Montgomery, IL

Chimney Sweep & Inspection Services in Montgomery, IL

Your Trusted Local Chimney Experts in Montgomery, IL

Chimney Bear provides expert chimney sweep, inspection, and repair services in Montgomery, IL, ensuring your chimney system’s safety, efficiency, and longevity. Our team of certified chimney professionals follows industry best practices and the latest safety standards to protect your home from fire hazards and improve energy efficiency.

As a local chimney company, we proudly serve homeowners in all Chicagoland areas. Whether you need chimney cleaning, camera inspections, repairs, or gas fireplace maintenance, our expert technicians are ready to deliver top-tier service with transparent reporting.

Why Chimney Maintenance is Essential

A well-maintained chimney is vital for home safety, proper ventilation, and heating efficiency. Regular chimney sweeping helps:

  • Reduce fire risks by removing creosote and soot buildup.

  • Enhance indoor air quality by preventing smoke and carbon monoxide issues.

  • Improve energy efficiency by ensuring proper airflow and draft performance.

  • Prevent costly repairs by catching minor issues before they escalate.

Neglecting chimney maintenance can lead to dangerous conditions like fires, carbon monoxide poisoning, and structural damage. Over time, soot and creosote accumulate, increasing the risk of fire hazards. Regular inspections help detect problems early, saving you from expensive repairs and ensuring the safety of your household.

Comprehensive Chimney Cleaning & Inspection Services

Chimney Sweeping & Fireplace Cleaning

Our professional chimney cleaning services in Montgomery, IL, help homeowners maintain safe, efficient fireplaces by removing:

  • Creosote buildup – the primary cause of chimney fires.

  • Soot and debris – preventing blockages and ensuring proper airflow.

  • Animal nests and obstructions – keeping your chimney clear and functional.

Routine chimney sweeping is essential for maintaining optimal airflow and reducing the risk of hazardous blockages. Birds, squirrels, and other animals often seek refuge in chimneys, leading to potential nesting problems. Our thorough cleaning eliminates all obstructions, ensuring your fireplace functions safely and efficiently.

Fireplace Chimney Camera Inspections

Using advanced chimney camera technology, our inspections detect:

  • Cracks in the flue liner – preventing dangerous gas leaks.

  • Hidden blockages – from birds, leaves, and debris.

  • Structural issues – that compromise chimney safety.

A professional camera inspection provides a detailed view of your chimney’s condition. Our high-definition camera system lets us identify even the most minor cracks or obstructions, ensuring your fireplace is safe. This proactive approach prevents costly damage and enhances the overall performance of your chimney system.

Gas & Oil Appliance Chimney Inspections

If you have gas or oil appliances (water heaters, boilers, or furnaces), our appliance chimney inspections ensure safe venting and prevent:

  • Carbon monoxide leaks – a silent, deadly risk.

  • Improper airflow – affecting efficiency and performance.

  • Blockages – that could cause dangerous gas buildup.

Gas appliances require efficient venting systems to expel harmful gases safely. A faulty chimney can lead to dangerous carbon monoxide buildup, endangering your household. Our certified professionals conduct thorough inspections to detect and resolve any potential venting issues.

Digital Chimney Inspection Reports

Every chimney inspection includes a detailed digital report with photos and professional recommendations, ensuring transparency and helping you make informed decisions about chimney maintenance.

Our digital reporting system clearly and concisely documents your chimney’s condition. High-quality images and expert assessments allow you to understand any necessary repairs or maintenance recommendations. Transparency is a priority at Chimney Bear, ensuring you are fully aware of the state of your chimney.

Chimney Repair & Restoration Services in Montgomery, IL

Chimney Cap Installation

Protect your chimney from rain, animals, and debris with a stainless steel rain cap that prevents moisture damage and animal intrusions.

Moisture intrusion is one of the leading causes of chimney deterioration. Rainwater can seep into the flue without a chimney cap, leading to rust, cracks, and weakened mortar joints. Installing a high-quality stainless steel chimney cap prevents costly water damage and extends the lifespan of your chimney system.

Lock-Top Damper Installation

A top-sealing damper reduces heat loss, prevents downdrafts, and blocks moisture, improving your home’s energy efficiency.

Traditional throat dampers are often inefficient, allowing heat to escape during winter. A lock-top damper seals tightly when the fireplace is not in use, preventing drafts and enhancing energy efficiency. By retaining heat indoors, homeowners can lower their heating bills and enjoy a more comfortable living space.

Flue Liner Inspection & Repair

A damaged flue liner can lead to gas leaks and fire hazards. We offer:

  • Stainless steel liner repairs – ensuring longevity and safety.

