Illinois Home Inspector Licensing
Illinois has required home inspector licensing since 2002. The licensing ensures minimum competency standards across the state.
Education Requirements
Prospective home inspectors must complete 60 hours of approved classroom education covering:
- Structural systems and components
- Exterior and roofing
- Plumbing systems
- Electrical systems
- Heating and cooling systems
- Interior components
- Insulation and ventilation
- Report writing and standards of practice
Additionally, candidates must complete a supervised field training period with an experienced inspector.
Examination and Licensing
After completing education, candidates must pass the National Home Inspector Examination (NHIE). The license requires renewal every two years with 12 hours of continuing education per cycle.
Verifying Inspector Credentials
Buyers can verify inspector licensing through the Illinois DFPR online license lookup. This confirms active license status, license history, and whether any disciplinary actions exist.
Illinois Standards of Practice
Licensed Illinois inspectors must follow the Illinois Home Inspectors Standards of Practice, which define inspection scope and methods.
Required Inspection Components
A standard Illinois home inspection must evaluate:
- Foundation and structural components
- Exterior (siding, trim, windows, doors)
- Roof covering and drainage
- Plumbing system and fixtures
- Electrical service and distribution
- Heating and cooling equipment
- Interior surfaces and components
- Insulation and ventilation
- Fireplaces and solid fuel appliances
Scope Limitations
Standard inspections are visual and non-invasive. Inspectors are not required to: move personal belongings or furniture, dismantle equipment, enter unsafe areas, or inspect concealed spaces. These limitations must be documented in reports.
Chicago Building Code Differences
Chicago maintains its own building code rather than adopting the International Residential Code used by most Illinois jurisdictions. This creates unique inspection considerations.
Historical Context
Chicago's building code evolved from the Great Fire of 1871, emphasizing fire resistance. Requirements for masonry construction, fire separation between units, and means of egress reflect this history.
Multi-Unit Considerations
Chicago has extensive requirements for multi-unit buildings (two-flats, three-flats) regarding fire separation, egress, smoke detection, and carbon monoxide detection. Inspectors familiar with Chicago should know these requirements.
Permit and Inspection Records
Chicago maintains building permit records through the Department of Buildings. Buyers can research permit history online to verify whether renovations were properly permitted and inspected.
Radon Testing in Illinois
Radon testing in Illinois requires separate certification beyond home inspector licensing.
Radon Tester Credentials
Illinois Emergency Management Agency licenses radon measurement professionals. Some home inspectors hold this additional certification; others refer to separate radon testers. Verify your inspector's radon credentials if they offer testing.
Radon in Chicago
Chicago and Cook County fall in EPA Zone 2 (moderate radon potential). Testing is recommended for all purchases, particularly for homes with basements. Chicago's dense construction and building characteristics affect radon entry patterns.
Illinois Radon Disclosure
Illinois requires sellers to disclose known radon test results and any mitigation systems. The standard Radon Disclosure form must be provided to buyers. This doesn't require sellers to test—only to share results if testing has occurred.
Seller Disclosure Requirements
Illinois requires sellers to provide a Residential Real Property Disclosure Report covering known material defects.
Disclosure Categories
The Illinois disclosure form covers:
- Foundation and structural issues
- Roof leaks and repairs
- Plumbing, electrical, and HVAC conditions
- Water intrusion and basement flooding
- Environmental hazards (radon, lead, asbestos)
- Material defects known to seller
Disclosure Limitations
Sellers disclose what they know—not what an inspection might reveal. A seller's "no knowledge" response doesn't mean a condition doesn't exist. Inspection remains essential regardless of disclosure answers.
Chicago-Specific Disclosures
For multi-unit properties in Chicago, additional disclosures may address rental history, zoning compliance, and building code violations. Review city records independently of seller disclosures.
Additional Inspections Common in Chicago
Several specialized inspections are particularly relevant for Chicago properties.
Sewer Line Inspection
Chicago's aging sewer infrastructure and combined sewer system make sewer camera inspection valuable, particularly for older homes. Inspection costs $200-400 and identifies root intrusion, bellies, and deterioration.
Structural Engineering
For masonry buildings showing foundation or structural concerns, structural engineer evaluation ($400-600) provides expert assessment. This is particularly relevant for graystones, older two-flats, and buildings showing significant movement.
Chimney Inspection
Chicago's older homes often have masonry chimneys that require evaluation if fireplaces will be used. Level II chimney inspection by a CSIA-certified inspector costs $200-400.
Selecting a Chicago Inspector
Beyond verifying state license, Chicago buyers should consider:
- Experience with Chicago building types (graystones, bungalows, two-flats)
- Familiarity with Chicago building codes
- Knowledge of Chicago-specific issues (basement water, masonry concerns)
- Professional association membership (ASHI, InterNACHI) indicating ongoing development
- Errors and omissions insurance coverage
- Sample report review for thoroughness and clarity