5. What will the inspection cost, and who pays for it? Inspection fees vary widely. In the metropolitan Chicagoland area, and particularly in the West, Southwest and South Suburban neighborhoods, professional condominium inspections (interior only) can range from $225.00 to upwards of $400.00, depending on the number of bedrooms and other physical aspects of the unit. Single-Family home inspections can range from $275.00 to upwards of $600.00, again depending on the size of the home inspected, and the number of mechanical devices in the home (heaters, air conditioners, fireplaces, water heaters, etc.). If environmental testing is desired, (Radon, Mold, Water Sampling, etc.), many home inspectors provide these services at additional cost. Typically, the pre-purchase inspection is commissioned and paid-for by the homebuyer. Established professional home inspectors will accept credit cards as payment for services; some inspectors require cash or check payment terms at the completion of their physical inspection, and prior to them issuing your written report.

6. How do I get a good inspector? Securing or recommending a particular inspector could represent a conflict of interest if a Realtor (or anyone else with a financial stake in your home purchase) makes that particular recommendation. A good practice is to hire a professional home inspector yourself. Your professional inspector will work for you, and only for you. Obviously, you should be comfortable with your choice of inspector. Friends, relatives, or business acquaintances who’ve been satisfied with their choice of home inspectors in the past can be a great source of referrals. Yellow Pages and Internet searches can also provide contact information for numerous professional inspectors in your area. If you do choose to seek a referral from your Realtor, your Realtor will typically know the names and contact information for several home inspectors in your area, and can provide you with these. Providing this information to you should never constitute a specific recommendation or endorsement of a particular professional inspector, but you’ll have the opportunity to contact several professional inspectors, and ask them very specific questions about the quality, price, terms and conduct of their inspections. The result is that you’ll control this critical aspect of the purchase process. Home buyers beware…as with many professional services, selecting the “cheapest” inspector is going to provide you with…the cheapest inspector.

7. What if the inspector finds things wrong with the house? Can my prospective home actually “fail” a professional home inspection? It is almost unheard-of for a professional inspector to complete a home inspection without suggesting some form of maintenance, repair or improvement/upgrade. The “Perfect” home simply does not exist, and if you’re expecting that the home you’re interested-in will measure-up to the “Perfect” standard, you are likely to become very disappointed! This is even true of brand-new construction. Your inspector should provide a thorough and diligent inspection, meet or exceed any legal standards for performing that inspection, and provide you with plain-English written documentation of any issues or problems discovered. A home cannot “fail” a professional home inspection. Ultimately, the inspector’s job is to give you the most objective information possible on the current condition of the home’s major systems and components. When you have this information, you can work closely with your attorney, Realtor representative, and other concerned parties to negotiate whatever your team feels is appropriate and necessary with respect to selling and offer price(s), or repair and maintenance terms for the home you wish to buy.

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