  • The chimney is relined to restore proper venting and performance.

The flue liner is crucial to chimney safety, channeling harmful gases out of your home. Cracks or deterioration in the liner can lead to toxic fume exposure. Our expert relining services restore proper venting and protect your chimney from further damage.

FireGuard Resurfacing

FireGuard resurfacing repairs damaged mortar joints, preventing chimney fires and improving your chimney’s structural integrity.

A deteriorating chimney structure can compromise safety and efficiency. Our FireGuard resurfacing solutions reinforce weak mortar joints, ensuring your chimney remains in excellent condition for years.

Smoke Chamber Repair & Parging

Improve draft performance and prevent smoke leaks with expert smoke chamber parging, sealing gaps, and enhancing airflow.

A poorly constructed or deteriorating smoke chamber can lead to inefficient draft performance, causing smoke to enter your home instead of venting correctly. Our parging services smooth the smoke chamber’s surface, improving the performance of draft efficiency and overall chimney.

Chase Cover Replacement

A stainless steel chase cover prevents water penetration, extending your chimney’s lifespan and reducing maintenance costs.

Tuckpointing & Mortar Repair

Cracked mortar joints can lead to water damage and structural deterioration. Our expert tuckpointing services restore your chimney’s strength and appearance.

Gas Fireplace Services in Montgomery, IL

Gas Log Installation

Upgrade your fireplace with a professional gas log installation, enhancing warmth, convenience, and energy efficiency.

Gas Log Refresh & Maintenance

Ensure your gas fireplace remains clean and efficient with:

  • Cleaning services to remove dust and residue.

  • Silica sand replacement for optimal flame performance.

  • Ember wool updates for a realistic fireplace glow.

Dryer Vent Cleaning Services

A clogged dryer vent is a serious fire hazard. Our professional dryer vent cleaning removes lint buildup, ensuring:

  • Improved dryer efficiency – reducing drying times and energy costs.

  • Lower fire risk – by preventing overheating and lint ignition.

  • Better air quality – eliminating potential mold and dust accumulation.

Schedule Your Chimney Service in Montgomery, IL, Today!

 

How to Transfer a Real Estate Title in Montgomery, IL

Transferring a real estate title is a key legal step when buying, selling, or gifting property in Montgomery, Illinois. Whether you are closing on your first home, transferring property within your family, or handling an estate, knowing how to properly execute a title transfer in Montgomery and comply with state and local regulations is essential.

This in-depth guide will walk you through every step of transferring a real estate title in Montgomery, IL, outline critical legal requirements, and provide helpful links for a smooth and successful transfer.

What is a Real Estate Title Transfer?

A title transfer is the legal process by which ownership of real property is moved from one party (the seller or grantor) to another (the buyer or grantee). In Montgomery, IL, which sits partially in both Kane County and Kendall County, real estate title transfers are subject to Illinois state law and local ordinances, depending on the property's exact location.

Once the deed is recorded with the appropriate county’s Recorder of Deeds office, the process is complete.

Why Is Transferring the Title Important?

  • Establishes legal ownership rights for the grantee

  • Protects against future ownership disputes

  • Required for securing title insurance

  • It is mandatory to satisfy most lender and mortgage requirements

  • Ensures compliance with both county and municipal regulations

Step-by-Step Guide to Transferring a Real Estate Title in Montgomery, IL

1. Identify the Correct County Jurisdiction

Montgomery is unique because it spans Kane County and Kendall County. The location of your property will determine where you must record the deed.

  • For properties in Kane County:
    Kane County Recorder

  • For properties in Kendall County:
    Kendall County Recorder

You can verify your property’s location using your Property Index Number (PIN), which you can search via the appropriate county’s property records.

2. Choose the Right Type of Deed

In Montgomery, Illinois, the most common types of deeds used to transfer real estate include:

  • Warranty Deed: Offers full protection to the buyer, ensuring the property is free from liens and title defects.

  • Quitclaim Deed: Transfers ownership without guarantees or warranties—commonly used between family members or related parties.

  • Special Warranty Deed: The title is free of defects only when the seller owns the property.

For most residential transactions, a Warranty Deed is the safest option.

3. Draft the Deed with the Required Information

The deed must contain specific information, including:

  • Full legal names of the grantor(s) and grantee(s)

  • A complete legal property description (obtainable from the previous deed or property tax bill)

  • The Property Index Number (PIN)

  • The transaction’s consideration amount (purchase price or gift value)

  • Signatures of all grantors, notarized properly

Consider hiring a local real estate attorney to prepare or review the deed to ensure compliance and accuracy.

