One Village Across Cook and Lake Counties
Buffalo Grove covers more than nine square miles across Cook and Lake counties. The Village administers its building, zoning and permit requirements across the municipality, regardless of which county contains the property.
For masonry work, the county line does not determine the repair method. What matters is the property itself:
- The type and condition of the brick
- Existing mortar
- Wall or chimney construction
- Previous repairs
- Moisture and drainage
- Cracking or movement
- Access to the work area
- Permit or association requirements
A detached home, townhome, condominium building and commercial property may each require a different approach.
What Are You Seeing on the Property?
Masonry problems often look similar from a distance. A closer inspection helps determine which material has failed and what repair is appropriate.
Mortar is falling out or receding
Open, loose or recessed joints may allow more moisture into a brick wall or chimney.
When the brick remains serviceable, tuckpointing may be used to remove deteriorated mortar and install a compatible replacement. Mortar strength, texture, color and joint appearance should be considered before work begins.
Individual bricks are cracked or flaking
Damaged brick may sometimes be replaced without rebuilding the entire wall.
The repair may involve selected brick replacement, resetting loose units or rebuilding a limited section. Replacement brick should be evaluated for its dimensions, surface texture, color and compatibility with the surrounding masonry.
Cracks are forming above a window or door
Cracking around an opening may involve mortar deterioration, damaged brick, moisture, movement or corrosion of embedded steel.
A surface patch may hide the crack temporarily without correcting its cause. The inspection should determine whether the proposed repair involves mortar, brick, steel-related work or selective rebuilding.
The chimney is showing damage
Common exterior warning signs include:
- Open mortar joints
- Cracked or spalling brick
- Loose upper courses
- Crown damage
- Moisture near the flashing
- Earlier patches separating
- Leaning or visible displacement
The estimate should explain whether repair is limited to the crown or upper masonry or applies to a larger section of the exterior chimney.
Explore Chimney Repair Services
Masonry Work on Townhomes and Shared Exteriors
Buffalo Grove includes single-family residences, duplexes, townhomes, condominiums, apartments and other multifamily properties. Village permit guidance recognizes these different forms of residential construction.
Work on an attached or managed property may require additional planning before masonry repairs begin.
Questions to resolve include:
- Is the affected wall privately owned or a common element?
- Is association or property-management approval required?
- Must brick, stone or mortar match adjoining units?
- Are construction hours restricted?
- Will equipment affect a shared driveway or entrance?
- Who is responsible for permit applications?
- Does the proposal include samples or supporting documents?
Delta’s written estimate can describe the masonry work. The owner or property manager should confirm ownership and approval requirements before authorizing visible exterior changes.
Buffalo Grove Treats Tuckpointing and Chimney Repair Differently
Buffalo Grove’s permit rules distinguish between mortar-joint maintenance and broader chimney work.
The Village states that tuckpointing does not require a permit. Installing, replacing or repairing a fireplace or chimney requires a residential remodel permit. Structural repairs to an existing chimney are also addressed through the Village’s fireplace and chimney permit process.
This means two projects on the same chimney may follow different procedures:
- Replacing deteriorated mortar joints may qualify as permit-free tuckpointing.
- Repairing or replacing structural chimney components may require a permit, plans and inspections.
The proposed scope should make that distinction clear.
Review Buffalo Grove Fireplace and Chimney Requirements
Patios, Walkways, Landings and Driveways
Buffalo Grove requires a permit to install or replace a patio, sidewalk or landing. Driveways and aprons follow a separate permit process.
Concrete should not be repaired or replaced based only on age. The recommendation should consider:
- Cracking
- Settlement
- Uneven walking surfaces
- Scaling or surface deterioration
- Drainage
- Separation from adjoining materials
- Stability of the existing slab
- Earlier patch failure
- How the area is used
A limited repair may be reasonable when damage is isolated. Wider movement or deterioration may make replacement more practical.
The written estimate should also explain whether the project includes the base, forms, reinforcement where applicable, disposal, permit coordination and required inspections.
Stone and Masonry Veneer
Some Buffalo Grove properties use natural stone, manufactured stone or masonry veneer around entrances, columns and lower exterior walls.
Loose or separating material may involve more than the visible mortar joint. Possible concerns can include:
- The supporting surface
- The attachment method
- Moisture behind the veneer
- Flashing
- Drainage
- Movement between adjoining materials
- Previous patches or sealants
Repairing the surface alone may not correct a problem that begins behind the veneer. The affected assembly should be evaluated before material is reset or replaced.
Explore Stone Masonry Services
What a Useful Estimate Should Tell You
A masonry proposal should help you understand what is being repaired and why.
The affected area
The estimate should identify the wall, chimney, opening, entrance, patio, driveway or other feature included in the project.
The visible condition
It should distinguish among:
- Mortar deterioration
- Damaged brick
- Moisture
- Movement
- Corrosion
- Settlement
- Failed previous repairs
The proposed method
The scope should state whether the work includes:
- Tuckpointing
- Brick replacement
- Chimney repair
- Steel-related work
- Concrete repair or replacement
- Veneer repair
- Selective rebuilding
What is included in the price
Project-specific items may include:
- Material matching
- Access and staging
- Cleanup
- Permit preparation
- Drawings
- Engineering
- Inspections
- Property-management coordination
Contractor Registration and Online Permits
Contractors performing work in Buffalo Grove must register with the Village annually. Registration and a building permit are separate requirements: contractor registration applies to the company performing the work, while the need for a permit depends on the project.
Buffalo Grove uses a paperless permit system. Applications, payments, permit-status checks and inspection requests can be handled through the Village’s online process.
Before work begins, the estimate should identify who is responsible for:
- Contractor registration
- Permit applications
- Permit fees
- Required plans
- Inspection scheduling
- Responding to municipal review comments
View Buffalo Grove Permits and Inspections
Additional Masonry Services
Depending on the property and the repair scope, Delta also provides:
- General Masonry Repair
- Commercial Masonry
- Masonry Cleaning
- Limestone Restoration
- Historic Masonry Restoration
Nearby Service Areas
Delta also serves nearby communities, including: