Solar Panels
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SOLAR PANEL INSPECTION
$150 — Added to a Home Inspection
$400 — Standalone (includes $250 trip fee)
A Solar System Is Worth Knowing About Before You Own It
When a home has a solar array, buyers tend to see it as a straightforward positive — lower energy bills, a system that was presumably working when the seller was there. What they do not typically think about is what the system is actually producing right now, which panels may have been damaged by hail or age, whether the roof penetrations at every mounting bracket are watertight, or whether the system is bonded and grounded correctly
A solar system in good condition with documented production is a real asset. A solar system with degraded panels, leaking mounting points, and no production history is an expensive unknown. The difference between those two things is not visible from the ground.
This inspection exists to answer the questions a standard home inspection cannot.
What the IDFPR Requires — And What That Leaves Out
The Illinois Department of Financial and Professional Regulations (IDFPR) sets the Standards of Practice governing every licensed home inspector in Illinois. Solar panel systems are not within the required scope of a standard home inspection. A standard inspection evaluates the readily visible and accessible systems of the home. A solar array mounted on a roof — with electrical components, roof penetrations, bonding systems, and thermal performance characteristics — requires specialized equipment and a dedicated inspection process that exceeds the standard scope.
Most home inspectors who encounter a solar array during a standard inspection will note that panels are present, confirm the inverter shows an operational status light, and possibly observe obvious physical damage from the ground. That is the extent of what the standard inspection scope covers.
What it does not do: fly a thermal camera over every panel to identify which ones are running hot. Measure actual production output. Inspect every mounting bracket penetration for water intrusion. Evaluate the bonding and grounding system. That requires a dedicated solar inspection with the right equipment.
The Chicagoland Factor — Why This Inspection Matters Here
Illinois is not a mild solar environment. The same weather that drives insurance rates up is working on solar arrays every year.
Hail is the single largest threat to solar panels in this region. In 2024, Illinois had more hail damage claims than any other state except Texas. Modern solar panels are engineered to withstand hailstones up to approximately one inch in diameter at high impact speeds — but Chicagoland hailstorms regularly produce stones larger than that. When hail exceeds the panel's impact resistance, two things happen.
The first is visible: cracked or shattered glass. A cracked panel is easy to see and easy to document. It also compromises the weather seal, allowing moisture to enter the encapsulation layer below the glass, accelerating internal corrosion and continued output decline.
The second is invisible: microfractures in the silicon solar cells beneath intact-looking glass. A panel struck by hail may appear completely undamaged while sustaining cell-level fractures that reduce output 5 to 15 percent immediately and spread progressively as daily thermal cycling works the fractures open. A panel that loses 5 percent after a hailstorm may lose 20 to 30 percent within a year as the damage propagates. These microfractures are completely invisible during a ground-level visual inspection. A thermal camera detects them because the damaged cells generate heat — running hot relative to their neighbors — and the thermal signature is unmistakable.
Snow loads add stress to mounting systems across every Illinois winter. Heavy snow accumulation temporarily stops production and places weight on racking hardware, particularly on low-pitch roofs. More relevant to buyers is whether the mounting system was installed to handle Illinois snow load requirements. Improperly specified racking is a structural concern that the inspection documents.
Roof penetrations are the point where the solar system meets the home's most important weather barrier. Every mounting bracket creates a hole through the roof. Each penetration is sealed with flashing and weatherproof sealant at the time of installation. In Chicagoland's freeze-thaw cycling environment — where that sealant expands and contracts with every temperature swing through every winter — penetrations that were properly sealed on installation day may not be properly sealed ten years later. Water intrusion at mounting points damages the roof decking below, the wiring at the penetration, and potentially the interior structure beneath. We are already working at or above roof level during the standard inspection. We specifically evaluate every mounting point we can access.
System age and degradation are the quiet concern that no visual inspection addresses. Solar panels degrade approximately 0.5 to 1 percent per year under normal conditions. A ten-year-old system may be producing 5 to 10 percent less than its rated capacity. An older system that has been through multiple hail seasons without inspection may be producing significantly less than the seller describes. The amp meter measurement we take at the time of inspection gives you actual output data to compare against seller representations — not an estimate, not a guess.
What the Thermal Drone Finds
The FAA Part 107 certified drone we fly carries a thermal imaging camera over the full array. Every panel is captured in both visual and thermal imagery. The thermal camera detects temperature differences between panels — and between cells within panels — that indicate malfunction.
A solar cell that is working correctly converts sunlight into electricity. A solar cell that has failed — from a damaged bypass diode, a microfracture, a manufacturing defect, or hail impact — converts sunlight into heat instead. That heat shows on the thermal camera as a hot spot. Different failure modes produce characteristically different thermal signatures, allowing us to distinguish between a failing single cell, a failed bypass diode, and a string-level fault that is affecting an entire row of panels.
Hot spots — A localized area of elevated temperature within a panel indicates a damaged or shaded cell generating heat instead of electricity. A failed bypass diode — the component inside each panel that redirects current around damaged cells — can cut that panel's output by up to 33 percent. Sustained hot spots can damage the encapsulation layer, cause visible browning of the backsheet, and in extreme cases represent a fire risk.
