Purchasing a home is one of the biggest financial decisions you'll ever make. While it's exciting to find your dream house, it's critical that you thoroughly inspect the property before signing on the dotted line. This is where a Chicagoland home inspection comes in.
A home inspection allows you to uncover issues with the home that may not be visible to the naked eye. While cosmetic fixes like peeling paint or worn carpets are fairly obvious, structural problems, faulty systems, and safety hazards can often be hidden. A comprehensive home inspection from a qualified Chicagoland home inspector can potentially save you thousands of dollars down the road.
In this ultimate guide, we'll walk you through everything you need to know about Chicagoland home inspections, including:
- What Exactly is a Home Inspection?
- Why are Home Inspections Important?
- What Does a Home Inspector Check?
- What to Look for in a Home Inspector
- Questions to Ask Your Home Inspector
- How Much Does a Home Inspection Cost?
- How to Prepare for a Home Inspection
- What Happens After the Inspection?
What Exactly is a Home Inspection?
A home inspection is a detailed visual examination of both the interior and exterior of a home. The goal is to evaluate the current condition of the home and identify any repairs or maintenance that may be needed.
During a standard home inspection, the inspector will assess the home's major systems and components such as:
- Roof, attic, and exterior
- Heating and cooling systems
- Plumbing and electrical systems
- Foundation and basement
- Walls, ceilings, floors, doors, and windows
- Insulation and ventilation
The inspector will also look for visible issues like cracks, leaks, or damage that may indicate larger underlying problems. Cosmetic flaws like dents or stains are usually noted but not always flagged as major issues.
Home inspectors use specialized tools and methods to detect defects and test systems. This includes things like thermal imaging cameras, moisture meters, outlet testers, and more. They will also access areas like the attic, crawl space, and roof up close.
It's important to note that a home inspection is visual and non-invasive. Inspectors won't take apart equipment, move furniture and storage, or do any destructive testing. If they aren't able to view an area, they'll simply note it for you.
Overall, a Chicagoland home inspection gives you a baseline assessment of the property's current condition, allowing you to make an informed decision about purchasing the home.
Why are Home Inspections Important?
There are a few key reasons why getting a home inspection is so important:
Inform your purchasing decision
A home inspection allows you to make a purchase decision based on comprehensive information about the home's condition. You'll know what repairs and replacements may be needed, along with the possible costs involved. This prevents unwelcome surprises after moving in.
With this knowledge in hand, you can make requests for repairs from the seller, adjust your offer price accordingly, or walk away if issues are too extensive. This information all puts you in a better negotiating position as the buyer.
Uncover hidden defects
Many home defects and safety hazards are not visible to the naked eye. A qualified home inspector has the expertise and tools to detect problems that you likely wouldn't discover on your own until it's too late.
For example, an inspector may discover:
- Leaks within walls or foundations
- Mold or water damage behind walls
- Pest infestation in hard to reach areas
- Faulty electrical wiring hidden behind walls
- Structural issues in the attic, roof, or crawl space
Finding these hidden problems in advance allows you to get repairs made and avoid future headaches.
Avoid expensive repairs
Catching issues early on means you can get them addressed for much lower cost. Repairing or replacing systems before they completely fail or cause cascading damage can save you thousands in the long run.
For example, something like an old leaky roof may just need minor patching if caught soon enough. But if left unaddressed, the leak can eventually lead to mold, destroyed insulation, rotting frames, etc., costing exponentially more to fix down the road.
Ensure systems function properly and safely
While cosmetic issues may not be a major concern, you want assurance that the home's critical systems operate properly. Faulty electrical, plumbing, appliances, heating, etc. can not only be costly to repair but also pose safety hazards if not addressed.
A home inspector will thoroughly test and assess these systems so you can identify any issues or deficiencies. This gives you peace of mind that the home is safe for your family.
Establish a baseline for future maintenance
The home inspection report provides a helpful baseline of the home's condition at the time of sale. You can use this information going forward to plan and budget for future maintenance needs.
Knowing which systems or components are older, wearing out, or in need of service will help you stay on top of repairs and replacements down the road. Preventative maintenance is much cheaper than emergency repairs after something fails.
Fulfill your due diligence
Lastly, getting a home inspection shows you've done your due diligence prior to making a major purchase. If any serious deal-breaking issues are uncovered, you have the option to rescind your offer and walk away.
While home inspections aren't necessarily required, having one performed is considered standard practice and can be required by your mortgage lender. Not getting an inspection can be risky and make financing more difficult.
So in summary, home inspections empower you to make informed decisions and avoid nasty surprises when purchasing a home. They are well worth the small upfront investment to help safeguard your finances and your family's safety. Don't skip this crucial step!