4. Complete the Illinois Transfer Declaration (PTAX-203)

In Illinois, every transfer must be accompanied by a PTAX-203 Real Estate Transfer Declaration, even if the transfer is exempt (e.g., a family transfer via quitclaim deed).

You can download the PTAX-203 here:
Illinois PTAX-203 Form

This form must be completed and signed by both buyer and seller. It must be submitted with the deed when recording.

5. Pay Applicable Transfer Taxes

Illinois State Transfer Tax:

  • Charged at $0.50 per $500 of the property’s sale price.

County Transfer Taxes:

  • Kane County does not charge additional county-level transfer taxes.

  • Kendall County also does not levy a separate transfer tax as of 2024.

Montgomery Municipal Transfer Tax:

  • Montgomery, IL, does not currently charge a municipal transfer tax but always verifies with the Montgomery Village Clerk or a local attorney to ensure regulations haven’t changed.

State transfer stamps must be obtained through your real estate attorney, title company, or local Recorder’s office before recording.

For Illinois transfer tax details:
Illinois Transfer Tax Information

6. Clear All Outstanding Balances

Before the title can be transferred, all property taxes and municipal utility balances must be paid:

  • For property taxes, visit:

  • For Montgomery utility bills, contact the village’s Finance Department:
    Montgomery Utility Billing

The seller is typically responsible for paying these balances at or before closing.

7. Record the Deed with the Correct Recorder’s Office

Depending on whether the property is located in Kane County or Kendall County, the deed must be recorded with the appropriate Recorder’s office:

Kane County Recorder of Deeds:

719 S. Batavia Ave., Bldg. C
Geneva, IL 60134

Kendall County Recorder of Deeds:

111 W. Fox St., Room 110
Yorkville, IL 60560

Both counties also offer e-recording services through approved vendors, which can help speed up the recording process.

  • Kane County E-Recording Info:
    Kane E-Recording

  • Kendall County E-Recording Info:
    Kendall E-Recording

8. Notify Your Mortgage Lender and Title Company

If the property has an existing mortgage, your lender must be informed of the title transfer. The title company handling the closing will also need the new deed to issue an owner’s title insurance policy for the buyer.

Special Considerations for Montgomery, IL

Hire a Local Real Estate Attorney

While Illinois law does not mandate the use of an attorney, it is highly recommended, particularly for:

  • Estate transfers

  • Divorce-related property transfers

  • Commercial real estate deals

  • Probate-related transactions

A Montgomery-area real estate attorney will ensure your documents comply with county and state regulations.

Inheritance Transfers (Probate)

If the transfer results from inheritance and the property was not placed into a trust or assigned a Transfer on Death Instrument (TODI), probate may be required in Kane or Kendall County Probate Court.

More information on Illinois probate:
Illinois Probate Court Resources

Title Insurance

While optional, title insurance protects the buyer from hidden title defects, such as unresolved liens or boundary disputes. Most buyers opt to purchase a title insurance policy through their title company.

Common Mistakes to Avoid

  • Incorrect property description: Ensure it exactly matches the prior deed.

  • Missing or incomplete PTAX-203 form: This will result in the Recorder rejecting your documents.

  • Failure to pay taxes or municipal balances: Outstanding balances can delay the transfer.

  • Unrecorded deed: Failing to record the deed means the transfer is legally incomplete.

  • Not hiring a professional: Avoid DIY transfers for complex transactions; legal errors can be costly.

How Long Does It Take to Transfer a Real Estate Title in Montgomery, IL?

With all documents adequately prepared and taxes paid, title transfers and deed recordings in Kane or Kendall County can typically be completed within 48 to 72 hours when e-recording. However, preparing the deed, clearing balances, and coordinating legal reviews may take 1 to 2 weeks.

How Much Does It Cost to Transfer a Real Estate Title in Montgomery?

Here’s a breakdown of typical costs involved in the transfer process:

  • Illinois State Transfer Tax: $0.50 per $500 of the property’s sale price.

  • No Kane or Kendall County Transfer Tax: Neither county imposes additional taxes as of 2024.

  • No Montgomery Municipal Transfer Tax: Montgomery currently does not levy a local transfer tax.

  • Recording Fees: Kane and Kendall counties charge approximately $98 to $110 per recorded document, depending on additional pages.

  • Attorney Fees: Range from $500 to $1,500 depending on transaction complexity.

  • Title Insurance (optional): Cost varies by property value and insurer but is highly recommended for buyer protection.

