Why Do I need an Inspection?

An inspection is a comprehensive look at every major system of the biggest investment of your life. Many problems can be overlooked or ignored for years; but with the help of a knowledgable inspector, many can be fixed quickly, often for minimal cost. ..........


Foundation problems are all too common; Trust an experienced inspector to know what holds it all together.





This main panel is missing the neutral to ground bonding strap. A simple fix, but a dangerous condition







Home Inspection Myths

1. All Home Inspectors are the same

Even though Illinois has minimum requirements for all home inspectors, each inspector has their own level of experience and knowledge. Be sure to check the credentials of ANY home inspector your are considering to determine if they satisfy the minimum licensing requirements and if they are continually improving their skills and education.

For example, Illinois Law requires a minimum of 20 hours of continuing education during the two year licensing period. Many trade organizations require much more. Be sure to check the credentials of your home inspector to see if they are just doing the minimums or if they are continually improving their education.

2. A Home sold As-Is doesn't need a home inspection

In Illinois, sellers are required to disclose any known defects of a home. Sellers are (almost) ALWAYS surprised by what I have found. Do you want to take on the responsibility for a lot of unknown defects? As-is properties often prevent price negotiations after a home inspection is complete. A home inspection often brings to light problems that may affect the safety or the future salability of the home. Knowledge of existing defects helps to establish your ACTUAL cost of the home.

3. Home Inspections are not needed if a termite inspection is performed

Termite inspections are good to have in areas where wood destroying organisms are prevalent. If a home inspector finds a potential problem that would require an expert's opinion, a termite inspector may be recommended. However, it doesn't work in the reverse.

4. A home inspector has X-Ray vision and can even tell the future!

My education and experience will definitely help bring to light many of the existing and often even identify some future problems with the home. However, I cannot disassemble the home or move into the home to search for existing or developing problems. If I could tell the future even 30 minutes ahead… I would trade stock options for a couple weeks. Within two weeks, I would be the richest person in the US! My garage would be overflowing with exotic cars…Even Warren Buffett would ask ME for trading advice. I can’t really tell the future, so I still work for a living.

5. A home inspector is responsible for making sure the entire home was accessible

Not True! A home inspector is responsible for reporting on components that are readily accessible and visible. Snow conditions, furniture, wall coverings, personal items can all get in the way during a home inspection. It is important to have the Realtor work with the seller if the home is occupied to make sure all major components of the home are readily accessible like attic spaces, basements, utility areas, wall coverings, etc. A home inspector is not allowed to move personal items during the inspection.

6. My home is brand new and doesn't need a home inspection

Many high-end builders encourage home inspections if they will be performed by an experienced inspector. It saves them problems in the future by performing one last check of their subcontractors. If you didn’t get one before you closed, schedule one at 10 months.

7. I don't need to be present for my home inspection

Being present during the home inspection is a fantastic way to get to know your home. You will be able get answers to any concerns you already have about the property. Looking at the deficiencies as I find them is the best path to understanding the home condition.

8. An appraisal will discover defects so a home inspection isn't necessary

The purpose of an appraiser is to protect the LENDER. That's why a loan is not issued until the appraisal is complete. While we DO look at some of the same things, unless a deficiency affects the home value, the appraiser’s findings are not usually communicated to you.

9. My home inspection is a repair list for the seller

I report on the condition of the property on the day of the inspection. Cosmetic issues are not part of the inspection report. It's up to you to determine which problems present significant issues. You (sometimes with help from your Realtor) will filter my report and convey the significant issues to your attorney.

10. A contractor is better than a home inspector

In IL, anyone performing a home inspection must obtain & maintain a home inspection license. Even if a general contractor possessed the exact skill set of a home inspector, there would be a conflict of interest if the person evaluating the property were to perform any repairs to the property for hire. Inspectors don’t repair homes.

11. A home inspection will make sure my house is code compliant

Inspectors generally cannot comment on code compliance issues since they are not employed by the municipality.

12. A home inspector is only looking out for the seller or Realtor

A home inspector's primary responsibility is to look out for the client! In fact, I do not share any of the information with anyone else unless there is a significant safety issue discovered that could affect the occupants of the property. If you approve your Realtor to be informed of my findings to help you with your requests, or if the seller asks me about their home after being informed by others, I will ensure they understand what I found since that is in your best interests.

13. Inspection Reports should be delivered on site

While some inspectors use handwritten carbon checklist style forms, and other inspectors type as they go, I feel time on site should be time spent with you, not preparing the report. I take abbreviated notes to allow me to produce your report. I will prepare your report and have it available as soon as possible for you via email.

On site report delivery enables other Inspectors to spend half the time earning your fee (by combining inspecting and composing your report) as compared to my inspection report that is composed and proofread off site.