Selling a home near Salt Creek in Oak Brook can raise smart questions from buyers and lenders. Flood zones, drainage easements, and environmental forms are common topics. You want a smooth sale with no last‑minute surprises. This guide shows you what to disclose in Illinois, what Salt Creek adds to the mix, and a practical checklist to get your paperwork ready. Let’s dive in.
Illinois disclosure basics
Real Property Disclosure Report
Illinois requires most sellers of 1–4 unit homes to complete the Residential Real Property Disclosure Report. You disclose material defects you actually know about and give the report to buyers before they are bound by a contract. If you learn new facts before closing, you must update the disclosure in writing. Review the Illinois Residential Real Property Disclosure Act for details.
Lead‑based paint rules
If your home was built before 1978, federal law requires you to give buyers the EPA/HUD lead pamphlet, disclose known lead information, share available records, and include a Lead Warning Statement. Buyers may request a 10‑day lead inspection as a contract contingency. See the EPA’s Lead‑Based Paint Disclosure Rule.
Radon disclosure basics
Illinois requires you to provide buyers the IEMA radon pamphlet and disclose any radon test results you already have. The law recommends testing and highlights the action level of 4.0 pCi/L, but it does not require you to test or mitigate. Read the Illinois Radon Awareness Act.
Salt Creek factors to prepare for
Floodplain and drainage
Many Oak Brook parcels near Salt Creek fall in or near regulated floodplains. Buyers will ask about flood history, basement moisture, sump pumps, and flood insurance. Pull your FEMA flood map panel and confirm flood zone status using DuPage County resources referenced on the DuPage flood and drainage guidance page. If you are in a Special Flood Hazard Area, have flood insurance details ready.
Easements and streambank conditions
Streamfront lots often include recorded drainage or riparian easements. These can affect how you use and maintain parts of the property and matter to buyers. The Village of Oak Brook regulates drainage easements and stream buffers in its code. Review relevant provisions in the Oak Brook municipal code and disclose known erosion, stabilization work, or maintenance obligations.
Permits and notices
If you completed floodproofing, shoreline stabilization, or major waterproofing, gather permits and contractor records. The Illinois disclosure form asks whether you received any uncorrected notices of violation. Provide any Village engineering or stormwater correspondence related to your lot.
What buyers and lenders will request
- Flood documents: FEMA map panel printout, any Elevation Certificate, any Letter of Map Amendment, and flood‑insurance policy details and claims if applicable. The NFIP overview explains how elevation data affects insurance rates.
- Radon and lead: IEMA radon pamphlet and any radon tests you have; for pre‑1978 homes, the EPA lead pamphlet and any lead reports.
- Water and wastewater: If you have a private well or septic system, expect requests for water tests, septic inspection or pump and dye test, and maintenance records.
- Structure and systems: Records for roof, foundation, basement waterproofing, drain tile, sump pumps, and any flood‑related repairs or warranties.
- Permits and HOA/condo: Building permits, certificates of occupancy, and HOA or condo resale documents. Illinois law outlines required condo resale items; review the Illinois Condominium Property Act.
- Title, survey, easements: A recent survey or recorded plat showing lot lines and drainage or riparian easements.
- Environmental and pests: Termite reports, any mold remediation records, and any underground fuel tank closure documents.
Pre‑listing checklist for Oak Brook sellers
Gather these items before you hit the market to reduce delays:
- Completed Illinois Residential Real Property Disclosure Report, with a plan to update if new facts arise. Review the state disclosure statute.
- Radon: IEMA pamphlet, plus any radon test results you possess. See the Radon Awareness Act.
- Lead: EPA pamphlet and any available lead records for pre‑1978 homes. See the EPA disclosure overview.
- Flood: FEMA DFIRM panel and DuPage parcel viewer screenshots; flood insurance declarations and claims history if applicable. Consider locating an Elevation Certificate if you are in a mapped flood area. Use the DuPage flood resources for map info.
- Survey/plat/title exceptions showing drainage or riparian easements and any boundary notes.
- Permits and Village correspondence for additions, waterproofing, or shoreline work. Oak Brook drainage and easement rules appear in the Village code.
- HOA/condo resale packet: declaration, bylaws, current financials, reserves, minutes, special assessments, and fee schedule. Request early.
- System and service records: roof invoices or age information, furnace/AC service, sump pump warranty, drain tile or waterproofing invoices, well and septic records if applicable.
- Environmental/pest records: termite treatments, mold remediation reports, underground storage tank documentation.
Pro tips
- Be accurate and complete. Only check “unknown” when you truly do not know.
- Start early on HOA/condo packets and flood documentation. These items can have long lead times.
- Consider optional pre‑tests for radon, well, and septic if you want to reduce contingencies.
Timing, liability, and common negotiations
- Ongoing duty: You must supplement disclosures if you learn of an error or omission before closing. See the Illinois disclosure statute.
- Actual knowledge: Illinois ties disclosures to what you actually know. When in doubt, speak with your attorney.
- Pending change: Illinois HB2559 would add roof age to the state form if enacted. Track the bill status.
Expect these buyer contingencies near Salt Creek:
- Flood zone and insurance review, sometimes with credits or escrows for floodproofing.
- Radon test and, if above 4.0 pCi/L, a request for mitigation or a price adjustment.
- Well and septic inspections for properties with private systems.
- Basement moisture, foundation, sump pump, and prior repair quality checks.
- HOA/condo resale document review with a right to cancel if undisclosed liabilities appear.
Getting your disclosures and local documents right builds trust and keeps your deal on track. If you want a pre‑listing document game plan and appraisal‑informed pricing, connect with Scott Heichert to get started.
FAQs
What disclosures do Oak Brook sellers near Salt Creek need to provide?
- You must deliver Illinois’ Residential Real Property Disclosure Report, and if the home is pre‑1978 provide the EPA lead pamphlet and lead disclosures; you also must give buyers the IEMA radon pamphlet and any radon test results you already have.
Do Illinois home sellers have to test for radon before listing?
- No. Illinois requires the IEMA pamphlet and disclosure of any existing test results, but it does not require you to test or mitigate; many buyers still add a radon test contingency.
How can I check if my Oak Brook home is in a flood zone?
- Use FEMA DFIRM panels and DuPage County mapping resources referenced on the county’s flood and drainage guidance page, then keep copies for buyers and your listing file.
What is an Elevation Certificate and why might a buyer ask for it?
- It records base flood elevations and your home’s elevations, which lenders and insurers use to rate flood insurance and, in some cases, to support letters of map amendment.
Which HOA or condo documents will buyers review in Illinois?
- Buyers typically review the resale packet, including declaration, bylaws, current financials, reserves, minutes, and special assessments, as outlined in the Illinois Condominium Property Act.
