Why Choose Chicagoland Home Inspectors?
Choosing the right home inspection company is the most important part of the real estate transaction.
Hi, I'm Charlie Bellefontaine, owner of Chicagoland Home Inspectors. Since 1993, we've been assisting families in making confident decisions about their homes. Boasting over 1,800 five-star reviews, we're proud to be the highest-rated home inspection company in Chicagoland. Here's why we're the best choice for your home inspection needs:
What Makes Us Different?
1. Thorough & Diligent Inspections
We take our time to ensure a comprehensive evaluation of your home. Our inspectors spend 3-5 hours on-site, depending on the size and condition of the home. On average, we document 70 issues per home, and our process is designed to significantly reduce the chances of missing problems. The bottom line is this: The faster you go, the more you miss.
That’s why we:
• Each Inspector performs only one inspection per day. (This is a big deal)
• Focus entirely on the house and our clients during the inspection.
• Write our reports off-site to ensure accuracy and attention to detail.
2. Advanced Tools & Technology
We use state-of-the-art equipment to provide the most accurate inspection possible. Our tools include:
• Thermal Imaging Cameras: To identify drafts, water intrusion, and heat flow issues in ducts.
• Moisture Meters: To detect moisture that could lead to mold or structural damage.
• Combustion Analyzers: To test furnaces for safe and efficient operation.
• Drones: As a backup for roof inspections when walking the roof isn’t safe or feasible.
While no inspection can guarantee that every issue will be found, our process significantly lowers the risk of missing problems.
3. Comprehensive Reports
Our goal is to create a long, accurate list of issues with clear explanations of:
• How serious the issue is.
• Options to correct the issue.
• How much of a priority the issue is to address.
Every report includes:
• High-Resolution Photos and Videos: To visually document the condition of the home. Our goal is to prove everything is in good shape, but if it’s not, we make it easy to identify problems and offer solutions.
• Zoom Consultation: A personalized session with another inspector to review the report in detail, discuss options, and show you how to use cost calculators for repairs.
• We Aim to Deliver Reports the Same Day: inspections in the morning, report writing in the afternoon, and delivery by evening. In rare cases, reports may be completed the next morning, and your inspector will let you know if that’s the case.
4. Proven Track Record
With over 1,800 5-star reviews, our reputation speaks for itself. Homebuyers, real estate agents, and sellers trust us to deliver honest, reliable, and professional service.
Why Our Reviews Matter: We know that some inspectors purchase fake reviews to boost their ratings. We don’t condone this practice—it’s dishonest and unfair to clients. The only way to prove our reviews are real is to invite every client to leave a review. Here’s how we prove our reviews are genuine:
• We Invite Every Client to Leave a Review: After your inspection, we’ll ask you to share your experience. We don’t cherry-pick clients—everyone gets the same opportunity.
• No Discounts for Reviews: While we offer a photo upload discount (included in the prices above), we never offer discounts for reviews. Review sites frown on this practice and would penalize us.
• Confidence in Our Process: Angry clients would leave negative reviews if we didn’t deliver on our promises. The fact that we invite every client to review us—and still maintain over 1,800 5-star reviews—shows how confident we are in our people, our process, and our reports.
Our Inspection Process.
Step 1: Schedule Your Inspection
• Booking is easy! Click here to schedule: https://bit.ly/CHIsched
Confirm Your Appointment: After scheduling, you’ll need to sign the agreement and pay the initial inspection fee within the first two hours to confirm your appointment. Please do not make an appointment until the time is verified and confirmed with all parties involved. Why do we do this. We are in demand and our schedule is typically full. We have had cancellations at the last minute. This harms our inspectors, and our company. We want everyone involved to have some "skin in the game". We do have a cancellation policy explained below. We do enforce this policy.
Payment Options:
Preferred Methods: Zelle or Venmo (no fees for you or us).
Credit Cards: Accepted, but a 4% transaction fee will be added to cover processing costs.
We don’t want to pay these fees, and we don’t want you to pay them either. We encourage using Zelle or Venmo.
Cancellation Policy:
• Less than 48 hours notice: 50% of the inspection fee will be charged.
• Less than 24 hours notice: 100% of the inspection fee will be charged.
• Reminder: We’ll send you a confirmation and a reminder before your inspection.
Step 2: Thorough On-Site Inspection
• Our inspectors spend 3-5 hours on-site, depending on the size and condition of the home and your curiosity.
If there are a lot of issues, we want to stay and document them all.
If you want to discuss the issues, we will stay and answer your questions.
IMPORTANT: Do not let anyone rush you.
• We inspect all major systems and components, including:
-Roof, Attic, and Exterior: Shingles, flashing, gutters, siding, and drainage.
-Foundation and Structure: Cracks, settling, and structural integrity.
-Electrical Systems: Wiring, panels, outlets, and safety hazards.
