Townhomes & single-family homes
Chicago townhome & single-family home inspections
Roof to foundation: structure, roof (walked when safe), attic, crawlspace, electrical, plumbing, heating and cooling, and the full exterior — all in one plain-language report, delivered the same day. Illinois-licensed and InterNACHI Certified Professional Inspector®, with thousands of inspections across Chicago over 13+ years.
Transparent pricing
Townhome & single-family inspection pricing
Honest, up-front ranges by home size — the final price is based on the size and scope of the property, so send me the address for an exact price. Payment (Cash, Check, Zelle, Venmo) is due at completion.
| 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 |
Roof to foundation
What’s included
The whole property, roof to foundation — examined where I can see it, run where I can test it, and written up so you know what matters first.
The outside and the bones
I start where water starts: the roof, gutters and downspouts, flashings and every penetration — walked whenever it’s safe, and evaluated from every vantage point I can get when it isn’t. Then the siding, trim, windows and doors, decks, porches and balconies, and the grading and drainage that decide whether the basement stays dry. Foundation, structure, attic and crawlspace get looked at from the inside for movement, moisture and the framing that carries the house.
The systems you rely on every day
Heating and cooling get run with the home’s own thermostat, not just looked at — cooling included whenever it’s above 65°F outside. Plumbing means supply and drain lines, the water heater, and every sink, tub, shower and toilet run for flow and drainage. Electrical runs from the service line into the panel, breakers, grounding and wiring, then out to a representative sample of outlets, switches and GFCIs. Ventilation is confirmed with the fans on: bath, kitchen and laundry exhaust that actually moves air.
The rooms you’ll live in
Floors, walls, ceilings and trim in every room, checked for moisture and the signs of past leaks. Kitchen, bathrooms and laundry each get their fixtures, cabinets and counters, and the major appliances and the washer and dryer run through a cycle. A sampling of interior doors, windows and blinds, the stairs and railings, and the garage — its door, its outlets, and the fire separation between it and the house.
It’s a visual, non-invasive inspection to the Illinois Standards of Practice — I examine what’s visible and accessible on the day, and test what I can. Concealed conditions, specialist testing (radon, mold, sewer scope) and code compliance sit outside it, and where something warrants a closer look I say so plainly in the report and point you to the right specialist.
Built like Chicago builds them
Chicago-area houses aren’t generic, and the inspection can’t be either. A lot of the townhome stock here started life as brick two- and three-flats — so I pay attention to what conversion leaves behind: shared masonry walls and parapets that need tuckpointing, older framing carrying newer layouts, and mechanicals that were split or moved when the building was. In the bungalow belt, hundred-year-old foundations are the story — I look hard at the original masonry below grade, signs of settlement or moisture, and the grading and gutters that decide whether a Chicago basement stays dry.
Roofs get the same local treatment. Flat and low-slope roofs are everywhere in this housing stock, and they fail differently than shingles: ponding, membrane seams, scuppers and drains, and the parapet flashing where most leaks actually start. I get on the roof whenever it’s safe and accessible — and when it isn’t, I evaluate it from every vantage point I can get and tell you exactly what I could and couldn’t see.
Good to know
Home inspection FAQ
What’s included in a Home Inspection?
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.
How soon will I get the report?
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.
Are you insured?
Yes. I 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.
Will you walk the roof?
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.
What buyers say
Buyers trust Daniel
Dan is fantastic! He is extremely detailed and provided such a thorough report following our inspection. We appreciated him taking the time to explain each of his findings, why they would be potential issues, and what our options were to address each point. Dan is overall very thorough, communicative, and professional. We could not recommend his services more!
Dan is the man! Very happy with the inspection we did with Dan and Virtue Inspections. Very responsive, came on time, walked us through the details, and sent us a huge report with detailed observations and recommendations. Can't ask for anything better when it comes to home inspections — go with Dan from Virtue!
Ready when you are
Under contract on a Chicago-area home?
Send me the property address and I’ll reply with an exact quote, then a licensed, certified inspection and a clear report the same day.
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