What Does a Home Inspector Check?
So what exactly will your home inspector look at during the inspection? While every inspection may be a bit different, the following are the basic systems and areas covered in a standard home inspection:
Roof and Attic
- Roof age, material, and condition
- Flashing, vents, skylights
- Gutters and drainage
- Visible sections of attic framing and sheathing
- Insulation coverage and gaps
- Signs of leaks, moisture or damage
Exterior
- Condition of siding, trim, paint
- Windows, doors, and screens
- Garage doors and openers
- Porches, decks, and steps
- Other structures like sheds and fences
- Grading and drainage around home
Foundation and Basement
- Foundation walls and floor for cracks/bowing
- Basement moisture, insulation, and ventilation
- Beams, joists, subfloor for signs of sagging or damage
- Access to structural components like posts, footers
Heating and Cooling Systems
- Condition and age of HVAC equipment
- Operation of heating and cooling at all thermostats
- Air flow and temperature at registers
- Ductwork and returns for leaks, damage, or detachment
- Combustion appliances inspected for safety
- Humidifiers, air filters, and other components
Plumbing
- Condition of visible pipes, valves, traps, and vents
- Water pressure and functionality of fixtures
- Function of main shutoff and shutoffs at fixtures
- Water heater age, functionality, leaks
- Well system and septic if present
Electrical
- Condition of main panel and subpanels
- Grounding, wiring, breakers, fuses
- Function of switches, outlets, and light fixtures
- Operation of smoke, CO detectors, and other safety devices
- Doorbells, phone lines, cable, and other systems
Interior Areas
- Walls, ceilings, floors for cracks, stains, or damage
- Doors and windows for fit, operation, and cracks
- Built-in appliances turned on to test functionality
- Vent fans, registers, heating ducts
- Garage door safety mechanisms
This covers the major areas your home inspector will evaluate as part of the standard inspection process. They'll also note any unique features or issues specific to the home under inspection.
Cosmetic flaws and decor generally aren't noted unless they indicate a larger problem or safety issue. Features like paint, carpeting, and window treatments likely won't be addressed.
If you have specific areas of concerns, discuss them with your inspector ahead of time so they can focus attention there. But in general, you can expect inspection of all major home systems and structure.
What to Look for in a Home Inspector
Not all home inspectors are created equal. You want to make sure you find a knowledgeable and experienced Chicagoland home inspector you can trust to be thorough and impartial. Here are the top things to look for:
Relevant Experience
Find an inspector with significant experience inspecting homes in your specific area. They should be familiar with common structural issues, construction methods, and systems found in local homes. If they've done hundreds of inspections in Chicagoland, even better.
Proper Licensing
In most states, home inspectors must meet licensing requirements including education, training, and testing. Illinois requires state licensing for home inspectors. Only work with properly licensed professionals.
Industry Affiliations
Look for membership in established professional associations like ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors). These indicate ongoing education and adherence to inspection standards.
Insurance Coverage
The inspector should carry liability and errors & omissions insurance to cover any damage they may accidentally cause or serious defects they miss. Ask for proof of adequate insurance coverage.
Sample Reports
Ask to see samples of previous inspection reports to get a feel for their quality, thoroughness, and professionalism. A detailed report with photos is ideal.
Good Communication Skills
Find an inspector who communicates clearly, answers all your questions, and takes time to explain the findings. The experience should leave you feeling informed and confident.
No Conflicts of Interest
Choose an independently operated inspector who only provides inspection services, not real estate or repair services. There should be no conflicts of interest compromising their objectivity.
Responsiveness and Professionalism
From your initial call to the inspection report delivery, the inspector should behave courteously and professionally. Find someone who is responsive and conducts themselves like a true expert.
Taking the time to carefully choose your home inspector pays dividends in giving you a thorough, unbiased evaluation of the property. Don't just blindly choose the cheapest option or random name out of a phonebook.
Questions to Ask Your Home Inspector
When interviewing potential home inspectors, there are a number of questions you should ask before hiring one:
- How long have you been a home inspector and how many inspections have you completed? Look for extensive experience.
- Are you licensed? Ask to see their credentials.
- What areas/counties do you serve? Find an inspector familiar with local homes.
- Which professional organizations do you belong to? Look for ASHI or InterNACHI membership or certifications.
- What does your inspection cover? Ensure it meets all your needs and expectations.
- Do you carry liability and E&O insurance? Request proof of adequate coverage.
- Can I see some sample inspection reports? Review them for thoroughness.
- What type of inspection report do you provide and when? Make sure it's detailed and you receive it quickly.