Helpful Resources for Montgomery Residents

  • Village of Montgomery Official Website:
    Montgomery, IL Government

  • Kane County Recorder of Deeds:
    Kane County Recorder

  • Kendall County Recorder of Deeds:
    Kendall County Recorder

  • Illinois Department of Revenue – Real Estate Transfer Tax Information:
    Illinois Transfer Tax Guide

  • PTAX-203 Illinois Transfer Declaration Form:
    PTAX-203 Form Download

  • Montgomery Utility Billing and Payments:
    Montgomery Utility Billing

Final Thoughts

Transferring a real estate title in Montgomery, IL, requires careful attention to detail, from preparing an accurate deed and completing the PTAX-203 form to paying the appropriate transfer taxes and recording the deed with the correct county. Whether your property falls within Kane County or Kendall County, working with a trusted real estate attorney and title company is the best way to ensure a legally sound transfer.

The Coolest Thing in Montgomery, IL: Montgomery Park and the Fox River Trail

Montgomery, Illinois, is a welcoming and growing suburb along the scenic Fox River southwest of Chicago. While the town boasts a strong sense of community and family-friendly amenities, the coolest and most beloved destination in Montgomery is Montgomery Park and its connection to the Fox River Trail. This beautiful outdoor space serves as the heart of Montgomery’s recreational life, offering stunning natural beauty, access to the river, and community events throughout the year.

Montgomery Park: A Riverside Gem

Located in downtown Montgomery, Montgomery Park is a popular riverside park that offers a perfect blend of green space, recreation, and community activities.

Features of Montgomery Park

  • Riverside walking paths – The park features paved trails that provide scenic views of the Fox River, perfect for strolling, jogging, or cycling.

  • Fishing and kayaking access – The Fox River is easily accessible from the park, offering kayaking, canoeing, and fishing opportunities.

  • Open-air pavilion and picnic areas – Families can enjoy shaded shelters, grill areas, and playgrounds for kids.

  • Public art and historical markers – The park highlights Montgomery’s rich history and features beautifully maintained landscaping.

Community Events at Montgomery Park

Montgomery Park is also the main venue for the town’s signature community events, including:

  • Montgomery Fest – A highly anticipated annual celebration with live music, carnival rides, food vendors, and a spectacular fireworks display.

  • River Run 5K – A fun and scenic race that takes advantage of the park’s proximity to the Fox River.

  • Seasonal markets and outdoor concerts make Montgomery Park a year-round gathering spot for residents.

Fox River Trail: A Path Through Nature

Montgomery Park is a gateway to the Fox River Trail, a 40+ mile multi-use trail that runs through Montgomery and continues along the Fox River through numerous towns.

Trail Highlights

  • Biking and hiking – The trail is a favorite among cyclists and runners, offering miles of scenic views, tree-lined pathways, and river overlooks.

  • Wildlife watching – The Fox River corridor is home to a variety of birds and wildlife, making it a favorite spot for birdwatchers and photographers.

  • Connections to other towns – The Fox River Trail connects Montgomery to neighboring communities like Aurora, Oswego, and Batavia, offering a wider range of parks and riverside attractions.

Montgomery’s Small-Town Charm and Community Spirit

While Montgomery Park and the Fox River Trail are standout features, Montgomery is also known for its close-knit community and welcoming atmosphere.

Village of Montgomery Historic District

The historic downtown area near Montgomery Park showcases the village’s 19th-century roots, with quaint streets, historic homes, and preserved architecture.

Dining and Local Favorites

After a day at the park or on the trail, visitors can enjoy local dining spots, including:

  • Grandma’s Table – A beloved diner known for comfort food and classic American breakfasts.

  • Poor Boy’s Restaurant – A family-friendly spot serving hearty portions of burgers, sandwiches, and salads.

  • Taqueria El Tio – A go-to destination for authentic Mexican dishes and street tacos.

Nearby Attractions

Montgomery is also close to Aurora’s Paramount Theatre, Phillips Park Zoo, and the Raging Waves Waterpark, providing additional entertainment options for families and visitors.

Why Montgomery Park and the Fox River Trail Stand Out

Montgomery offers excellent schools, charming neighborhoods, and community events, but Montgomery Park and its direct access to the Fox River Trail make it the town’s most extraordinary and most dynamic attraction.

Whether you’re kayaking on the river, cycling along the trail, attending Montgomery Fest, or enjoying a family picnic, this scenic destination offers the perfect mix of nature, recreation, and community engagement.

Montgomery Park and the Fox River Trail are the heart of outdoor life in Montgomery, IL, for both locals and visitors.