STANDARD HOME INSPECTION
Starting at $650 for homes up to 2,500 sq ft
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What You Are Actually Buying When You Hire a Home Inspector
The state of Illinois sets a minimum standard for what a home inspection must include. It defines what inspectors have to do. It says nothing about how long they have to spend, what tools they have to bring, or how clearly they have to explain what they find.
That gap between the minimum and what thorough actually looks like — that is where most of the difference between inspectors lives.
“This page explains exactly what we do, system by system. Not what we are required to do. What we actually do.” — Charlie Bellefontaine
The Industry Norm vs. What We Do
Before we go system by system, here is the honest picture of what a standard Chicago-area home inspection typically looks like — and where we operate differently.
You can hire any licensed inspector in Illinois. The license tells you they passed a test. It does not tell you how long they will stay, what they will bring, or how honest they will be about what they find. That is what this page is for.
System by System — What We Inspect and How
🏠 ROOF
The norm: Most inspectors assess the roof from a ladder at the edge or from the ground with binoculars. The InterNACHI Standards of Practice explicitly state that walking the roof is not required. Many Chicagoland inspectors note the roof "at inspector's discretion" — which in practice often means ground-level observation.
What we do: We put ladders on the house and walk the roof on every inspection where it is safe to do so. We are on the surface — not guessing from the ground.
When we cannot walk it — steep pitch, wet conditions, ice, structural concern — we deploy our FAA Part 107 certified drone equipped with a 4K camera. You get close-up documentation either way.
We inspect:
Roof covering — shingles, tiles, or flat membrane — and remaining service life
All flashings, including step flashing, counter flashing, and chimney flashing
Roof vents, plumbing vents, and all penetrations
Gutters, downspouts, and drainage direction
Chimney cap, crown, and visible masonry
Skylights and curb conditions
Evidence of past repairs and improper patching
Why it matters for Chicagoland buyers: Chicago's freeze-thaw cycles, ice dams, and wind-driven rain create roof problems that are invisible from the ground. A roof with 2 to 3 years of life remaining looks fine from the driveway. It does not look fine when you are standing on it.
🧱 EXTERIOR
The norm: A walk around the perimeter. Inspectors note visible siding damage, grading concerns, and window conditions. Most spend 10 to 15 minutes on exterior.
What we do: We walk the full perimeter at close range and document the exterior systematically — not just what catches the eye on a walkthrough.
We inspect:
All wall cladding — brick, siding, stucco, EIFS — for cracks, gaps, and moisture entry points
Soffits and fascias
All windows and doors — operation, sealing, and glazing condition
Lot grading and drainage — Chicagoland's clay soil means poor grading is one of the most common causes of basement water intrusion
Walkways, driveways, stoops, and steps
Vegetation in contact with the structure
Fencing and retaining walls where present
Attached garage exterior and overhead door operation — including torsion spring tension and auto-reverse safety function
🏗️ FOUNDATION AND BASEMENT
The norm: Inspectors visually observe the basement walls for visible cracks and water staining. In finished basements, most inspectors note that they cannot observe the walls and move on.
What we do: In unfinished basements we document the foundation from footings up. In finished basements — where the walls are hidden — we deploy our thermal imaging camera and moisture meters to look behind the drywall for temperature anomalies and elevated moisture readings that indicate active or past water entry. The finish on the walls does not end our inspection of what is behind them.
We inspect:
Foundation walls — cracks, staining, efflorescence, past repairs, and active water entry
Posts, beams, and floor joists for sagging, rot, insect damage, and improper modifications
Sump pit, sump pump, and discharge line
Ejector pit and ejector pump where present
Window well conditions and drainage
Evidence of water intrusion history — staining patterns, mineral deposits, previous waterproofing attempts
Why this matters: Basement water intrusion is one of the most common expensive surprises for Chicagoland buyers. Clay soil, high water tables, and aging drain tile systems make this a high-frequency finding. We look harder here than most inspectors.
⚡ ELECTRICAL
The norm: Inspectors open the main panel, look at the breakers, test a sample of outlets, and check for GFCI protection in kitchens and bathrooms. Most spend 20 to 30 minutes on electrical.
What we do: We remove the dead front covers of every panel and sub-panel in the home. And then we do something almost no other inspector does — we run a thermal imaging camera over every electrical panel before we put the cover back on.
