Indian Lakes is one of Bloomingdale’s most established residential communities — a collection of single-family homes built from the mid-1960s through the 1990s, clustered around private lakes and open space just south of the former Indian Lakes Resort. If you own a home here and want to add or replace a deck, you’re working within two separate approval systems that must both be satisfied before a shovel goes in the ground: the Indian Lakes homeowners association and the Village of Bloomingdale Building and Zoning Department.
This guide explains how both processes work, how to coordinate them efficiently, and what specific considerations apply to Indian Lakes properties that may not come up in a standard permit guide.
About Indian Lakes: The Community Context
Indian Lakes sits between Army Trail Road and Schick Road, west of Bloomingdale Road, in the 60108 zip code. Homes in the subdivision were built primarily in the late 1960s and 1970s, with some additions through the 1990s. Properties range from modest ranch-style homes to larger custom builds, with a significant number of lots fronting or backing up to private lakes — Lake Illini and other bodies within the subdivision.
Community amenities include a clubhouse, community pool, tennis courts, parks, and lake access with water rights for lakefront homeowners. HOA fees have historically run approximately $50 per month, among the more affordable in DuPage County’s established communities.
Many Indian Lakes lots are irregularly shaped, particularly those on cul-de-sacs or along the lakefront. Lakefront lots have setback and drainage considerations that standard interior lots don’t. Any deck project on a lakefront property should be reviewed for proximity to the water’s edge before finalizing a footprint.
The Two-Track Approval Process
Adding a deck in Indian Lakes requires two separate approvals that operate independently of each other. Neither one substitutes for the other, and receiving one does not guarantee the other.
| Track | Who Handles It | What It Covers |
| HOA Approval | Indian Lakes Board of Directors or designated architectural committee | Compliance with deed restrictions; material compatibility; visual harmony with the neighborhood |
| Village Permit | Village of Bloomingdale Building and Zoning Dept, 201 S. Bloomingdale Rd | Building code compliance (2024 IRC); structural safety; setbacks; inspections |
Village permit review in Bloomingdale runs approximately 10 business days. HOA review timelines vary — budget two to four weeks. Running both processes simultaneously rather than sequentially can compress your overall timeline by a month or more.
Track One: Getting HOA Approval in Indian Lakes
What the Deed Restrictions Require
Indian Lakes deed restrictions require homeowners to obtain written Board approval before installing any deck, patio, fence, wall, or exterior structure. The Board has authority to review proposed improvements for harmony of materials, design, and appearance with the surrounding homes and the community character.
The deed restrictions run with the land — they were recorded with DuPage County at the time the subdivision was platted and are binding on every current and future owner. Your closing documents should include a copy. If you don’t have them, contact the HOA Board directly to request current governing documents, which you are entitled to under Illinois law.
What to Submit for HOA Review
For a deck project, you should expect to provide:
- A written description of the proposed project, including dimensions, materials, and the intended location on the lot
- A copy of your plat of survey showing the proposed deck location relative to property lines, easements, and existing structures
- Material specifications — including decking surface material (composite, treated wood, cedar), railing type, post style, and any planned finishes or staining
- Photos of the rear of the house and the area where the deck will be built, to give the Board visual context
- Construction drawings — the same drawings you’ll submit to the Village work fine for this purpose
The Board looks at whether the proposed project is harmonious with surrounding homes — that means both the materials you choose and the scale of the structure relative to your lot. When in doubt, choose materials and proportions that match what you see on neighboring properties.
Getting Written Approval
Always request and retain written confirmation of HOA approval. A verbal approval from a board member is not binding and does not protect you if there’s a later dispute. The HOA’s written approval should be dated and identify the specific project it covers. Keep this document alongside your building permit and approved plans.
If Your HOA Approval Is Denied or Conditioned
Under the Illinois Common Interest Community Association Act (CICAA), homeowners have rights when dealing with their association. If your request is denied, the Board must communicate its reasoning. You can revise and resubmit with modifications that address the Board’s concerns. If you believe a denial was arbitrary or inconsistent with the governing documents, you have the right to request a hearing. For persistent disputes, an Illinois real estate attorney familiar with HOA law can advise you on your options.
Track Two: The Village of Bloomingdale Building Permit
Alongside your HOA submittal, you’ll need a building permit from the Village of Bloomingdale Building and Zoning Department at 201 S. Bloomingdale Rd. The Village enforces the 2024 IRC with local amendments. The full Village permit process — including required documents, fee structure, inspection sequence, and construction timeline rules — is covered in detail in our guide on Bloomingdale’s deck permit requirements and submission process. Key points that Indian Lakes homeowners should flag:
- Submit simultaneously with your HOA application. The Village’s standard review runs about 10 business days. Getting both processes started at the same time prevents an unnecessary month-long gap between approvals.
- Use the same drawings for both. The plat of survey and construction drawings the Village requires are exactly what the HOA Board wants to see. Prepare them once and submit to both.
- Lakefront lots have additional considerations. If your property backs to one of Indian Lakes’ private lakes, confirm with the Village Building Department whether your project requires a stormwater or drainage review. Bloomingdale requires a Stormwater and Floodplain Management Certification Form with all residential permit applications. If your lot is near a FEMA flood zone designation, additional documentation may be required.
