Most homebuyers approach inspections with the wrong question. They ask: ""Is this house good or bad?""
The inspection doesn't answer that. It can't. A home inspection tells you what condition the house is in right now, what systems are approaching the end of their useful life, and what safety or structural issues exist that need attention. What you do with that information—whether the house is ""good"" or ""bad"" for you—depends entirely on your situation, your budget, and your tolerance for deferred maintenance.
For growth-minded buyers in Chicago, understanding inspections means moving past the binary thinking of pass/fail and into a more useful framework: what am I actually buying, what will it cost me over the next 5-10 years, and does that align with my plans?
What a Home Inspection Actually Is
A home inspection is a visual assessment of a property's current condition. In Chicago, inspectors follow the Illinois Home Inspection Standards of Practice, which requires evaluation of the home's major systems and components: structural elements (foundation, framing, roof), exterior (siding, windows, doors, grading, drainage), roofing system, plumbing system (water supply, drains, water heater), electrical system (panels, wiring, outlets), HVAC systems (heating and cooling equipment), interior (walls, ceilings, floors, doors, windows), insulation and ventilation in accessible areas, and built-in appliances.
The inspection is non-invasive. Inspectors don't move furniture, remove wall coverings, or take apart systems. They assess what's visible and accessible. This means some issues won't be discovered—things hidden behind walls, under flooring, or in inaccessible crawl spaces.
In Chicago, a standard home inspection takes 2-3 hours for an average-sized home, though larger or older properties may require more time. The cost typically ranges from $321 to $460 depending on the home's size, age, and complexity, with the average around $378-$400 based on recent market data.
What an Inspection Doesn't Tell You
Inspections have clear limits, and understanding these limits matters as much as understanding what's included.
An inspection doesn't predict the future. The inspector can tell you a furnace is 18 years old and near the end of its typical 15-20 year lifespan, but they can't tell you whether it will fail next month or run another five years. They identify current condition and age, not longevity.
An inspection doesn't determine code compliance unless there's a visible safety hazard. Chicago's building codes have changed substantially over the decades. A home built in 1920 wasn't required to meet 2025 code standards, and the inspection won't flag things as deficient simply because they wouldn't be allowed in new construction. The inspector notes safety concerns and functionality issues, not code violations.
An inspection doesn't provide cost estimates for repairs. The inspector will note that the roof shows wear and may need replacement within 3-5 years, but they won't tell you that replacement costs $15,000. That requires separate contractor estimates.
An inspection doesn't cover everything. Standard inspections exclude septic systems (if applicable), private well water quality, pest inspections (termites, carpenter ants), radon testing, mold testing, lead paint testing, asbestos testing, and underground oil tanks. These require separate specialized inspections if you want them evaluated.
The Chicago Context: What Matters Here
Age and Construction Type
Much of Chicago's residential inventory predates 1950. The city has substantial stock of brick two-flats, vintage bungalows, greystone buildings, and older high-rises. Older construction means different inspection considerations than newer suburban builds.
Common findings in Chicago's older homes include: knob-and-tube wiring or outdated electrical panels in pre-1950 homes, galvanized steel plumbing that may need replacement, original cast iron drain lines showing deterioration, single-pane windows and minimal insulation, foundation settling or mortar deterioration in brick structures, and old boiler or radiator heating systems.
These aren't necessarily deal-breakers. They're realities of the housing stock. The question becomes: what's the cost and timeline for addressing them?
Climate-Specific Issues
Chicago's freeze-thaw cycles create specific wear patterns. Inspectors in this market pay particular attention to: foundation cracks and water intrusion (especially in basements, which most Chicago homes have), roof condition after winter ice dam damage, gutter and downspout functionality, grading and drainage around the foundation, and condition of exterior masonry and tuckpointing needs.
Water intrusion is one of the most common issues inspectors find in Chicago homes. The city's heavy rainfall, snow melt, and aging infrastructure mean basement moisture is nearly ubiquitous. The question isn't always ""is there moisture?"" but ""how severe is it, and what's causing it?""
