Picking the right home inspector when you’re buying a house in the Chicagoland area is an important decision. A thorough home inspection gives you peace of mind and helps you make an informed choice about the biggest purchase most people ever make. But not all home inspectors are created equal. So how do you go about finding the best fit? This comprehensive guide breaks down everything you need to know.
Do Your Research Upfront
Don’t wait until you’ve put an offer on a house to start researching home inspection companies. Give yourself time on the front end to vet potential inspectors thoroughly.
The best place to begin is by asking your real estate agent for recommendations. Chances are they’ve worked with some great home inspectors in the Chicagoland region that they can connect you with. But don’t stop there either.
Expand your search through online reviews sites like Yelp and Google. See what other people in the area are saying. Pay attention to reviewers that sound like your situation – first-time home buyers, young families, etc.
As you compile your list, look up each home inspector online to learn about their experience, training credentials, what systems and areas they inspect, any specialties they have, plus fees and coverage areas. Most also offer sample reports on their websites so you can preview the type of information you’ll receive if you hire them.
Verify Licensing and Certifications
Unlike many states, Illinois doesn’t require home inspectors to hold a license. Anybody can call themselves a home inspector in the state. But that doesn’t mean you should use just anyone.
There are two prominent certifications in the industry that distinguish truly professional home inspectors:
-
InterNACHI Certification – Issued by the International Association of Certified Home Inspectors (InterNACHI), completion of this program designates mastery of over 500 inspection standards.
-
ASHI Certification – Governed by the American Society of Home Inspectors (ASHI), this denotes advanced home inspection training plus strict ethics requirements.
Stick to inspectors with one or both of these rigorous accreditations. They’ve gone above and beyond minimal state regulations by getting certified on best practices for examining homes. This demonstrates a commitment to their craft that you want in someone serving such a valuable role.
It can also be a plus if the inspector holds certifications related specifically to the Chicagoland region. Some examples are CCHI (Certified Chicagoland Home Inspector) and CARE (Chicagoland Association of Real Estate Inspectors). These indicate deep familiarity with Chicago area homes.
Compare Costs
A basic inspection of a typical single family home starts around $300 in the Chicagoland area, with most falling in the $400 to $500 range. Rates can vary for larger custom estates, condos, multiple dwelling units and other specialty properties.
Get quotes from all your prospects. Compare what’s covered across the board along with any upcharges. Cost shouldn’t necessarily be the deciding factor though. Someone charging a bit more may identify issues that save you thousands down the road. A bargain inspector could miss critical defects.
Ask about any discounts too like first-time buyer rebates that could make a pricier option more affordable. Some inspectors offer referral rewards and other savings for repeat customers as your needs grow.
When to Call in Specialists
On occasion home inspectors may recommend bringing in extra sets of eyes based on factors unique to your property or fixer upper status. Additional evaluations that it can be smart seek out include:
Sewer Scope – A plumber uses a specialized camera line to examine the condition of underground sewer pipes leading from the home to municipal connections. Useful on older homes to check for cracks, intruding roots and other damage.
Mold Testing – Inspectors don’t test for mold and other air quality hazards during a standard home inspection. If any obvious signs raises alarms, call in industrial hygienists to take samples and determine removal needs.
Pest Inspection – General home inspectors don’t provide exhaustive examinations for termites, carpenter ants, bed bugs and other pests. Schedule an evaluation with an entomologist or exterminator to investigate further.
Radon Screening – Exposure to radioactive radon gas represents elevated health risks. Your home inspector can conduct initial safety checks for common radon issues. Follow up with a certified technician to take precise real-time readings across all living areas if problems seem likely.
For serious foundation concerns, flooded basements, fire damage and extensive rehab needs also discuss engineer evaluations. Your Chicagoland Home Inspector can help point you to reputable specialists for next step assessments as warranted.
Negotiate Repairs or Price Concessions
Armed with your inspection report, you can now determine which findings represent non-negotiable fixes versus nice-to-have improvements. This guides discussions with the seller around addressing must-have items before closing or adjusting sales price if defects seem too extensive.
Here are possible ways to handle different inspection outcomes:
Minor Surface Issues – Things like stuck windows, missing outlet covers or squeaky doors often warrant only asking sellers to pay for repairs at reasonable contractor rates prior to closing. No need to torpedo the entire deal over easily patched problems.
Several Midrange Repairs – More complex fixes like replaced appliances, leaky roofs or faulty electrical may require requesting credits equal to contractor quotes that you can then hire out post-closing. This compromise helps ensure residence remains habitable.
Major Structural Problems – Foundation cracks, outdated plumbing and extensive water damage can be deal breakers. Renegotiate with the seller to handle repairs or walk away if they refuse.
Paying top dollar for a money pit rarely pans out well through additional ownership headaches.
Overall Poor Condition – Similarly if the report reveals layers upon layers of deferred maintenance, inadequate updates and bandage solutions, strongly consider withdrawing the offer no matter how much you adore other elements of home. Costs of fully rehabbing to modern standards often don’t compute. Cast a wider net in your house hunt instead of taking on more than is sensible.
As-Is Status – Some buyers knowingly take on fixer uppers. If you plan extensive custom remodels right off the bat anyway, then minor existing flaws may not warrant revamping purchase price or terms with the seller. Assume you’ll handle all updates yourself later per your own dreams and budget.
Getting inspections creates anxiety for both buyers and sellers as unknown property conditions come to light. Try to stay pragmatic, flexible and solution oriented as you negotiate next steps. With patience and persistence, even seemingly dire inspection reports can often lead to reasonable compromises all parties feel good about.
When to Walk Away
Even with ample opportunity to negotiate fixes, unexpected inspection findings present tricky decisions around whether or not to follow through with a home purchase.
Signs you may need to walk away altogether despite a house seeming otherwise perfect include:
Surprises Beyond Budget – If issues far exceed initial repair estimates or contractor quotes, carrying costs could quickly spiral out of control. Be realistic if expenses appear out of line with your available resources or tolerance.
Risks Outweigh Rewards – Similarly extensive foundation cracks, flood zone location or fire damage may introduce longer term safety issues and insurance hurdles outweighing dream home allure. Don’t let emotions cloud judgement.
Too Many Compromises – In the quest for home ownership, know your limits on how many repairs or flaws you’re willing to accept. If the seller refuses reasonable requests or the defects list grows impossibly long, stand firm on your minimum necessities being met.
Scope Creep – Another offer may make better sense than sinking endless funding into a bottomless pit of problems with no clear remedy in sight. Continually emerging issues during repairs hint at pervasive deterioration. Don’t throw good money chasing bad.
While not an easy choice, walking away from an otherwise great home that inspection reveals as troubled or irreparable shows maturity. Plenty more options exist where you can make a solid investment without the endless headaches of a lemon. Listen to experienced perspectives from your real estate agent and Chicagoland Home Inspector if indicators suggest it’s best to let a particular property go.
Closing Thoughts
Selecting the right home inspector takes effort upfront but pays dividends for years through insightful findings that empower your buying choices. Never skip this step even if it means delaying offers or closing timelines. The small added cost pales next to expenses incurred over time from failing to spot hidden property defects early.
Do diligent research using guidance here to pick a locally certified inspector who instills complete confidence. Then prepare to accept impartial news from their examination in constructive fashion. Leverage findings not as punishment but as a roadmap to ultimately landing your dream home worry-free.
The inspection process serves buyer and seller alike in producing a fair, fact based assessment of home condition to inform next steps. All parties share a desire for smooth sale and seamless transition. Approaching it openly through shared goals and earnest communication sets the stage for win-win outcomes benefiting everyone.