A standard visual inspection tells you whether the breakers look correct. Our thermal camera tells you whether any connection is running hot — which is how overloaded circuits and failing breakers present before they become fires. You cannot see that with your eyes.
We inspect:
Main service entrance, service mast, and meter
Main panel and every sub-panel — dead fronts removed, covers off
Thermal imaging of every panel for overloaded or failing connections
Main bond and grounding electrode conductor
Branch circuit breakers — double-tapping, correct sizing, labeling
Every outlet we can access — polarity, grounding, GFCI function
Every switch and light fixture we can operate
Visible wiring — condition, type, and any unsafe modifications
Knob-and-tube and aluminum wiring — flagged and explained when present
Smoke detectors and carbon monoxide alarms — location, age, and compliance with Illinois law
Why this matters for older Chicagoland homes: Many homes in Cook, Lake, and DuPage Counties were built in the 1950s through 1970s. Knob-and-tube wiring, Federal Pacific panels, and Zinsco panels are common findings that carry real insurance and safety implications. We know what to look for and we explain what we find in plain language.
🔥 HEATING
The norm: Most inspectors turn the furnace on, confirm it produces heat, and move on. The industry standard explicitly describes heating inspection as "visual condition and function — NOT efficiency." No combustion testing is required or typically performed.
What we do: We bring a combustion analyzer to every furnace on every inspection. Every single one.
The Testo 310 combustion analyzer we use measures the exhaust gases coming out of the flue — carbon monoxide, carbon dioxide, oxygen levels, and flue temperature — and calculates the actual combustion efficiency of the furnace. This is the only reliable way to evaluate whether a heat exchanger is compromised. A cracked heat exchanger — the number one furnace safety concern — does not show itself to a flashlight. It shows itself in the combustion numbers.
We inspect:
Furnace age and condition — we document the data plate and estimate remaining service life
Combustion analysis on every furnace — exhaust gases and efficiency rating recorded
Humidifier — condition and operation
Air filter — condition, and we show you how and when to change it
Every supply register — we use an infrared thermometer to confirm heat delivery to every room
All ductwork that is visible and accessible
Boilers where present — including expansion tanks, zone valves, and relief valve condition
ERVs and HRVs (Energy and Heat Recovery Ventilators) where present
Why it matters: A furnace that "turns on and heats" can still have a cracked heat exchanger that is venting combustion gases into your living space. The only way to know is to test. We test. Most inspectors do not.
❄️ COOLING
The norm: Inspectors note the age and visible condition of the outdoor compressor and confirm the system operates when switched on. Most do not test below 65°F to avoid compressor damage.
What we do: We photograph the data plate on every outdoor condensing unit and use that information to determine age, tonnage, minimum wire size, and maximum breaker size — then cross-reference it against what is actually installed. We operate the system when outdoor temperatures permit. We do not operate below 65°F because doing so risks compressor damage.
We inspect:
Outdoor condensing unit — age, condition, clearances, and electrical connections
Data plate analysis — age, tonnage, electrical requirements
Refrigerant line insulation
Condensate drain line and drain pan
Air handler or evaporator coil where accessible
Thermostat operation and programming
🚿 PLUMBING
The norm: Inspectors run faucets, flush toilets, check under sinks for visible leaks, and note the water heater condition. A standard Chicago home inspection and a thorough plumbing inspection are two very different things by design — the standard inspection is limited to what is visible and accessible.
What we do: We run water at every kitchen and bathroom fixture and at every hose bib. Then we take an extra step most inspectors skip — we run our thermal imaging camera beneath kitchens and bathrooms after running the water to look for temperature anomalies behind walls and under floors that indicate active leaking that is not yet visible.
We inspect:
Water heater — age, condition, pressure relief valve, venting, and anode rod access
All visible supply lines — material, condition, and shutoff valve operation
All visible drain and waste lines — material, condition, and slope
Every kitchen and bathroom fixture run simultaneously to evaluate flow and drainage
Sump pit and sump pump — operation and discharge
Ejector pit and ejector pump where present
Thermal imaging beneath kitchens and bathrooms for hidden leaks
Gas supply lines and shutoffs — where visible and accessible
Water service entry and main shutoff location
🏡 INTERIOR
The norm: Inspectors walk through the home, note visible damage to floors, walls, and ceilings, check windows and doors for operation, and test appliances.