Multi-Unit Buildings
For condos or multi-unit buildings, individual unit inspections are more limited. The inspector evaluates your unit's interior systems but can't assess the building's roof, exterior walls, common area plumbing, or shared mechanical systems unless they're visibly accessible from your unit.
This is where building inspection reports and reserve studies become critical. In Chicago's condo market, requesting recent building inspections, engineer reports, and the association's reserve fund status is as important as the unit inspection itself.
What You're Actually Evaluating
The inspection report isn't a to-do list. It's information for decision-making.
Safety Issues
Some findings require immediate attention regardless of preference. These include: electrical hazards (exposed wiring, reverse polarity, overloaded circuits), structural concerns (foundation failure, significant settling, load-bearing issues), carbon monoxide or combustion safety issues, missing or non-functional smoke and CO detectors, gas leaks or fuel system problems, and unsafe railings or stairways.
Safety issues aren't negotiable. They need to be addressed before occupancy or factored into your purchase decision as immediate costs.
Major Systems Near End of Life
These are systems that function now but will likely need replacement within 1-5 years: furnaces or boilers over 20 years old, water heaters over 10-12 years old, roofs showing significant wear or approaching 20+ years, and aging electrical panels or plumbing systems.
You're not necessarily walking away from these. You're understanding the timeline and budgeting accordingly. If you're buying a home with a 22-year-old furnace, assume you'll replace it within the next few years and factor that $5,000-$8,000 into your total cost of ownership.
Maintenance and Cosmetic Items
Many inspection findings are deferred maintenance: caulking needed around windows and doors, minor plumbing leaks, worn weatherstripping, gutters needing cleaning, and HVAC filters that need replacement.
These are normal homeownership items. They don't indicate a problem with the house—they indicate the previous owner didn't stay current on routine maintenance. Factor in time and cost to catch up, but don't treat these as red flags.
How to Use the Inspection Strategically
Attend the Inspection
Being present for at least part of the inspection gives you context the written report can't fully convey. You see how the inspector interacts with systems, what they're concerned about versus what they're documenting as routine findings, and you can ask questions in real time.
In Chicago, where many homes have quirks specific to their age and construction type, this face-to-face context matters. The inspector can explain whether the foundation crack they're noting is normal settling for a 100-year-old building or something that needs engineering evaluation.
Prioritize Findings
Not all findings carry equal weight. Group items into categories: safety/immediate concerns, major systems requiring replacement within 1-3 years, routine maintenance items, and cosmetic or minor issues.
Your negotiation leverage focuses on the first two categories. Asking the seller to replace a 25-year-old roof or repair a foundation crack is reasonable. Asking them to repaint the garage or replace worn carpet is typically not.
Get Contractor Estimates
For significant findings, obtain quotes from licensed contractors before negotiating. If the inspection reveals the electrical panel needs upgrading, get 2-3 estimates from electricians. This gives you specific numbers to reference rather than generic concerns.
In Chicago's market, where labor and materials costs run higher than many U.S. cities, contractor estimates provide realistic budgeting data. What might cost $8,000 to fix in a lower-cost market could easily run $12,000-$15,000 here.
Negotiate Based on Facts, Not Emotions
Inspection negotiations work best when grounded in specific costs and timelines. ""The roof needs replacement and we got quotes ranging from $14,000 to $18,000"" is more effective than ""there are a lot of issues with this house.""
In Chicago's competitive market segments, especially in desirable neighborhoods, sellers have options. Buyers who approach negotiations with documented concerns and reasonable requests are more likely to reach agreement than those who treat the inspection as leverage to renegotiate the entire deal.
When Specialized Inspections Matter
Standard inspections don't cover everything. In certain situations, additional testing makes sense.
Radon Testing
Illinois has some of the highest radon levels in the country, and the EPA recommends testing in all homes. Radon testing costs $125-$250 and involves placing a detector in the lowest occupied level for 48 hours. If levels exceed 4.0 pCi/L, mitigation systems cost $1,200-$2,500 to install.
Given radon's prevalence in Chicago-area homes, many buyers include this testing automatically, especially for single-family homes with basements.
