the tub to a shower, which changes the waterproofing assembly. You're adding a new exhaust fan with a duct that runs through the unconditioned attic to terminate at the roof soffit. You're also removing a non-load-bearing wall between the bathroom and adjacent bedroom to create an open-plan bathroom. This is a full-scope project: plumbing (waterproofing), mechanical (exhaust), and structural permits. First, the waterproofing: even though the drain stays in place, converting from tub to shower means a new pan and surround assembly — you must specify the waterproofing membrane (IRC R702.4.2) in writing. Cement board + liquid membrane is standard and will pass review. Second, the exhaust duct: it must be at least 4 inches diameter, insulated (R-4 minimum for attic routing per IRC M1505), with a damper at the exterior termination. Many contractors forget the insulation and get a rejection — specify it on your plan. Third, the structural wall: the Building Department will require a structural engineer's letter certifying that the wall is non-load-bearing, OR you'll need to submit a framing plan with a beam design if it's load-bearing. If it's load-bearing, the cost and timeline jump significantly (engineer + beam design = $1,500–$3,000 and 2–3 extra weeks). Assuming it's non-load-bearing, the permit is straightforward. Permit fee: $500–$800 based on $18,000–$25,000 valuation. Inspections: rough plumbing (waterproofing check), rough mechanical (duct routing and damper), framing (wall removal verification), final plumbing, mechanical, and framing. Timeline: 6–8 weeks if no beam required; 10–12 weeks if structural design is needed.

Permit required (waterproofing + mechanical + structural) | Waterproofing spec required | Exhaust duct must be insulated (R-4 attic) with damper | Non-load-bearing wall certification required (or engineer letter) | $500–$800 permit fees | 6–8 week timeline (longer if load-bearing wall)

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Downers Grove's plan-review process and how to avoid rejections

Downers Grove uses an online permit portal (accessible via downers-grove.org/permits or similar) where you upload your application, plans, and contractor credentials. The Building Department's plan reviewer (typically one dedicated reviewer for residential permits) will examine your submission within 5–7 business days and send you marked-up plans via email if there are issues. Common rejections for bathroom remodels: (1) Waterproofing not specified — write 'cement board (ASTM C500) + liquid waterproof membrane (ANSI A118.10)' or equivalent; (2) GFCI strategy not shown on electrical plan — draw a circle around the GFCI outlet or breaker and label it; (3) Exhaust fan damper not specified — note 'damper at exterior termination' on the mechanical plan; (4) Trap arm exceeds code length — measure and verify under 42 inches before you submit.

If you get a rejection, the Village will email you the revised plan form and ask you to resubmit within 10 days. Resubmission takes another 5–7 days for review. Most projects get approved on the second submission if you address the specific comments. If the reviewer needs clarification (e.g., 'Is the wall load-bearing?'), they'll email and ask you to call them; Downers Grove reviewers are generally responsive but may take 2–3 days to answer the phone. To speed things up, submit the most complete plan possible on the first go — include a one-line electrical plan, a plumbing plan with dimensions and pipe sizes, and a waterproofing note. Also, include a note on the application itself: 'Owner-builder — homeowner performing some work' if applicable, or 'Contractor: [name and license #]' if you're hiring.

Once approved, you'll get a permit number via email and a PDF permit card to print and post on site. Inspections are scheduled online or by phone: rough plumbing (Inspector checks drain pitch, trap placement, vent sizing), rough electrical (GFCI outlets tested, breaker labeled), and final (all systems). The Village typically schedules inspections within 3–5 business days of your request. If an inspection fails, the inspector will email you a correction notice; you fix the issue and request re-inspection (usually next business day). Most bathroom remodels pass final on the first inspection if rough inspections caught everything.

Waterproofing and exhaust-fan compliance in Downers Grove bathrooms

Waterproofing is the most commonly misunderstood part of a bathroom remodel permit in Downers Grove, and it's the biggest source of rejections. IRC R702.4.2 requires that any tub or shower surround have a water-resistant backing material (cement board, gypsum board, or proprietary systems like Kerdi) and a waterproof membrane behind or within it. The Village's plan reviewer will flag any application that says 'tile' or 'waterproof paint' without specifying the backing system. The correct way to specify it: 'Shower surround: 1/2-inch cement board (ASTM C500) + liquid waterproof membrane (ANSI A118.10), applied per manufacturer specs.' Alternatively: 'Kerdi shower assembly per Schlüter specifications.' The reviewer needs this in writing because cement board + membrane is the industry standard and insurers and lenders recognize it. If you use a different system (e.g., Wedi, Hydro-Ban, or tile backer board), specify it by brand and standard.

For exhaust fans, IRC M1505 requires a minimum 100 CFM fan ducted to the exterior. Downers Grove adds a local requirement: the exterior termination must have a damper (a one-way flapper that closes when the fan is off). The duct itself must be at least 4 inches in diameter and insulated with R-4 or R-6 if it runs through unconditioned space (attic, crawlspace). If you route the duct through the attic and don't insulate it, condensation will drip back into the fan housing and cause mold and water damage — the inspector will catch this during rough-mechanical inspection and mark it a defect. Write 'Exhaust duct: 4-inch insulated ductwork (R-4 minimum) with exterior damper' on your mechanical plan. Also, do not terminate the duct into the soffit or attic — that's a code violation and the inspector will make you fix it. Roofline termination or gable termination is correct.

