Selling in Riverside and want to avoid last‑minute closing delays? The Village requires a Certificate of Compliance and a deed stamp before your deed can be recorded in Cook County. It sounds technical, but with a simple plan you can move from contract to closing without surprises. This guide gives you the exact steps, fees, documents, and timing you need. Let’s dive in.
What the Certificate of Compliance is
The Certificate of Compliance is a Village document that must be furnished to the buyer at closing for most property transfers. It exists to confirm municipal accounts are settled and local requirements are met so your deed can be stamped and recorded. The legal requirement is outlined in Section 4‑1‑6 of the Riverside Municipal Code, which also includes exemptions and penalties for noncompliance. You can review the legal language in the Riverside Municipal Code, Section 4‑1‑6.
The Village notes that issuing the certificate is an administrative step, not a warranty of your home’s physical condition. For the operational overview and forms, see the Village’s Property Transfers and Sales page.
What you need and who pays
Sellers are responsible for satisfying Village requirements and providing the certificate at closing. Here is what you should plan for:
- Application: Submit the Village “Request a Property Transfer” at least 5 business days before closing. Processing typically takes about 3 business days. Start on the Property Transfers and Sales page.
- Boundary survey: A current boundary survey, PDF dated within 6 months, is required for single‑family and similar properties. Condominiums are exempt. The Village Manager may accept an older survey at their discretion. Details are in the Village’s Property Transfers handout and application.
- Fees: Payable when invoiced. Typical fees are:
- Single‑family residence: $350
- Duplex: $350
- Multi‑family and office/residential: $350 plus $25 per unit over 2
- Commercial: $500
- Exempt transfer: $50
See the fee schedule in the Village handout.
- Final water read and bill: The Village performs a remote final water reading no more than 10 days before closing. You must pay the final water bill and any outstanding balances before the certificate and deed stamp are issued. See the Property Transfers and Sales page for timing.
- Open permits and code issues: All open permits must be finaled and any code enforcement items resolved or otherwise addressed to the Village’s satisfaction before issuance. Guidance is on the Property Transfers and Sales page.
- Payment options: The Village accepts cash, check, and major credit cards (not American Express). As of January 2, 2025, the credit/debit card processor applies a 2.95 percent surcharge with a $1.95 minimum.
Step‑by‑step seller checklist
Before you list
- Check permits: Contact Community Development to identify and close any open building permits. Email [email protected] or call 708‑447‑1241.
- Clear balances: Confirm and resolve any Village invoices, liens, fines, or unpaid water and sewer charges.
- Order a survey: If required, order a boundary survey dated within 6 months so it is ready for your application. Condos do not need a survey.
- Water service info: If your meter is older or the Village lacks water service line data, call Public Works at 708‑442‑3590 to confirm next steps.
After contract acceptance
- Apply 5+ business days before closing: Submit the Property Transfer request. Expect an email confirmation, processing in about 3 business days, and a scheduled final water read no more than 10 days before closing. Start on the Property Transfers and Sales page.
- Pay invoices: When the certificate invoice and final water bill arrive, pay promptly so the Village can issue the certificate and stamp the deed.
- Deed stamping logistics: Coordinate with your attorney or title company to deliver the deed to Village Hall for an ink stamp, or mail or courier it with a return envelope. The Village will stamp and return. Recording in Cook County requires the Village stamp. Details are in the Village handout and application.
Closing day
- Deliver the certificate: Provide the Certificate of Compliance to the buyer at closing. Keep copies of the stamped deed and paid invoices for your records.
Timeline at a glance
- Contract accepted: Order or verify a current boundary survey, check permits and balances.
- 7–10 business days before closing: Confirm permit finalization steps and any water line info with Public Works.
- At least 5 business days before closing: Submit the Property Transfer request; processing typically takes about 3 business days. The final water read will be scheduled within 10 days of closing.
- 2–3 days before closing: Expect the final water bill by email 2–3 days after the remote reading. Pay and request the certificate and deed stamp for closing.
Exceptions and special cases
- Exempt transfers: Some transfers are exempt from the certificate requirement, such as certain trust, probate, divorce, related‑entity, court‑ordered, or foreclosure‑related transfers. Exempt transfers still require deed stamping and payment of outstanding Village debts, and the fee is $50. Review the list and documentation needs on the Exempt Property Transfers page.
- Condominiums: No boundary survey is required. Properties with shared water meters may not need a final water read; confirm with the Village.
- Inspection policy: As of April 3, 2025, Riverside does not require a Village inspection for typical property transfers. The Village can still withhold the certificate if code or permit issues are unresolved. See the change noted in the Village handout.
Common pitfalls to avoid
- Applying too late: Submitting fewer than 5 business days before closing can delay deed stamping and recording.
- Missing or outdated survey: A survey older than 6 months can hold up issuance. Condos are the exception.
- Open permits or citations: Unresolved items will block your certificate and the Village stamp.
- Poor coordination: Failing to align with your title company or attorney on deed delivery and return can create recording delays.
- Unpaid balances: Underestimating water charges or municipal liens can stall closing until paid.
Penalties and enforcement
Participating in a sale or transfer without complying with the certificate requirement can result in fines of not less than 200 dollars and not more than 750 dollars per violation. The Village may withhold deed stamping until all issues are cleared. For the full rule set, see Section 4‑1‑6 of the Riverside Municipal Code.
Who to contact
Resources
Ready to list with confidence?
If you want a smooth Riverside closing, we can help you front‑load the details that matter, from survey readiness to permit finalization and deed‑stamping logistics. When you want construction‑savvy advice, concierge‑grade prep, and clear execution, connect with The Michelle Ward Group to get started.
FAQs
Do I need a Village inspection to sell in Riverside in 2025?
- No. As of April 3, 2025, a Village inspection is not required for typical property transfers, but unresolved permits or code items can still block your certificate.
How early should I apply for Riverside’s Certificate of Compliance?
- Submit your Property Transfer request at least 5 business days before closing, and expect typical processing in about 3 business days.
What does the final water reading involve for Riverside sellers?
- The Village performs a remote final water read no more than 10 days before closing and emails the final bill 2–3 days after the reading; you must pay it before issuance.
Do condo sellers in Riverside need a boundary survey?
- No. Condominiums are exempt from the boundary survey requirement, and some shared‑meter buildings may not need a final water read.
Which fees should I budget for the Riverside transfer?
- Most single‑family and duplex sales are 350 dollars, multi‑family and office/residential are 350 dollars plus 25 dollars per unit over two, commercial is 500 dollars, and exempt transfers are 50 dollars.
What happens if I sell without the certificate in Riverside?
- The Village can issue fines between 200 and 750 dollars per violation and will not stamp the deed until all requirements and balances are satisfied.
