Transfer stamps and village inspections in the Chicago area

Updated November 2026

Which Chicago suburbs require a village inspection before issuing transfer stamps, what the inspections cost, and how municipal transfer taxes work.

In Illinois, the deed is recorded with state and county transfer stamps. Many municipalities add their own stamp, and they will not issue it until the seller has paid final water bills and village debts. In a long list of suburbs, especially in western and southern Cook County, the village also requires an inspection first.

What the inspections cover

• Whole-house code inspections in towns like Berwyn, Cicero, Maywood, Bellwood, Forest Park, Melrose Park and Northlake. Most issue a certificate of compliance.
• Sewer or sump pump checks in Elmhurst, Oak Lawn, Addison and Lake Forest, aimed at keeping clean water out of the sanitary sewer.
• Zoning or sidewalk checks in River Forest, Waukegan and Manteno.
• Rental or vacant-only inspections in Skokie, Des Plaines, Elgin and Oak Park (4+ units).

Timing

Several towns ask for the inspection 2 to 4 weeks before closing. Elmwood Park and Franklin Park want the paperwork before a for-sale sign goes up. Berkeley only inspects on Mondays.

If the house fails

Many villages accept an as-is affidavit or a compliance agreement from the buyer, sometimes with a bond. Calumet Park lists a $2,500 escrow bond. Cicero allows as-is sales with a repair agreement.

Municipal transfer taxes

On top of the state tax ($0.50 per $500) and county tax ($0.25 per $500), towns such as Berwyn and Cicero charge $10 per $1,000. Chicago charges $3.75 per $500 to the buyer plus $1.50 per $500 to the seller.

Step by step

1. Check the village website or call the clerk as soon as you list. Some villages want the inspection before you put up a sign or hold an open house.
2. Pay the inspection fee and schedule it, often 2 to 4 weeks before closing.
3. Fix the items on the report and pass a reinspection, or ask whether the buyer can sign an as-is or compliance agreement, sometimes with an escrow or bond.
4. Order the final water reading, pay village debts, and buy the transfer stamp before closing.

Cities with this requirement