Bolthole Index

Kane County, Illinois

Zoning, building permits and septic rules in the Village of East Dundee, Illinois

The Village of East Dundee, Illinois (Kane County) runs its own zoning under Chapter 157 of its municipal code1 and its own building department, which issues building permits2. Private wells and septic systems are allowed only in the E estate district3. Septic permits come from the Kane County Health Department4.

At a glance

Zoning
Village Chapter 157 zoning, with residence, business, manufacturing and cannabis overlay districts1
Building permits
Issued by the village building department, not Kane County2
Septic and wells
Allowed only in the E estate district, with village approval3
Septic permits
Kane County Health Department4
R-1 minimum lot
18,000 square feet5
R-1 minimum one-story home
1,350 square feet on the ground floor6

Who to call

Building permits

Village of East Dundee Building Department

Building permits, inspections and the historic preservation ordinance inside the village

847-426-2822

120 Barrington Avenue, East Dundee, IL 60118

Zoning

Village of East Dundee Planning, Zoning, and Historic Commission

Public hearings and recommendations on map amendments, special uses and variances under Chapter 157

Septic permits

Kane County Health Department, Environmental Health (Private Sewage Program)

Septic (private sewage) permits, soil evaluations and inspections for new and repaired systems in Kane County

630-444-3040

1240 N. Highland Ave., Aurora, IL 60506

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Village of East Dundee means bringing your own water and power. The kit we’d start with:

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Does East Dundee have zoning, and what does it mean for lot size, setbacks and RVs?

Yes. The Village of East Dundee, Illinois zones its own land under Chapter 157 of the village code, which divides the village into residence, business, manufacturing and cannabis overlay districts1. The residence districts are E estate, R-1 through R-5 and AG-1 agricultural7. Kane County's zoning ordinance covers only unincorporated land, so it does not apply inside village limits8.

Dimensions depend on the district. In R-1 single-family residence, lots must be at least 18,000 square feet5. Required yards are 35 feet in front, 40 feet at the rear, and two side yards totaling 20 feet with neither under 8 feet; a side yard on a street must be at least 30 feet9. Buildings in R-1 may not exceed two and one-half stories or 30 feet, whichever is lower10. A one-story R-1 home needs at least 1,350 square feet on the ground floor6.

We could not confirm the village's rules for living in an RV, tiny homes, manufactured homes or accessory dwellings. Ask the village building department at 847-426-2822 before you plan any of them2.

Do you need a building permit in East Dundee, and who issues it?

Yes, for most work. The village building department issues building permits and provides inspections inside East Dundee2. Painting, decorating, flooring and window replacement do not need permits, but all other improvements do2. Kane County's building permit requirement covers only unincorporated land, so the county building division is the wrong office for a lot inside the village11.

The village's page lists the 2021 International Residential Code with amendments among its adopted codes2. Applications can be picked up at Village Hall or requested online, and the number to call is 847-426-28222. Work started without a permit can double the permit fee2.

How do septic permits and wells work inside East Dundee?

Inside East Dundee, private wells and on-site septic systems are allowed only in the E estate district, and only where soil and slope conditions suit them and the village approves the system12. Elsewhere in the village the code limits them to the E district, so most parcels are expected to use village sewer3.

In the groundwater protection overlay zones, new homes must connect to a permitted central sanitary sewer before occupancy as a condition of the building permit, except on land zoned E13.

Where a septic system is allowed, the Kane County Health Department issues the septic permit, and a soil evaluation is required with every application for a new system14. Call 630-444-304014. County rules also require connecting to public sewer unless it needs more than a 4-inch pipe or causes undue hardship15. We could not confirm the village's well permit form or fee; ask the building department16.

Building a home in East Dundee: the steps, in order

  1. Confirm the parcel's zoning district against the village zoning map and Chapter 1577.
  2. Check lot size, setbacks and minimum home size for that district; R-1 requires 18,000 square feet5.
  3. If a special use, variance or map amendment is needed, the Planning, Zoning, and Historic Commission holds the hearing17.
  4. Confirm sewer or septic. Septic and wells are limited to the E district12, and septic permits come from the Kane County Health Department14.
  5. Apply for a building permit from the village building department at 847-426-28222.
  6. Schedule inspections at least 24 hours ahead2.

What stays with Kane County, and what to check before you buy

Septic permits for East Dundee come from the Kane County Health Department, not the village4. Kane County also issues water well permits under its county code18. Land outside village limits is a different case; see the Kane County page for rules on unincorporated land.