- Will you walk me through the home and explain issues? Choose an inspector who can clearly communicate their findings.
- What inspection tools and methods do you use? Advanced tools like thermal cameras indicate more thoroughness.
- How much does an inspection cost and what does the fee include? Get a clear breakdown of the services covered.
- Do you offer any warranties or guarantees? Some inspectors offer free re-inspection or allow you to attend.
- Can you provide references from past clients? Speaking with prior customers can give added confidence.
Asking the right questions up front helps you better understand the inspector's expertise, inspection process, and reporting style. This allows you to make an informed hiring decision.
How Much Does a Home Inspection Cost?
A standard home inspection will typically cost $300 to $500+ depending on your location, size and age of the home, and the scope of services included. Here are some factors that influence the cost:
Size of Home - Larger square footage takes more time to inspect. Expect to pay more for bigger homes.
Location - Inspection rates can vary by metro area and even neighborhood. Pricing often higher in major cities.
Age of Home - Older homes generally take longer as there are more systems to assess. Additional fees may apply for very old homes.
Scope of Inspection - Basic visual inspection is standard. Extra testing for radon, mold, water, etc. will add to the cost.
Additional Services - Things like sewer scope, pool inspection, or re-inspection if repairs done will mean added fees.
When comparing quotes, make sure you understand exactly what is included for the price, get any extra fees in writing, and get guarantees promised by the inspector in a written contract.
Also be wary of deals that seem too good to be true. Very cheap inspections may be quick walk-throughs skipping important details. Paying a fair market price helps ensure a thorough job.
How to Prepare for a Home Inspection
A little pre-inspection preparation goes a long way in ensuring the inspector can access everything and maximize their limited time. Here are some tips:
Make access convenient - Unlock doors, deactivate alarms, and move vehicles so the inspector can easily get around the entire property. Provide any gate codes or keys needed.
Clear clutter - Remove stored items from attic, basement, garage, and other inspection areas. Clutter makes visual inspection tougher.
Cut back vegetation - Trim any trees or bushes touching the home and clear debris from the roof, gutters, and perimeter. This allows the exterior inspection.
Schedule wisely - Don't pick an unusual inspection time that could impact system testing when not typically in use. Turn off timers for yard watering systems which could interrupt the outdoor inspection.
Gather documentation - Have any home records on hand like previous inspection reports, floor plans, warranties, etc. These provide helpful context.
Make proper disclosures - Disclose any known issues ahead of time so the inspector can pay special attention to those areas.
Plan your attendance - Being present during the inspection allows you to ask real-time questions and learn more about your new home.
Keep pets contained - For safety, keep pets secured away from the inspector. Pets can also distract and hinder the inspection.
Don't make repairs ahead of time - Don't freshly paint, patch, or make repairs just for the inspection. Inspectors need to see the true condition.
Proper preparation allows the inspection to proceed efficiently and without obstruction. Your inspector will appreciate the effort so they can provide you the most comprehensive examination possible within the limited timeframe.
What Happens After the Inspection?
Once the physical inspection is complete, your inspector will take some time to compile their report, usually within 24-48 hours. Expect a detailed write-up noting any issues or deficiencies found, accompanied by supporting photos.
Some inspectors also provide an on-site verbal summary of initial findings immediately after completing inspection of the property. This allows you to get some instant feedback.
The inspector will review the full report with you to explain the findings, distinguish minor flaws vs. major red flags, and recommend any repairs, replacements, or further specialist inspections needed. It's vital that you take time to review the full report and discuss concerns with your inspector.
Armed with the inspection results, you can then determine any steps you want to take:
Request repairs from seller - Use issues identified to negotiate repairs by the seller prior to closing. Get repair estimates to justify the requested price adjustment.
Cancel or alter contract - If problems are too extensive/costly, you may opt to cancel the purchase altogether or request the contract terms be modified to account for the repairs needed.
Make repairs yourself - For minor issues you can live with, you may choose to assume responsibility for repairs after purchase. Factor in costs to your budget.
Conduct further inspections - If the general inspection reveals concerns in certain areas, you may want specialists (electricians, roofers, plumbers, etc) to perform more detailed inspections.
Renegotiate offer - Adjust your offer price and closing terms to accommodate the inspection findings so both parties feel treated fairly. This depends on local real estate laws.
Walk away - In rare cases where the inspection uncovers deal-breaking problems, you may need to terminate the purchase and walk away from the property and any earnest money deposit per contract terms.
Don't let the inspection process end when the inspector leaves. Follow up on the results and make sure you understand the implications on the home purchase. Work with your real estate agent and attorney to take appropriate steps to protect your investment.
