2026 pricing guide
How much does a home inspection cost in Chicago?
In Chicago, a condo inspection runs $300 – $600 and a townhome or single-family home 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 thousands of inspections across Chicago over 13+ years — here are my actual price tables and what sets the number.
Condominiums
Chicago condo inspection cost
Studios through 4-bedroom units. Time on site is included so you can plan your day.
| Unit size | Price | Time |
|---|---|---|
| Studio | $300 – $375 | 1 – 1.5 hours |
| 1 Bedroom | $350 – $425 | 1 – 2 hours |
| 2 Bedrooms | $400 – $475 | 1.5 – 2.5 hours |
| 3 Bedrooms | $450 – $550 | 2 – 3 hours |
| 4 Bedrooms | $500 – $600 | 2.5 – 3.5 hours |
Townhomes & single-family homes
Chicago house inspection cost
Townhomes and single-family homes, priced by bedroom count — larger homes simply take more hours to inspect properly.
| Home size | Price | Time |
|---|---|---|
| 1 – 2 Bedroom Home | $500 – $700 | 2.5 – 3.5 hours |
| 3 – 4 Bedroom Home | $600 – $900 | 3 – 4 hours |
| 5 – 6 Bedroom Home | $800 – $1,200 | 3.5 – 5 hours |
The honest math
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 scope: 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 quote ranges by bedroom count rather than one flat number — and why I’ll give you an exact price once I have the address, not a guess before it.
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. With that in hand I can commit to one number and one time estimate — so the quote you accept is the amount you pay at completion, with no on-site surprises.
Value for the fee
What the price includes
- A full inspection to Illinois Standards of Practice — every visible, accessible system, functionally tested where I can
- The complete written report, in plain language, delivered the same day
- An Illinois-licensed inspector (Daniel Murphy, #450.010923) — bonded, with general liability and E&O insurance
- InterNACHI Certified Professional Inspector® standards, ethics and continuing education
- Your questions answered on site, while we’re standing in front of the thing itself
What it doesn’t include: specialized testing like radon, mold or termite work — those are separate disciplines with their own equipment — and repair cost estimates, which need a licensed contractor’s eyes. 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 transaction, so budget it honestly rather than shopping it down. Two other line items are worth planning for at the same time:
Specialist follow-ups. If the report flags something — an electrical issue, a roof concern, possible moisture — the right next step is a licensed specialist’s evaluation, and that has its own cost. The same goes for testing outside a home inspection’s scope, like radon or mold, which are separate services from separate providers. Not every inspection produces follow-ups, but the buyers who budget for the possibility are the ones who can act inside their inspection window instead of scrambling. Those services carry their own fees set by their own providers — when one applies to your purchase, get its price alongside your inspection quote so the whole diligence budget is visible at once.
Repairs you now know about. I don’t give repair estimates — Illinois home inspectors are generalists, and pricing repairs is contractor work — but the report gives you the list to price. For rough planning numbers before contractor quotes come in, homewyse.com is the resource I point clients to.
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 — 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?
Price for an inspection buys 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 number.
When is payment due, and how can I pay?
Payment is due at completion of the inspection. I accept 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 — and 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 chooses the inspector and pays for the inspection — it’s your independent look at the property, so it’s paid by you, not the seller or 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 at completion.
Exact number, fast
Want the real price for your place?
Ranges are honest, but your quote shouldn’t be a range. Send me the address and I’ll reply with an exact price — then a licensed, certified inspection and a clear report the same day.
Request a quote →Want to see what the fee buys, system by system? My 16-system inspection checklist →