-Plumbing Systems: Leaks, water pressure, and pipe condition.
-HVAC Systems: Heating, cooling, and ventilation efficiency.
-Interior: Floors, walls, ceilings, windows, and doors.
Step 3: Detailed Report & Consultation and Guidance
• Same-Day Delivery Goal: We aim to deliver your report the same day. Inspections are completed in the morning, reports are written in the afternoon, and delivered by evening. In rare cases, reports may be completed the next morning, and your inspector will let you know if that’s the case.
• Final Invoice: The final bill may change if, with your permission, we add or remove extra services during the inspection. A final invoice will be sent, and payment must be made before the report is released.
• Zoom Consultation: Schedule a personalized session with one of our inspectors to review the report, discuss findings, and answer your questions.
Main Pricing
Base Inspection Fee: $550 for homes up to 2,500 sq ft. - Add $75 for homes over 2,500 sq ft. - Add another $75 for every additional 500 sq ft.
Example Pricing:
Single Family Homes and Townhomes: (Roofs and Exterior Included)
3,000 sq ft home: 550+75 = $625 (for homes between 2,501 and 3,000 sq ft).
3,500 sq ft home: 550+150 = $700 (for homes between 3,001 and 3,500 sq ft).
Condos: Start at $450 with the same rules for additional square footage. (No Roof or Exterior)
Multi-Family Properties: Two-Flat: $650 / Three-Flat: $900 / Four-Flat: $1,100
Larger buildings are considered commercial and require a custom proposal.
You will have to take the $50 photo upload discount to get to the above prices.
Photo Upload Discount: We give this to every client. The purpose of this discount to to plant the idea that we want you to judge us by leaving a review after everything is done, the report is delivered, and our business is complete. Other inspectors believe I am stupid for offering this. I get constantly asked - What happens when someone is going to leave a bad review? This may sound a bit hokey, but I believe most people are honest. I am sure there are bad people out there. I believe that our clients will leave a positive review if our inspectors, and myself, truly go out of our way to deliver more than what we promise to our clients. We are not perfect. We make mistakes. I don't judge people on the mistakes that they make, I judge them on how they handle the mistakes. We believe in doing the right thing, at the right time, for the right reason, and the right way. If you think about this a bit, you will realize that angry people do angry things. Making clients angry will motivate them to leave a negative review. But we really don't have many negative reviews. At the time of writing this, we have one three star and 2 four star reviews. All the rest, over 1,800, are five stars. The photos that you see with them are because of this discount. This is how we prove our reviews are real and not purchased. Think about how confident I am in our inspectors, our services, our reports, and our processes to risk our reputation by doing this sort of a discount. I will not let anyone work under our name who can tarnish that reputation.
Read The Reviews Yourself
Google Northbrook Office: https://maps.app.goo.gl/xtve2bHgqBtgdCvPA
Google Chicago Office: https://maps.app.goo.gl/YMq9BARJHostYeCX9
Yelp Northbrook Office: https://bit.ly/YelpNorthbrook
Yelp Chicago Office: https://bit.ly/YelpCHIChicago
Facebook: https://www.facebook.com/ChicagoInspections/reviews
Add-On Services
Prices are when included with a home inspection.
Radon Testing: $270
What is Radon? Radon is a colorless, odorless gas that can cause lung cancer. It’s the second leading cause of lung cancer in the U.S.
Risks: High radon levels are common in Illinois. The State of Illinois records all radon tests performed by licensed professionals.
Rewards: Testing ensures your home is safe. If high levels are found, mitigation systems can reduce radon to safe levels.
AI Charlie: Ask AI Charlie for radon results in your zip code. It will provide the risks, rewards, and historical data immediately 24/7. https://bit.ly/AI-Charlie
Sewer Scope Inspection: $350
What is a Sewer Scope? A camera inspection of the sewer line to identify blockages, cracks, dips/bellies, or tree root intrusions.
Risks:
Clay Tile Sewers: High probability of problems due to settlement and root intrusion.
PVC Sewers: Low probability of problems but not immune to issues.
Rewards: Identifying sewer problems early can save you thousands in repairs and get you started on a maintenance plan to manage tree roots. They are very common.
Mold Inspection: Starting at $350
What is Mold? Mold is a fungus that grows in damp environments and can cause health issues.
Risks:
Mold can cause allergies, respiratory problems, and structural damage.
Rewards:
Testing identifies mold growth and moisture sources, allowing you to address the problem before it worsens.
Our Philosophy on Mold Testing:
Mold air testing should be done if a person living in the home has an immune deficiency, asthma, or mold allergies.
IMPORTANT: If we see visible mold, we will photograph it, use a thermal imager and moisture meter (if possible/needed) to prove, or disprove the presence of water. This will be done during our normal inspection. We do NOT recommend testing if we see visible signs of mold. We recommend cleaning it first and then testing to confirm it was cleaned properly.