- Contractor registration. Any contractor working under a Bloomingdale permit must be registered with the Village and carry appropriate insurance. Verify your contractor’s status with the Building Department at (630) 671-5660 before signing a contract.
Indian Lakes-Specific Considerations for Deck Design
Lot Shapes and Setbacks
Many Indian Lakes lots are not standard rectangles. Cul-de-sac lots are pie-shaped or fan-shaped, with shorter frontages and wider rear yards. Corner lots have two street-facing sides, which affects setback calculations. Before finalizing your deck footprint, confirm your setback requirements with the Village Building Department — a deck design that looks right on a plan may encroach on a side setback that isn’t obvious on an irregularly shaped lot.
Lakefront Properties
Lots fronting Lake Illini or other water bodies in the subdivision warrant extra care. Deck footings near a lake shoreline are subject to soil conditions that can differ significantly from interior lots. Root systems from mature shoreline trees, seasonal water table fluctuations, and the proximity to the water’s edge can all affect how deep footings need to go and whether standard footing placement is appropriate. A contractor experienced with lakefront deck construction in northern Illinois will know how to address these conditions.
HOA review of lakefront decks may also consider the visual impact on neighboring waterfront views and the character of the lakeshore itself. Designs that minimize structural intrusion toward the water edge and use materials that weather gracefully over time tend to fare better in HOA review.
Mature Trees
Indian Lakes was developed in the 1960s and 1970s. Many lots have mature hardwood trees — oaks, maples, elms — that are central to the lot’s character and value. Any deck project that disturbs more than 300 square feet of grade or enlarges an existing structure by 20% or more will require a Tree Preservation Plan under Bloomingdale’s permit requirements. More practically, design around significant trees rather than removing them.
Material Choices in an Established Neighborhood
Indian Lakes is a mature neighborhood where most homes have a traditional or transitional architectural character. Deck material choices that complement this context tend to hold up better in HOA review and age more gracefully alongside the home’s existing materials.
| Material | HOA Compatibility | Practical Notes |
| Composite decking (natural tones) | Generally well-received; consistent appearance over time | Gray, brown, or cedar-tone profiles tend to read as compatible with 1970s–80s architectural styles; verify specific product with HOA if they have approved material lists |
| Pressure-treated wood (stained) | Standard; widely used in the neighborhood | Requires maintenance every 2–3 years; stain color should be neutral or match neighboring decks |
| Cedar or redwood | Typically welcomed; warm natural appearance | Higher cost but excellent HOA optics; ages gracefully in the tree-heavy Indian Lakes setting |
| High-gloss or bright-color composites | May require specific Board approval | Check with the Board before ordering; bright or non-neutral tones can be an issue in established neighborhoods |
| Cable or glass railing | May be reviewed case-by-case | Modern railing styles can be appropriate on larger or more contemporary homes; confirm with Board |
For a deeper look at how composite and wood hold up in the Midwest climate over the life of a deck, our overview of how different decking materials perform over time covers the tradeoffs in practical terms — useful reading before you finalize a selection that also needs HOA sign-off.
Coordination Timeline: How to Run Both Processes Together
| Step | Action | Who Handles It |
| 1 | Pull governing documents and identify HOA submission requirements for exterior improvements | Homeowner |
| 2 | Confirm Village setback and zoning requirements for your specific lot | Call Building Dept: (630) 671-5660 |
| 3 | Prepare plat of survey with proposed deck location and all dimensions | Homeowner / contractor |
| 4 | Prepare construction drawings and material specifications | Homeowner / contractor |
| 5 | Submit HOA application with drawings, materials list, and photos | Homeowner → HOA Board |
| 6 | Submit Village permit application with same drawings + required forms | Homeowner / contractor → Village Hall |
| 7 | Respond to any comments or requests from either reviewer | Homeowner / contractor |
| 8 | Receive written HOA approval and retain on file | HOA Board |
| 9 | Receive Village permit, pay fee and bond, pick up signed permit | Village Building Dept |
| 10 | Call J.U.L.I.E. (811), begin construction, schedule inspections | Contractor |
Steps 5 and 6 should happen simultaneously. That’s the most important thing on this list.
Quick Reference: Indian Lakes Deck Approval Checklist
- Locate your Indian Lakes deed restrictions and identify the HOA submission requirements for exterior improvements
- Confirm whether your lot has any special considerations (lakefront, cul-de-sac, corner lot, mature trees)
- Call the Village Building Department at (630) 671-5660 to confirm setback and zoning requirements for your specific lot
- Confirm whether a Stormwater/Drainage Plan or Tree Preservation Plan will be required given your lot and project scope
- Prepare plat of survey with proposed deck location, all dimensions, and distances to all property lines and easements
- Prepare construction drawings with all structural member sizes and details
- Prepare material specifications and photos of the home and neighboring decks
- Submit HOA application and Village permit application simultaneously
- Obtain written HOA approval before work begins — retain permanently
- Pick up signed Village permit — post at property before work starts
- Verify contractor is registered with the Village and carries proper insurance
- Call J.U.L.I.E. at 811 at least 48 hours before any digging
- Schedule all required Village inspections (footing, framing, final)
Building a Deck in Indian Lakes? Talk to Platinum Decking.
Platinum Decking builds decks and outdoor living spaces throughout Bloomingdale and DuPage County — managing HOA applications, Village permit coordination, and the full build. Call us at (224) 634-4345 to talk through your project.