Bolthole Index

Kane County, Illinois

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

The Village of Gilberts, Illinois has its own zoning and its own building permits, both run by the village's Community Development division12. Living in a parked or stored RV on a residential lot is prohibited3. Septic permits are not a village matter: the Kane County Health Department handles private sewage systems across Kane County4.

At a glance

Building permit
Required for a new building or an addition; issued by the village2
Zoning
Village zoning under the Unified Development Ordinance (R-1 to R-4 residential, A-1 agricultural)1
Septic
Kane County Health Department permit45
RV living
Prohibited on residential lots3
Tiny homes
No tiny-home rule confirmed; minimum dwelling sizes apply6
Minimum home size
1,200 sq ft in R-1 to R-36
Building code
2021 International Residential Code, locally amended7

Who to call

Building permits

Village of Gilberts, Community Development

Building permits, plan review, construction and occupancy inspections, and zoning reviews inside the village

847-428-2861

87 Galligan Road, Gilberts, IL 60136

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 16, 2026.

Off-grid gear

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

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Does Gilberts, Illinois have zoning, and what does it mean for RVs, tiny homes and lot size?

Yes. Land inside the Village of Gilberts is zoned under the village's Unified Development Ordinance, with residential districts R-1 to R-4, an A-1 agricultural district and an ITO overlay1. Kane County's zoning ordinance covers only unincorporated land, so it does not apply inside the village8.

Lot size depends on the district. In R-1 the minimum lot is 4 acres and in R-2 it is 1 acre9. The A-1 agricultural district requires 15 acres and 250 feet of lot width10. Special subdivisions such as Windmill Meadows and Dunhill Estates have their own standards that override these9.

Home size. Houses in R-1, R-2 and R-3 must be at least 1,200 square feet, excluding the garage and unfinished basement6. We could not confirm a tiny-home provision in the village code; the minimum dwelling sizes above are the rule to design around, so ask Community Development before planning anything smaller2.

RVs. A parked or stored recreational vehicle may not be used for living or sleeping on a residential lot, and no more than one RV may be stored per lot3. Recreational tents are allowed only for customary recreation, on the same lot as the house and outside the required front and side yards11.

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

Yes. The Village of Gilberts requires a building permit for a new building or for an addition that increases its size, changes the structure or involves plumbing or electrical work2. The village's own Community Development division issues the permit, reviews plans and inspects the work2. Kane County's building permit office handles only unincorporated Kane County, so the county counter is the wrong stop for a lot inside the village12.

The village adopted its current codes by Ordinance 09-2025 on 7/15/2025, including the 2021 International Residential Code with local amendments such as a 200-amp minimum electrical service for single-family homes and an attached two-car garage7. We could not confirm the village's permit fees, inspection schedule or owner-builder rules; call Community Development at 847-428-2861 to ask2.

How do septic permits work inside Gilberts?

Septic permits come from the Kane County Health Department, not from the village. The health department issues private sewage permits for new systems, repairs, upgrades and added capacity, and a soil evaluation is required with every application for a new system513. Call the Private Sewage Program at 630-444-304013.

Public sewer comes first where it is reachable. Kane County requires a connection to public sewer unless reaching it takes more than a 4-inch pipe or creates an undue hardship14. Gilberts' R-3 district sets different lot sizes for septic lots and sewer lots, so the village expects some lots on septic9. We could not confirm which Gilberts addresses have sewer access; ask Community Development, and confirm whether the village needs to approve a septic layout before the county permit4.

Building a home in Gilberts: the steps, in order

  1. Confirm the zoning district and its lot, setback and size rules with Gilberts Community Development at 847-428-28612.
  2. Check the setbacks and lot coverage for that district. R-1 lots carry a 50-foot front setback, R-3 lots a 30-foot front setback, and R-1 buildings may cover only 10 percent of the lot1516.
  3. Ask whether public sewer reaches the lot. If it does not, start the septic soil evaluation with the Kane County Health Department13.
  4. Apply for the village building permit through Community Development2.
  5. Build to the village's adopted codes, and expect inspections by the village72.
  6. Keep any RV for storage only; it cannot be your home while you build3.

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

Septic permits and well permits are county matters. Kane County requires a permit from the health officer to construct or deepen a water well, and the construction permit fee is $10017. We could not confirm whether the village regulates private wells inside its limits.

For land outside the village limits, the rules differ: unincorporated Kane County has its own zoning and building permit office, and the Kane County page explains that side.

Before buying, confirm the district on the village zoning map, because special subdivision standards and the ITO overlay can be stricter than the base district. The ITO overlay sets a minimum of 1,650 sq ft for a ranch and 2,100 sq ft for a two-story6. Kane County's effective property tax rate is 2.4%, which is county-level and not specific to Gilberts18.

Watch-outs

  • Gilberts' R-1 lots allow buildings to cover only 10 percent of the lot, so a large barn or shop may not fit on a 4-acre lot without checking coverage first16.
  • Detached accessory buildings may be no taller than 20 feet and, in the ITO overlay, no detached storage building is allowed19.
  • Private guest houses are limited to 800 square feet as an accessory use19.
  • We could not confirm Gilberts' building permit fees, owner-builder rules or floodplain requirements; ask Community Development at 847-428-28612.

Sources

  1. Gilberts UDO 3-6 Bulk, space, and yard requirements (residential) (Village of Gilberts), quoted and re-checked
  2. Village of Gilberts, Community Development (villageofgilberts.com)
  3. Gilberts UDO 8-1 Accessory structures and uses (Village of Gilberts), quoted and re-checked
  4. Septic Sewage, quoted and re-checked
  5. Septic Sewage, quoted and re-checked
  6. Gilberts UDO 3-6 Bulk, space, and yard requirements (residential) (Village of Gilberts), quoted and re-checked
  7. Gilberts Code 9-2-1 Adoption of codes (Village of Gilberts), quoted and re-checked
  8. Building & Zoning Division, quoted and re-checked
  9. Gilberts UDO 3-6 Bulk, space, and yard requirements (residential) (Village of Gilberts), quoted and re-checked
  10. Gilberts UDO 2-6 Bulk, space, and yard requirements (agricultural) (Village of Gilberts), quoted and re-checked
  11. Gilberts UDO 8-1 Accessory structures and uses (Village of Gilberts), quoted and re-checked
  12. Building & Zoning Division, quoted and re-checked
  13. Kane County Health Department, Environmental Health (Private Sewage Program) (kanehealth.com)
  14. Septic Sewage, quoted and re-checked
  15. Gilberts UDO 3-6 Bulk, space, and yard requirements (residential) (Village of Gilberts), quoted and re-checked
  16. Gilberts UDO 3-6 Bulk, space, and yard requirements (residential) (Village of Gilberts), quoted and re-checked
  17. Kane County Code § 23-10 — Permit Required, quoted and re-checked
  18. Effective property tax rate: Bolthole Index county data
  19. Gilberts UDO 8-1 Accessory structures and uses (Village of Gilberts), quoted and re-checked

Written October 16, 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 Gilberts

Village of Gilberts’s own rules

  • Building code adoptedAdopted

    Construction inside Gilberts village

    • Adopted by Ord. No. 09-2025, 7-15-2025; IRC 2021 is amended locally (e.g., 200-amp minimum service for single family homes, attached two-car garage, fire sprinkler section R313 deleted).

    International Residential Code: 2021 (locally amended) · International Building Code: 2021 · National Electrical Code: 2020

    “The village hereby adopts the following codes and standards as the building code of the village”
  • Local zoningPresent

    Land inside Gilberts village

    • Residential districts R-1 to R-4, agricultural A-1, and the ITO overlay are administered under the village Unified Development Ordinance.
    “The building height, lot area, setback, lot coverage, lot width, and minimum dwelling size requirements applicable in the residential districts are set forth in the table”
  • Minimum dwelling sizeSpecified

    R-4 district inside Gilberts village

    • Calculation excludes garage, basement, hallways and common areas.
    • Attached duplexes in R-4 must be at least 1,800 sq ft per unit.

