Before Inspection Day
Preparation in the days before inspection sets up a successful process.
Step 1: Verify Inspector Credentials
Illinois requires home inspector licensing. Before hiring, verify through the Illinois DFPR website that your inspector's license is active and in good standing. Also check for:
- Experience with Chicago building types (your property type specifically)
- Professional association membership (ASHI, InterNACHI)
- Errors and omissions insurance
- Sample reports to evaluate thoroughness
Step 2: Schedule Appropriately
Block 2.5-4 hours for the inspection plus discussion time. Larger homes, multi-unit buildings, and older properties take longer. Chicago traffic can be challenging—give yourself buffer time, especially for inspections scheduled during rush hours.
Step 3: Request Seller Preparation
Through your agent, request that sellers:
- Ensure all utilities are on (gas, electric, water)
- Clear access to electrical panels, water heater, furnace, and sump pump
- Ensure attic access is clear
- Provide access to all units in multi-unit buildings
- Unlock any garage, storage, or outbuilding areas
- Secure pets away from the inspection area
Step 4: Research the Property
Before inspection, gather information:
- Review seller disclosures, noting any water intrusion or repair history
- Check Chicago Department of Buildings for permit history on renovated properties
- Note the building's age and construction type
- Research the neighborhood for any known issues
Step 5: Prepare Questions
Write down specific questions based on the property:
- For graystones/older masonry: Ask about foundation condition and tuckpointing needs
- For properties with finished basements: Ask about water management history
- For multi-unit buildings: Ask about shared system maintenance
- For renovated properties: Ask about permit status and construction quality
What to Bring
Come prepared to participate fully in the inspection.
Essential Items
Notebook and pen: Take notes on inspector explanations that won't appear in the written report.
Phone or camera: Take your own photos to supplement the inspection report.
Flashlight: See into dark basements, attics, and mechanical spaces.
Measuring tape: Useful if you're thinking about furniture or renovations.
What to Wear
Wear comfortable clothes and closed-toe shoes you don't mind getting dirty. Chicago basements and attics can be dusty. Dress in layers—temperature varies between floors and between heated and unheated spaces, especially in winter inspections.
During the Inspection
Your role is to observe, learn, and ask questions.
Step 6: Follow the Process
Most inspectors follow a systematic approach. Follow along without interrupting. The best time for questions is when the inspector pauses between systems or at the end.
Step 7: Focus on Chicago-Specific Areas
Pay particular attention when evaluating:
- Basement and sump pump: This is critical for any Chicago home
- Foundation and masonry: Look at what the inspector notes about condition
- Roof and exterior: Chicago weather impacts every surface
- For multi-units: Evaluate shared systems and fire separation
Step 8: Ask About Priorities
Ask the inspector to help you understand which findings are:
- Safety concerns needing immediate attention
- Significant issues affecting value or habitability
- Normal maintenance for the property type and age
- Typical Chicago findings versus unusual concerns
Step 9: Learn the Systems
Use this time to understand how the home operates: where the main shut-offs are, how the HVAC works, what the sump pump does. This knowledge is valuable for future ownership.
After the Inspection
Work continues after the inspector leaves.
Step 10: Get the Summary
Before leaving, ask for a verbal summary of major findings. This helps you process information while fresh.
Step 11: Schedule Specialist Evaluations
If the inspector recommends further evaluation—structural engineer for foundation, electrician for wiring, sewer scope—schedule these promptly. Your attorney review period provides limited time.
Step 12: Review the Full Report
When the report arrives (typically within 24-48 hours):
- Read completely, not just the summary
- Note items requiring specialist evaluation
- Create your list of concerns for negotiation
- Discuss with your attorney during review period
Chicago-Specific Preparation Tips
Several considerations are particularly important for Chicago:
- Basement water focus: Ask specifically about water management even if the basement looks dry. Understand the sump pump system.
- Permit research: For any renovated property, verify permits are closed. Chicago's Department of Buildings website allows permit searches.
- Multi-unit awareness: For two-flats and three-flats, understand both unit conditions and shared system responsibilities.
- Attorney review coordination: Illinois contracts include attorney review periods. Coordinate inspection timing to allow results before that period ends.