2026 pricing guide
How much does a home inspection cost in Chicago?
In Chicago, a condo inspection runs $325 – $650 and a townhome or single-family home inspection runs $500 – $1,200, depending on the size of the property. That price includes the full written report, delivered the same day. I’m an Illinois-licensed, InterNACHI-certified inspector with more than 3,000 Chicago inspections over 13 years. Here are my actual price tables and what sets the number.
Condominiums
Chicago condo inspection cost
Studios through 4-bedroom units. I’ve included the time on site so you can plan your day. The final price depends on the size and scope of the unit.
| Condo unit | Price | Time |
|---|---|---|
| Studio | $325 – $375 | 30 – 60 minutes |
| 1 Bedroom | $350 – $425 | 1 – 1.5 hours |
| 2 Bedrooms | $400 – $500 | 1.5 – 2.5 hours |
| 3 Bedrooms | $450 – $550 | 2 – 3 hours |
| 4 Bedrooms | $500 – $650 | 2.5 – 3.5 hours |
Townhomes & single-family homes
Chicago house inspection cost
Townhomes and single-family homes, priced by bedroom count, because bigger homes take more hours to inspect properly. The final price depends on the size and scope of the property.
| Townhouse | Price | Time |
|---|---|---|
| 1 – 2 Bedroom Townhouse | $500 – $650 | 2.5 – 3.5 hours |
| 3 – 4 Bedroom Townhouse | $600 – $750 | 3 – 4 hours |
| Single-family home | Price | Time |
|---|---|---|
| 1 – 2 Bedroom Home | $600 – $750 | 3 – 4 hours |
| 3 – 4 Bedroom Home | $700 – $850 | 3.5 – 4.5 hours |
| 5+ Bedroom Home | $850 – $1,200 | 4 – 6 hours |
How the price works
What actually sets the price
Two things: property type and size. A condo inspection covers your unit and the systems that serve it, because the building’s common elements (structure, roof, shared mechanicals) belong to the HOA. A townhome or single-family home puts all of that back in: roof, exterior, grading, foundation, attic, crawlspace, garage. More systems means more hours, and the price follows the hours.
Within each property type, size drives the rest. Every additional bedroom and bathroom adds fixtures to run, outlets to test, windows to check, and surfaces to examine. That’s why the tables above show ranges by bedroom count instead of one flat number, and why I give you an exact price once I have the address instead of guessing before.
The address matters because it answers the questions a range can’t: how big the place really is, whether it’s a walk-up or a high-rise, whether there’s a garage, a crawlspace, a deck. Once I know that, I can commit to one number and one time estimate. The quote you accept is what you pay at the end, with no surprises on site.
What you get
What the price includes
The price of a Chicago home inspection covers the whole job in one number: $325 – $650 for a condo, $500 – $1,200 for a townhome or single-family home, as of 2026. That includes the full on-site inspection to the Illinois Standards of Practice, with every visible and accessible system tested where it’s safe to. It also includes the complete written report in plain language, delivered the same day with photos and priorities. There’s no separate report fee, no charge for the walkthrough of the findings when I finish, and no charge for questions after the report lands. I do every inspection myself. I’m an Illinois-licensed home inspector with general liability and errors-and-omissions insurance, and an InterNACHI Certified Professional Inspector®. Payment is due when the inspection is done, and the quote you accept is what you pay.
- A full inspection to the Illinois Standards of Practice, with every visible, accessible system tested where I can
- The complete written report, in plain language, delivered the same day
- An Illinois-licensed inspector (Daniel Murphy, #450.010923) with general liability and E&O insurance
- InterNACHI Certified Professional Inspector® standards, ethics and continuing education
- A walkthrough of what I found when I finish, with your questions answered before you leave
What it doesn’t include: specialized testing like radon, mold or termites (those are separate trades with their own equipment), and repair cost estimates, which need a licensed contractor. The report tells you what I found and what kind of specialist should look next.
The full picture
Budgeting beyond the inspection fee
The inspection fee is usually the smallest number in the whole deal, so it’s not the place to bargain hunt. Two other costs are worth planning for at the same time.
Specialist follow-ups. If the report flags something like an electrical issue, a roof concern or possible moisture, the right next step is a licensed specialist, and that costs extra. Same goes for testing outside a home inspection, like radon or mold, which are separate services from separate companies. Not every inspection leads to follow-ups, but the buyers who plan for them can act inside their inspection window instead of scrambling. If one applies to your purchase, get its price alongside your inspection quote so you see the whole budget at once.
Repairs you now know about. I don’t give repair estimates. Illinois home inspectors are generalists, and pricing repairs is a contractor’s job. But the report gives you the list to price out. For rough numbers before contractor quotes come in, I point clients to homewyse.com.
Cost questions I get
Chicago inspection pricing FAQ
Why do condo inspections cost less than house inspections?
Scope. A condo inspection covers your unit and what serves it, because the building’s structure, roof and shared mechanicals are the HOA’s responsibility. A house adds the roof, exterior, foundation, attic, crawlspace and garage, so it takes longer and costs more.
Is the cheapest home inspection worth it?
What you’re paying for is time and thoroughness. An inspection priced far below market usually means less time in the property, and time is where defects get found. Compare what’s included, whether the inspector is licensed and insured, and when you’ll get the report, not just the price.
When is payment due, and how can I pay?
Payment is due when the inspection is done. I take Cash, Check, Zelle, Venmo.
Is the written report included in the price?
Yes. The price includes the full written report, delivered the same day as the inspection in almost every case. There’s no separate report fee.
How far in advance should I book?
As soon as you’re under contract. Inspection windows in Illinois contracts are short, and you want the report in hand, plus any specialist follow-ups done, while you can still act on them. Send me the address and I’ll quote the same day.
Who pays for the home inspection?
In a typical Illinois purchase, the buyer picks the inspector and pays for the inspection. It’s your independent look at the property, so you pay for it, not the seller or the agent. The exception is a seller who orders a pre-listing inspection before going to market. They pay for that one. Either way, payment is due when the inspection is done.
Exact number, fast
Want the real price for your place?
Your quote shouldn’t be a range. Send me the address and I’ll get back to you with an exact price. The report comes the same day as the inspection.
Request a quote →Want to see what the fee buys, system by system? My 16-system inspection checklist →