    3 or more bedrooms: >= 1000 sq ft · 2 bedrooms: >= 800 sq ft · 1 bedroom: >= 620 sq ft

    “1,000 (3 or more bedrooms) 800 (2 bedrooms); 620 (1 bedroom)”
    One more reviewed finding on this topic
  • Minimum lot sizeDistrict specific (with conditions)

    R-1, R-2, R-3 residential districts inside Gilberts village (R-4 has separate lot sizes)

    • R-3 residential: 20,000 sq ft with septic; 12,000 sq ft interior / 14,000 sq ft corner with sewer.
    • Special standards for Windmill Meadows, Dunhill Estates, Old Town and PUDs override.

    R-1: 4 acres · R-2: 1 acre · R-3 septic: >= 20000 sq ft · R-3 sewer interior: >= 12000 sq ft

    “Minimum Lot Area (notes 1 and 2) 4 acres 1 acre”
    One more reviewed finding on this topic
  • SetbacksDistrict specific (with conditions)

    R-1, R-2, R-3 residential districts (residential uses) inside Gilberts village

    • Front/corner side: R-1 50, R-2 50, R-3 30 ft; R-4 50 ft.
    • Interior side: R-1 40, R-2 15, R-3 10 ft.
    • Rear: R-1 50, R-2 40, R-3 40 ft septic / 30 ft sewer.
    • Special subdivision standards may override.

    R-1 front: >= 50 feet · R-3 front: >= 30 feet

    “Minimum Front and Corner Side Yard Setback (feet) (note 2) RESIDENTIAL: 50”
    One more reviewed finding on this topic
  • Lot coverageDistrict specific (with conditions)

    R-1, R-2, R-3 residential districts (residential uses) inside Gilberts village

    • R-1 10%, R-2 15%, R-3 20% septic / 30% sewer; R-4 30% buildings and parking.
    • Special subdivision standards may override.

    R-1 residential coverage: <= 10 percent

    “Maximum Lot Coverage for all Buildings (note 2) RESIDENTIAL: 10% NON-RESIDENTIAL: 25%”
    One more reviewed finding on this topic
  • Building heightSpecified

    R-1 to R-4 residential districts inside Gilberts village

    • Agricultural buildings and religious steeples may exceed under sections 8-6 and 8-5.
    • Accessory buildings max 20 feet.

    principal building height: <= 35 feet · accessory building height: <= 20 feet

    “maximum principal building height (feet) (note 3) 35 35 35 35 maximum accessory building height (feet) 20 20 20 20”
    One more reviewed finding on this topic
  • Living in an RVProhibited

    Living in a parked or stored recreational vehicle on residentially zoned lots inside Gilberts village

    • No recreational vehicle shall be connected to water, gas, or sanitary sewer service; temporary electrical hook-up is permitted.
    • No more than one recreational vehicle and one boat may be parked or stored on a residentially zoned lot.
    • Recreational vehicles may not be used as accessory structures.

    RVs per residential lot: <= 1 vehicle

    “At no time shall a parked or stored recreational vehicle or boat be used for living, sleeping, or other purposes.”
  • Camping on your landLimited

    Camping/tents on residential lots inside Gilberts village

    • Recreational tents only for customary recreational purposes, on the same lot as the dwelling, not in required front, corner side or interior side yards.
    • Other tent uses are subject to temporary use regulations of section 8-3.
    “Recreational tents shall be located on the same zoning lot as the dwelling use and are not allowed within any required front, corner side, or interior side yard.”
  • Accessory dwellingsLimited

    Residential districts and Old Town district inside Gilberts village

    • Private guest houses are a permitted accessory use limited to 800 square feet.
    • Detached accessory structures must be at least ten feet from the principal structure, not in required front/side yards, and no taller than 20 feet or the principal structure.
    • In the ITO overlay no detached storage building is allowed.

    guest house max floor area: <= 800 sq ft

    “Guest houses, private, not to exceed 800 square feet in floor area.”

Still unanswered

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

  • Building permit — Permits for new construction inside Gilberts village
  • Owner-builder exemption — Owner-builder exemption inside Gilberts village
  • Inspections — Inspections inside Gilberts village
  • Certificate of occupancy — Certificates of occupancy inside Gilberts village
  • Tiny homes — Tiny homes inside Gilberts village
13 more unanswered
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • 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 Gilberts publishes no rule on the point, not that none exists. Kane County’s page lists the county offices to call.

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