String faults — Solar panels are wired in series strings. A single underperforming panel drags down the output of every other panel in its string. A thermal scan identifies which panel is the weak link, allowing targeted repair rather than guesswork.
Delamination — Separation of the panel's protective layers creates a thermal signature as moisture penetrates the encapsulation. Delamination is rarely visible from the ground and is not detectable without thermal imaging.
Panel-level output comparison — The thermal image of a healthy array shows consistent temperatures across all panels. The thermal image of a compromised array shows the underperformers clearly against the background of functioning panels. Every significant temperature anomaly is documented with its location in the array.
What We Inspect Beyond the Thermal Flight
The thermal drone identifies which panels are underperforming. The ground-level physical inspection identifies the mechanical and electrical conditions that cause or accelerate those failures.
Physical condition of each panel — Frame integrity, glass condition, visible cracks, impact marks, discoloration, and backsheet condition evaluated from accessible angles.
Mounting hardware and racking — Bracket condition, fastener integrity, and evidence of corrosion or loosening at attachment points. Racking that has shifted or shows signs of mechanical stress is documented.
Roof penetrations at every mounting bracket — Flashing condition and sealant integrity at each point where the mounting system penetrates the roof surface. This is the most Chicagoland-specific element of the inspection — these penetrations face freeze-thaw stress every year and sealant condition deteriorates over time.
Wire management — Wiring between panels and from the array to the inverter should be properly supported in conduit or UV-stable cable management. Exposed wiring, damaged insulation, and unsupported cable runs are documented.
Bonding and grounding — The solar array must be bonded to the home's grounding system. Every metal component — panel frames, racking, mounting hardware — should be connected by a continuous copper bonding conductor to equalize electrical potential and prevent shock hazard. We visually evaluate the bonding conductor at the array and at the equipment.
Junction boxes and connections — Junction box covers are evaluated for condition and seal integrity. Evidence of moisture intrusion, corrosion, or damaged seals is documented.
Labeling — Code-required labeling on the array, disconnect, and inverter is verified. Proper labeling informs emergency responders about the presence of an energized solar system. Missing or incorrect labeling is a code compliance issue.
Inverter — We record the inverter's display readings and operational status. Alarm conditions, error codes, and production display data are documented. We note the inverter manufacturer and model, which determines monitoring capability and remaining warranty status.
Production measurement with amp meter — We measure actual production output at the time of inspection. This gives you a real number — the current amperage the system is producing under current conditions. We note the weather, time of day, and season so the reading has appropriate context. This is not a guarantee of future output, but it is documentation that the system was producing at the time of inspection and at what level.
The Roof Beneath the Array
This is the finding buyers almost never think about and sellers almost never disclose.
Solar panels are designed to last 25 to 35 years. Asphalt shingles in Illinois — subject to hot summers, cold winters, freeze-thaw cycles, hail, and wind — have a highly variable lifespan, but many roofs in this market have 15 to 25 years of life at installation. If a solar system was installed on a roof that was already 10 years old, the roof may reach the end of its service life before the solar system does.
When that happens, the panels have to come off the roof before the roof can be replaced. That adds significant cost to what would otherwise be a standard roofing project — every panel must be disconnected, removed, stored, and reinstalled by a qualified solar contractor after the roofer finishes.
As part of our standard inspection, we evaluate the roof surface, including the areas visible around the solar array. We note the roof covering age, material condition, and estimated remaining life — and we flag any mismatch between the projected roof life and the expected remaining life of the solar system. That is information that belongs in your negotiation before closing, not in a surprise three years from now.
What This Inspection Costs vs. What It Can Find
At $150 added to your home inspection, this is one of the simplest value calculations we offer.
A solar system representing $20,000 to $40,000 of installed value warrants more than a ground-level visual glance. A system with multiple degraded panels producing significantly less than rated output is worth less than the seller represents. A system with leaking mounting penetrations is actively damaging the roof beneath. A system with a failed bypass diode in each of three panels has lost meaningful production that the seller may not even know about.
The thermal flight and amp meter reading give you documentation. That documentation gives you information. Information is what closes the gap between what the seller believes the system is worth and what it is actually delivering.
A Straight Answer on When It Is Worth It
It is most worth it when: The solar system is older — more than five years — and the seller cannot provide recent production history or service documentation. The home is in a zip code that experienced significant hail events in recent years. The seller cannot confirm the original installer is still accessible or whether the system is under active warranty. The system is older than the remaining warranty period. You are buying the home partly because of the energy production the solar system represents and you want to verify that representation.
It is less critical when: The system is new — under two years — under full manufacturer and installer warranty, and the original installer is actively accessible and documented. The seller can provide a complete production history showing consistent output consistent with system size and location. The system is small — fewer than six panels — on a simple configuration with recent installation documentation.
We will give you our honest read on which situation you are in before you add this to your order.
312-544-9180
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