City of Downers Grove Building Department
6001 Main Street, Downers Grove, IL 60516 (City Hall; Building Department is within)
Phone: (630) 434-5000 (main); ask for Building Department or Permits Division | https://www.downers-grove.org (search 'permits' or 'building permits' for online portal link)
Monday–Friday, 8:30 AM–4:30 PM (verify on downers-grove.org before visiting)

Common questions

Do I need a permit if I'm just replacing my bathroom vanity and faucet in the same location?

No, if the supply lines stay in the same location and the drain is in the same spot, this is surface-only work and exempt from permitting. You only need a permit if you're relocating the vanity, adding a new supply line, or changing the drain location. Lead-paint disclosure is still required for homes built before 1978, even if no permit is needed.

Can I do a full bathroom remodel myself (owner-builder) without hiring a contractor in Downers Grove?

Yes, Downers Grove allows owner-builders for owner-occupied homes. You'll pull the permit yourself, submit the plans, and schedule inspections. You must provide proof of ownership and sign the permit application as the owner-builder. You can hire sub-contractors for specific work (electrical, plumbing) but you remain responsible for the overall permit and final approval. Electrical and plumbing rough-ins must still be inspected by a licensed electrician or plumber if you're not licensed yourself.

What's the difference between a full bathroom remodel permit and a bathroom cosmetic permit in Downers Grove?

A full remodel permit covers structural, plumbing, electrical, or mechanical changes (e.g., moving fixtures, adding circuits, changing tub to shower, removing walls). A cosmetic permit (or no permit) covers surface-only work like tile, paint, vanity/toilet swap in place. If there's any doubt, call the Building Department or list the work on the online permit intake form and let them classify it. It's better to ask than to get a stop-work order.

How long does plan review take for a bathroom remodel in Downers Grove?

Standard plan review takes 5–7 business days for the initial review. If there are issues, you'll get a rejection email with marked-up plans and a 10-day deadline to resubmit. The second review takes another 5–7 days. Most projects are approved on the second submission. Total timeline from application to approval is 3–4 weeks, assuming you submit a complete plan on the first go and respond quickly to any questions.

Is a lead-paint disclosure required for a bathroom remodel in Downers Grove?

Yes, if your home was built before 1978, federal EPA law requires a 10-day lead-paint disclosure window before any work begins, even if no permit is required (e.g., surface-only tile work). You must give the contractor (if hired) and the Building Department written notice. If painted surfaces are disturbed, the contractor must be lead-certified or the work must be encapsulated (sealed). Failure to disclose is a federal violation with fines up to $16,000.

What happens if I don't pull a permit for a bathroom remodel that needed one?

If discovered during a home sale, insurance claim, or lender appraisal, you'll face stop-work orders ($500/day fine), forced removal costs ($2,000–$8,000), insurance claim denials, and potential legal liability to future buyers. The safest approach is to pull the permit upfront — the $400–$600 fee is small compared to the risk.

Do I need an engineer if I'm removing a wall in my bathroom remodel?

If the wall is non-load-bearing, you may only need a certification letter or the Building Department's sign-off during framing inspection. If it's load-bearing, you'll need a structural engineer's design for a beam to replace it — this costs $1,500–$3,000 and adds 2–3 weeks to the timeline. The Building Department can often tell you during intake whether a wall is likely load-bearing (corner walls, walls running perpendicular to floor joists, walls supporting a second floor) — call before you start.

What's the typical cost of a bathroom remodel permit in Downers Grove?

Permit fees are typically $300–$800 depending on the valuation of the work (the total cost of labor + materials). Downers Grove uses a fee schedule based on a percentage of valuation — usually 1–2% for remodeling work. A $15,000 bathroom remodel might cost $300–$400 in permit fees; a $25,000 remodel might cost $500–$600. Ask the Building Department for the current fee schedule when you apply.

Do I need a separate electrical permit if I'm adding a heated floor or a new exhaust fan?

A new exhaust fan is covered under the main bathroom remodel permit (no additional permit needed). A heated floor (electric radiant heating) is typically a separate electrical permit if it requires a new circuit; ask at the Building Department intake. Adding a single outlet or light on an existing circuit may not require a separate permit, but you should confirm — better safe than sorry.

What if I convert my tub to a shower — is that a separate permit from a full remodel?

No, a tub-to-shower conversion is part of the same permit as a full remodel. However, if you're only doing the conversion (not moving other fixtures or adding electrical), you can pull a standalone permit just for that work. The key requirement is waterproofing — specify cement board + liquid membrane in your plan. The permit fee is the same as a full remodel ($300–$800 depending on scope and valuation).

Disclaimer: This guide is based on research conducted in May 2026 using publicly available sources. Always verify current bathroom remodel (full) permit requirements with the City of Downers Grove Building Department before starting your project.

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