The key to controlling mold is controlling water. We’ll help you identify and address moisture issues to prevent future growth. IN SHORT, I DO NOT BELIEVE IN AIR SAMPLING FOR MOLD UNLESS YOU HAVE A HEALTH ISSUE AND WANT TO MAKE SURE THE AIR IS CLEAN.
Chimney Scan: Starting at $250
What is a Chimney Scan? A camera inspection of the chimney to check for blockages, cracks, or creosote buildup.
Risks:
Clay Tile Flues: Often have issues that average $10,000 in repairs.
Metal Flues: Rarely have issues and are not as expensive to fix.
Pricing: $250 for the first flue and $150 for each additional flue.
Pool Inspection: $350
What is a Pool Inspection? Evaluates the pool’s structure, equipment, and safety features.
Risks:
Cracks, leaks, or faulty equipment can lead to costly repairs.
Rewards:
Ensures your pool is safe and in good working condition.
Termite Inspection: $150
We do not want any client to pay for this service. When this is added to the order, the only thing we do differently is complete a NPMA-33 form that is required for VA Mortgages. We are going to be looking at the entire visible portion of the structure during our normal home inspection. We will photograph, and document, what we see. This includes active termites, past damage, and signs of mitigation. If you are getting a VA Mortgage, please let us know and we will comp this fee. It is our small way of saying "Thank You". It does need to show on the invoice that you will give to your lender.
What is a Termite Inspection? Checks for termites and other wood destroying insects.
Risks: Termites can cause significant structural damage if left untreated.
Rewards: Early detection can save you thousands in repair costs.
"We know that there is not one other company that uses the tools that we do, provides the customer service that we do, and has as good of a reputation that we have"
If you don’t feel we offer the best service for the price, please reach out to me. I want your business.
Why We’re the Best Choice
1. No Upselling:
We don’t believe in pressuring clients. Our goal is to educate and empower you to make informed decisions. If we recommend an add-on service, it’s because we genuinely believe it’s in your best interest. It really comes down to the risks vs. the rewards.
2. Advanced Tools & Technology
We invest in the latest equipment to provide the most accurate inspection possible. While no inspection can guarantee that every issue will be found, our process signicfiantly lowers the risk of missing problems.
3. Personalized Support
Charlie personally reviews every report with you to help set priorities, answer questions, and guide you through the next steps. It’s like having a trusted advisor by your side.
4. One Inspection Per Inspector Per Day
We don’t rush. Each inspector focuses on one inspection per day, ensuring they have the time and attention to thoroughly evaluate your home.
5. Over 1,800 Five-Star Reviews
Our clients love us—and it shows. We’re proud to be the highest-rated home inspection company in Chicagoland.
Next Steps
Ready to Schedule? Click here to book your inspection: https://bit.ly/CHIsched.
Have Technical Questions? Ask AI Charlie for instant answers: https://bit.ly/AI-Charlie.
Need More Information? Simply text or call us. We’re here to help! (224) 332-2727
Our Promise to You
Buying a home is one of the biggest decisions you’ll ever make. We respect that, and we’re committed to supporting you every step of the way. With Chicagoland Home Inspectors, you’re not just getting an inspection—you’re getting peace of mind. Let’s get it right—together.
Important links to help you choose the best home inspector for your needs:
Click here to view our process and a sample report:
We assume you are looking at other companies, so here is a chart that compares services and price.
There is a difference so ask if they use, or provide, what we do.
Again, we do want to work for you. We do feel we create the most detailed inspection reports and we have the best equipment that is used by skilled professionals who are committed and passionate about their work. We do not believe that just anyone can do this job properly. Which is why I personally approve every inspector who works under our name. I will not allow our reputation to be tarnished. We also provide the best warranties should that unpleasant surprise happen.
The synopsis of “Why Choose Us”
You, and your new home, are our only focus on your inspection day.
More equipment is used to be more definitive in our findings.
Photos prove our reviews are real.
We invite everyone to judge us. This proves our reviews are real.
Over 1,800 5 Star Reviews combined on all platforms.
We offer to review every report with clients over a Zoom session. A great way to get estimates and set priorities.
There is not an extra fee for this session.
My name is Charlie, and you can call (Option 3), or text, me at 224-332-2727 with any questions you might have. I never charge to talk on the phone. Even if you do not choose to hire us. I do whatever I can to help people buy their homes.
Charles (Charlie) Bellefontaine
Chicagoland Home Inspectors , Inc.
P.S. Whatever you choose to do, I’d like to gift you with a short eBook called Negotiating After the Home Inspection, hopefully it helps.
P.S.S. Listen to Charlie, and the team, on our radio show Saturday mornings 6 – 7 on WCPT 820.
We are usually able to include a budget figure for repairs and replacement cost using cost estimating calculators.
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