Before buying, confirm the parcel is inside village limits, its zoning district, and whether sewer reaches it. Kane County's effective property tax rate is19 and its median property tax bill is20 a year, so ask the seller for the actual bill on the parcel.

Watch-outs

  • We could not confirm the village's building permit fees or a certificate of occupancy requirement; ask the building department at 847-426-28222.
  • The limit on wells and septic to the E district comes from the village zoning code, so confirm the parcel's district in writing before relying on a septic design3.
  • Fire code is administered by the fire district, so ask the East Dundee and Countryside Fire District about fire requirements2.

Sources

  1. Chapter 157: Zoning, East Dundee Code of Ordinances (Village of East Dundee), quoted and re-checked
  2. Village of East Dundee Building Department (eastdundee.net)
  3. § 157.030 General Requirements through § 157.033, Residence Districts, East Dundee Zoning Chapter (Village of East Dundee), quoted and re-checked
  4. Septic Sewage, quoted and re-checked
  5. § 157.030 General Requirements through § 157.033, Residence Districts, East Dundee Zoning Chapter (Village of East Dundee), quoted and re-checked
  6. § 157.030 General Requirements through § 157.033, Residence Districts, East Dundee Zoning Chapter (Village of East Dundee), quoted and re-checked
  7. Chapter 157: Zoning, East Dundee Code of Ordinances (Village of East Dundee), quoted and re-checked
  8. Building & Zoning Division, quoted and re-checked
  9. § 157.030 General Requirements through § 157.033, Residence Districts, East Dundee Zoning Chapter (Village of East Dundee), quoted and re-checked
  10. § 157.030 General Requirements through § 157.033, Residence Districts, East Dundee Zoning Chapter (Village of East Dundee), quoted and re-checked
  11. Building & Zoning Division, quoted and re-checked
  12. § 157.030 General Requirements through § 157.033, Residence Districts, East Dundee Zoning Chapter (Village of East Dundee), quoted and re-checked
  13. Chapter 58 Groundwater Protection, East Dundee Code of Ordinances (Village of East Dundee), quoted and re-checked
  14. Kane County Health Department, Environmental Health (Private Sewage Program) (kanehealth.com)
  15. Septic Sewage, quoted and re-checked
  16. § 157.030 General Requirements through § 157.033, Residence Districts, East Dundee Zoning Chapter (Village of East Dundee), quoted and re-checked
  17. Village of East Dundee Planning, Zoning, and Historic Commission (eastdundee.net)
  18. Kane County Code § 23-10 — Permit Required, quoted and re-checked
  19. Effective property tax rate: Bolthole Index county data
  20. Median property tax bill: Bolthole Index county data

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Village of East Dundee

Village of East Dundee’s own rules

  • Local zoningPresent (with conditions)

    Land inside East Dundee village limits; the village's own Chapter 157 zoning ordinance governs use and dimensions there

    • Chapter 157 divides the village into residence, business, manufacturing and cannabis overlay districts; the district sections control use and dimensions for each parcel.
    • Zoning map incorporated by reference at § 157.016; district boundaries per §§ 157.015 to 157.019.
    “this chapter shall be known, cited and referred to as the “east dundee zoning chapter” and may be cited herein as “this chapter.””
  • Zoning districtsPublished (with conditions)

    Land inside East Dundee village limits

    • Residence districts listed in the code: E estate, R-1, R-2, R-3, R-4, R-5 and AG-1 agricultural (§§ 157.030 to 157.037); business districts B-1 to B-4 and O-D (§§ 157.050 to 157.055); manufacturing districts M-1 and M-2 (§§ 157.065 to 157.067); cannabis overlay district (§§ 157.070 to 157.074).
    • Zoning map is incorporated by reference at § 157.016; this claim does not verify the map itself.
    “§ 157.031 e, estate residence district. § 157.032 r-1, single-family residence district. § 157.033 r-2, single-family residence district.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    R-1 single-family residence district inside East Dundee village (§ 157.032); one-story dwelling minimum shown, multi-story minimum in the same section

    • Multi-story dwellings: not less than 1,000 square feet on ground floor and not less than 1,350 square feet for all floors (§ 157.032(a)(3)(b)).
    • Split-level dwellings: not less than 1,350 square feet on the first two floors of living area, excluding living area below or partially below ground level (§ 157.032(a)(3)(c)).
    • Floor area for dwelling minimums excludes accessory buildings in primary structures (§ 157.030(g)).