What we do: We walk through the home with a thermal imaging camera running. Every ceiling. Every wall. Every window. Every door. Thermal imaging finds moisture intrusion, insulation failures, and air leakage that are invisible to the naked eye and that a standard walkthrough will miss every time.
We also use a black light on carpeted areas to identify pet staining that has been cleaned but not eliminated — something that matters to buyers with allergies or young children.
We inspect:
Floors, walls, and ceilings — thermal imaging in use throughout
All windows — operation, glazing seal failure (fogged glass), and thermal performance
All interior doors — operation, fit, and latching
Kitchen appliances — range, oven, dishwasher, microwave, and disposal
Cabinets — condition and operation
Stairways — handrail and guardrail code compliance
Garage — attached garage fire separation, door operation, auto-reverse, torsion springs
Fireplaces — damper operation, visible firebox condition, gas log operation
🏚️ ATTIC
The norm: Many inspectors view the attic from the hatch opening using a flashlight. Entering the attic is "at inspector's discretion" under most standards of practice. Some inspectors never go in.
What we do: We access nearly every attic we inspect. If we can walk or crawl the attic space without damaging the insulation, we do. We are not looking in from the door.
We inspect:
Insulation — type, depth, and coverage — and note where it falls short
Ventilation — intake and exhaust, and whether the system is balanced
Visible roof structure — rafters, ridge board, collar ties, and sheathing
Evidence of past or active roof leaks — staining, rot, and daylight through sheathing
Any plumbing, electrical, or HVAC equipment located in the attic
Attic bypasses — unsealed penetrations that allow conditioned air to escape
The Tools We Bring — And Why They Matter
Most inspectors bring a flashlight, a screwdriver, and an outlet tester. Here is what we bring to every inspection:
Thermal Imaging Camera — Finds moisture behind walls, overloaded electrical connections, insulation failures, and HVAC delivery problems that are completely invisible to the naked eye. This is not an optional upgrade. It is on every inspection.
Combustion Analyzer — Placed on every furnace to measure exhaust gases and calculate efficiency. The only tool that gives data-backed answers about heat exchanger integrity. Almost no other inspector in Chicagoland uses one.
Moisture Meters — Used to probe anywhere the thermal camera identifies a temperature anomaly. Confirms or rules out active moisture behind walls and under floors.
Drone — FAA Part 107 Certified, 4K Camera — Deployed when walking the roof is not safe. Our drone pilots carry the FAA commercial certificate required for any commercial drone operation. You get professional aerial documentation either way.
Infrared Thermometer — Used at every supply register to confirm heat delivery to every room in the home.
Black Light — Used on carpeting to identify pet staining that has been cleaned but not eliminated.
Amp Meter — Used on solar panel inspections to measure actual production output.
The Report
Our reports are written off-site after the inspection is complete — not on-site while the inspector is still trying to inspect. Divided attention produces less accurate documentation. Full attention after the fact produces a more thorough report.
Your report includes:
Every documented issue in plain language — what it is, how serious it is, what your options are, and relative priority for repair
High-resolution photographs documenting every finding
A clear explanation of what the inspector observed — not just "recommend evaluation by a qualified contractor"
Same-day delivery in most cases — inspection in the morning, report by evening
We average over 70 documented issues per report. That is not alarm. That is what thorough looks like.
After the Report — Your Included Review Session
Every inspection includes a scheduled one-on-one session with a dedicated member of our team. This is not a voicemail. It is not a form email. It is a real conversation — recorded, with AI-assisted notes sent to you afterward — where we walk through the full report together.
We start with the findings that concerned you most. We explain severity. We use cost calculators for major items so you have real numbers. We share our list of contractors we trust. We answer every question.
There is no extra charge for this session. We built a team specifically to deliver it.
One More Thing
Whether you choose us or not — attend your inspection from beginning to end.
Be there when the inspector opens the electrical panel. Be there when they run the furnace. Be there when they go in the attic. Ask every question that occurs to you.
A home inspection is one of the best educational experiences you will ever have about how a home works. The buyer who is present and engaged walks away with a complete picture. The buyer who picks up the report later gets a document.
We love questions. That is part of what you are paying for.
Environmental - The items listed below are all excluded. However, should we notice them, we will document them.
Mold Testing
Termites and Wood Boring Insects - Extra Fee
Mice
Lead Paint - Extra Fee
Lead Water Lines
Asbestos - Extra Fee
312-544-9180
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