General Inspection Questions
These questions cover the basics of home inspections in Chicago.
How much does a home inspection cost in Chicago?
Standard home inspections in Chicago range from $400 to $550 for single-family homes. Multi-unit buildings (two-flats, three-flats) cost more—typically $500-700 depending on size. Larger homes and older historic properties may cost $550-750. Add-ons like radon testing ($150-200) and sewer scope ($200-400) are additional.
Are home inspectors licensed in Illinois?
Yes. Illinois requires home inspectors to be licensed through the Department of Financial and Professional Regulation (DFPR). Verify any inspector's license status through the DFPR online lookup before hiring.
How long does a home inspection take?
Most Chicago home inspections take 2.5 to 4 hours. Single-family homes typically run 2.5-3.5 hours. Multi-unit buildings, older properties, and larger homes take longer—sometimes 4-5 hours for a large graystone or historic building.
Should I attend the home inspection?
Yes, attending is strongly recommended. Beyond the written report, you'll learn about the home's systems, see issues firsthand, and have opportunity to ask questions. The end-of-inspection walkthrough is particularly valuable.
When should I schedule the inspection?
Schedule as soon as possible after contract acceptance. Illinois contracts include attorney review periods (typically 5 business days) when contract terms can be modified. Having inspection results during attorney review gives you maximum flexibility.
Basement and Water Questions
Basement water is Chicago's signature inspection concern and generates many questions.
Do all Chicago basements get water?
Nearly all. Chicago's clay soil, high water table, and combined sewer system mean basement moisture is essentially universal. The question isn't whether water ever enters, but how well it's managed. Functional sump pumps, drain tile systems, and proper grading are standard requirements.
Should I be worried if the inspection finds water evidence?
Not necessarily. Evidence of past water (stains, efflorescence, patched walls) is common and may indicate properly managed conditions. Concern rises when current water management is inadequate: non-functional sump pumps, missing backup systems, or active intrusion during dry weather.
What does basement waterproofing cost?
It varies widely. Sump pump replacement runs $800-1,500. Interior drain tile installation costs $4,000-10,000 depending on basement size. Exterior excavation and waterproofing can exceed $15,000-25,000. Minor improvements (backup pump, better discharge) might be under $2,000.
Should I avoid homes with finished basements?
No, but approach carefully. Finished basements can hide water issues behind drywall until damage is severe. Ask about water history, look for signs of previous remediation, and understand that basement water can occur even in finished spaces. Some buyers add moisture sensors to finished basements for early warning.
Building Type Questions
Chicago's diverse housing stock prompts questions about specific building types.
What are common issues in Chicago bungalows?
Bungalows (1910-1940 construction) commonly show: foundation settlement (usually stable), masonry tuckpointing needs, original cast iron drains nearing end of life, electrical systems that may need updating, and aging windows. None of these are deal-breakers—they're typical age-related findings.
What should I know about inspecting a graystone?
Graystones (1880-1920 masonry row houses) require understanding of load-bearing masonry, limestone foundation conditions, and century-old system evolution. Get an inspector experienced with historic Chicago buildings who can distinguish typical aging from real concerns.
What's different about inspecting a two-flat?
Two-flat inspections should cover both units, shared systems (roof, foundation, sewer, common areas), and legal status verification. Confirm proper zoning, legal rental unit status, and compliance with Chicago multi-unit requirements. Shared system maintenance is your responsibility as owner.
Are renovated/gut-rehabbed properties safe to buy?
They can be, but require careful investigation. Verify all permits are closed with final inspections passed (check Chicago Department of Buildings). Evaluate finish quality as indicator of construction quality. For significant renovations, consider requesting documentation of who did the work.
Climate and Condition Questions
Chicago's harsh climate creates specific inspection concerns.
What is tuckpointing and why does it matter?
Tuckpointing is repairing mortar joints in brick or stone masonry. Chicago's freeze-thaw cycles deteriorate mortar over time—water enters joints, freezes and expands, then thaws. This repetitive stress requires periodic mortar repair. Neglected tuckpointing allows water penetration that can cause serious interior damage.
How does Chicago weather affect home inspections?
Winter inspections may miss roof problems under snow, make exterior evaluation difficult, and limit crawlspace access. Summer inspections may miss ice dam risks and heating system issues. Experienced inspectors account for seasonal limitations and note what couldn't be fully evaluated.
Should I worry about foundation cracks?
Minor cracks are extremely common in Chicago's clay soil conditions. Hairline vertical cracks and minor stair-step cracks in older buildings are typically stable and not structural concerns. Horizontal cracks, wide diagonal cracks, and evidence of active movement warrant structural engineer evaluation.
Is radon a concern in Chicago?
Chicago and Cook County are in EPA Zone 2 (moderate radon potential). Testing is recommended for all purchases with basements. While not as severe as some regions, elevated radon occurs in Chicago homes. Test cost is typically $150-200; mitigation if needed runs $800-1,500.
Process and Contract Questions
Illinois contracts and inspection process generate specific questions.
What is attorney review and how does it affect inspection?
Illinois contracts include an attorney review period (typically 5 business days) during which either party's attorney can modify or terminate the contract. This period provides opportunity to address inspection findings. Coordinate inspection timing so results are available during this window.
What should I ask the seller to fix?
Focus on safety issues, significant defects, and items not disclosed. Common Chicago negotiation items include waterproofing improvements, electrical panel updates, sewer line repairs, and major system concerns. Avoid negotiating over cosmetic items, normal maintenance, or typical age-related findings.
Should I request repairs or credits?
Credits give you control over contractor selection and work quality. Repairs ensure work is done before closing but with seller's contractors. For significant items (foundation work, waterproofing, sewer replacement), credits are often preferable to ensure proper completion to your standards.
Can I back out based on inspection findings?
During attorney review, either party can terminate for any reason. Inspection contingencies also provide termination rights for unsatisfactory findings. After these periods expire, walking away becomes more complicated and may risk earnest money. Know your deadlines.
Additional Service Questions
Questions about specialized inspections and add-on services.
Should I get a sewer scope inspection?
Strongly recommended for any Chicago property, especially those over 40-50 years old. Chicago's aging sewer infrastructure means root intrusion, bellies, and deterioration are common. The $200-400 camera inspection can prevent five-figure surprises after closing.
Is a structural engineer evaluation worth the cost?
For properties where the home inspector notes significant foundation or structural concerns, yes. The $400-600 cost provides expert assessment from someone licensed to evaluate structural adequacy. For masonry buildings with visible settlement or movement, this can provide clarity and peace of mind.
What about chimney inspections?
If you plan to use a fireplace, Level II chimney inspection ($200-400) from a CSIA-certified inspector is recommended. Chicago's older masonry chimneys may have deteriorated flue liners, blocked flues, or structural issues. Standard home inspections check chimneys visually but don't include camera inspection of the flue interior.