Sewer Scope Inspection
Chicago's aging sewer infrastructure means many homes have old clay tile or cast iron sewer lines susceptible to root intrusion, cracks, or collapse. A sewer scope inspection ($200-$400) involves running a camera through the line from the house to the street connection.
Sewer line replacement can cost $3,000-$15,000 depending on depth and length. Knowing the condition before purchase lets you negotiate or budget accordingly.
Mold and Air Quality Testing
If you notice musty odors, visible water staining, or signs of chronic moisture issues, mold testing ($300-$600) provides specific data on what's present and at what levels. This is particularly relevant in Chicago homes with basement moisture issues or properties that have experienced flooding.
Lead Paint Testing
Homes built before 1978 may contain lead paint. While disclosure is required, testing ($300-$500) provides definitive answers. If you have young children or plan to renovate, knowing the extent of lead paint helps you plan for safe remediation.
What Happens After the Inspection
You have several options once you receive the inspection report.
Proceed As-Is
Accept the home in its current condition and budget for repairs on your own timeline. This works when findings are minor or you've already factored in renovation costs.
Request Repairs
Ask the seller to complete specific repairs before closing. This works best for safety items and significant issues. Be realistic—requesting repairs for every minor finding typically doesn't work in Chicago's market.
Request a Credit or Price Reduction
Instead of asking for repairs, request a credit at closing or a reduction in purchase price to cover the cost of addressing issues yourself. This gives you control over contractor selection and repair quality.
Renegotiate or Walk Away
If the inspection reveals significant issues that change your assessment of the property's value or livability, you can renegotiate the price or terminate the contract (assuming your contract includes an inspection contingency).
In Chicago's market, walking away is less common than negotiating an accommodation. Sellers understand homes have issues. Buyers understand that in a competitive market, nitpicking every minor finding won't work. The question is whether the findings represent unexpected major costs that fundamentally change the deal.
Common Misconceptions
""A good inspection means no issues.""
No. Every home has findings. An average Chicago inspection documents 50-70 items ranging from safety concerns to routine maintenance. A report with zero findings likely means the inspector wasn't thorough.
""Old homes always have more problems.""
Not necessarily. Older homes have different issues—outdated systems, deferred maintenance, settling—but newer homes have their own concerns: construction defects, inadequate initial building, and systems failures within warranty periods. Age isn't a reliable predictor of inspection findings.
""Inspection contingencies make offers less competitive.""
Sometimes, but not always. In slower market conditions, inspection contingencies are standard. In competitive markets, some buyers waive inspections to strengthen offers, but this introduces significant risk. A middle ground is getting a pre-offer inspection or including a short inspection period with limited renegotiation rights.
""I can skip the inspection if I'm planning to renovate.""
Poor strategy. Even if you're gutting the interior, you need to know about foundation issues, structural problems, electrical panel capacity, plumbing line condition, and roof condition. These affect renovation costs and timelines. Skipping the inspection because you're renovating anyway means you might discover a $40,000 foundation issue after closing when you thought you were budgeting $100,000 for interior updates.
The Strategic Takeaway
Home inspections serve one purpose: providing information for decision-making.
For growth-minded buyers, this means approaching inspections not as pass/fail tests but as data-gathering exercises. You're building a complete picture of what you're buying, what it will cost to maintain and improve over your ownership period, and whether those costs align with your financial planning.
In Chicago's market—where housing stock is old, climate is harsh, and infrastructure is aging—inspections reliably reveal issues. That's not a bug. That's reality. The question isn't whether the inspection will find problems. The question is: what problems exist, what do they cost to address, and does the overall picture still make sense for you?
The buyers who use inspections most effectively aren't the ones looking for reasons to walk away or renegotiate. They're the ones using the information to understand total cost of ownership, prioritize capital improvements, and make decisions grounded in facts rather than assumptions.
If you approach the inspection expecting perfection, you'll be disappointed. If you approach it expecting information, you'll be equipped to make a sound decision about whether this particular house, with its particular set of conditions and costs, serves your goals.
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This article provides general information about home inspections and real estate considerations. Individual circumstances vary significantly. Consult with qualified home inspectors, contractors, and real estate professionals when making decisions about property purchases. All Chicago market data referenced is current as of February 2026 and subject to change.