    one-story dwelling floor area on ground floor: >= 1350 sq ft

    “(3) minimum floor area per dwelling: (a) one-story dwellings: not less than 1,350 square feet on ground floor. (b) dwellings having more than one story: not less than 1,000 square feet on ground floor and not less than 1,350 square feet for all floors.”
  • Minimum lot sizeSpecified

    R-1 single-family residence district inside East Dundee village (§ 157.032)

    • Lot area minimum for the R-1 district; the cited text does not add exceptions for lots served by village sewer.
    • Section 157.030(o) allows a lot-size reduction in other districts only by special use, to 30,000 sq ft where served by village sanitary sewer; that exception is not part of the R-1 text and is not applied here.

    lot area: >= 18000 sq ft

    “§ 157.032 r-1, single-family residence district. (a) general conditions. (1) lot area is to be not less than 18,000 square feet.”
  • SetbacksSpecified

    R-1 single-family residence district inside East Dundee village (§ 157.032)

    • Yard depths are minimums measured as stated in § 157.032(a)(6); the cited text gives no exceptions for accessory buildings in this excerpt.
    • Accessory building setbacks are in § 157.085, not opened.

    front yard depth: >= 35 ft · combined side yard width: >= 20 ft (two side yards together) · minimum width of either side yard: >= 8 ft · street-side yard width: >= 30 ft (side yard abutting a street) · rear yard depth: >= 40 ft

    “(6) yards: (a) front yard is not to be less than 35 feet in depth. (b) side yards: 1. two side yards having a combined width of 20 feet and neither side yard less than eight feet in width. 2. a side yard abutting a street not to be less than 30 feet wide. (c) rear yard is not to be less than 40 feet in depth.”
  • Building heightSpecified

    R-1 single-family residence district inside East Dundee village (§ 157.032)

    • Height is stated as the lower of two and one-half stories or 30 feet.

    building height: <= 2.5 stories (or 30 feet, whichever is lower) · building height: <= 30 ft (whichever is lower)

    “(5) building height is not to exceed two and one-half stories or 30 feet, whichever is lower.”
  • Who permits septicLocal (with conditions)

    On-site sewage disposal systems in the E estate residence district inside East Dundee village

    • Village must approve the on-site system; the code does not state the village approval procedure.
    • County permit authority also applies (see county septic_authority claim).
    “(7) private wells and on-site sewage disposal systems are permitted only in the e district; provided that, suitable soil and slope conditions for on-site systems are present and the systems are approved by the village.”
  • Off-grid sanitationLimited

    E estate residence district inside East Dundee village (§ 157.031)

    • Allowed only where suitable soil and slope conditions for on-site systems are present.
    • Systems must be approved by the village.
    • County septic permit requirements (Kane County Health Department) also apply; see septic claims.
    “(7) private wells and on-site sewage disposal systems are permitted only in the e district; provided that, suitable soil and slope conditions for on-site systems are present and the systems are approved by the village.”
    One more reviewed finding on this topic
  • Well permitLimited

    Private wells on land inside East Dundee village

    • Private wells are permitted only in the E estate residence district under § 157.031(a)(7), subject to soil and slope conditions and village approval.
    • Well permit form, fee and process not located; Kane County page mentions wells only for pool setback distances.
    “(7) private wells and on-site sewage disposal systems are permitted only in the e district; provided that, suitable soil and slope conditions for on-site systems are present and the systems are approved by the village.”
  • Mandatory utility hookupConditional

    New residential or non-residential sanitary sources in the groundwater protection overlay zones of East Dundee village (Chapter 58), except properties zoned E

    • Sewer connection is a condition of the building permit and must be completed before occupancy.
    • Text is in the Chapter 58 groundwater protection regulations; it does not state a village-wide sewer connection rule for all parcels.
    • Exempt: properties zoned E, estate residence district.
    • Village-wide mandatory sewer connection for new homes outside the overlay zones (Chapter 53 Sewers) was not located or opened; not verified.
    “new sources of sanitary sewerage (residential and non-residential) shall, as a condition of the building permit, be required to connect to an iepa permitted central sanitary sewer system prior to occupancy. this requirement shall not be applicable for properties zoned e, estate residence district.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of East Dundee or Kane County directly.

  • Building permit — New construction inside East Dundee village
  • Owner-builder exemption — Owner-builder construction of a home inside East Dundee village
  • Building code adopted — Building construction in East Dundee village
  • Inspections — Inspections of new construction inside East Dundee village
  • Certificate of occupancy — Occupancy of new dwellings inside East Dundee village
12 more unanswered
  • Lot coverage
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Village of East Dundee publishes no rule on the point, not that none exists. Kane County’s page lists the county offices to call.

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