Chicago townhome & single-family home inspections

When present, visible and readily accessible, I cover: heating, cooling (when the outside temperature is above 65°F), ventilation, plumbing, electrical, structural members and foundation, crawlspace, attic, insulation, exterior siding, exterior trim and flashing, exterior grading, walkways and driveway, roof, gutters and downspouts, porches, decks, patios, balconies, and attached or detached garages. I functionally test plumbing fixtures (sinks, tubs, showers, faucets, toilets) for operation, flow and drainage, and I test appliances, mechanicals, and a representative number of outlets, lights, switches, cabinets, interior doors, windows and blinds to confirm they operate at the time of the inspection. These are limited functional tests that don’t replicate everyday use.

You’ll have it the same day as the inspection. The only exceptions are an inspection that runs late into the evening or a very large home, where it may come the following day. If that’s going to happen, I’ll tell you on site.

Yes. I’m bonded and carry general liability and errors & omissions insurance on the inspections I perform, as added protection for both of us. That insurance isn’t a home warranty or a home insurance policy. A Home Inspection gives you as much information as possible to make an informed decision, but it isn’t designed to eliminate all risk and shouldn’t be treated as a warranty, guarantee or insurance policy of any kind.

Yes, when there’s adequate access and the roof is safe to walk, and I walk the large majority of the roofs I inspect. When I can’t, I evaluate the roof from the ground with binoculars, through upper-level windows, and from the roof edge with a ladder. Things that keep me off a roof include steep pitches, wet, snowy or icy surfaces, and fragile materials that can be damaged (slate, wood shingles, clay tile). In rare cases, like a multi-story home with a flat roof and no rear deck or balcony for access, a professional roofing contractor may be needed, likely at an additional charge to you.