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. I’m Illinois licensed and an InterNACHI Certified Professional Inspector®, with more than 3,000 Chicago inspections over 13 years.
Pricing
Townhome & single-family inspection pricing
These are the real ranges by home size. The final price depends on the size and scope of the property, so send me the address and I’ll give you an exact number. Payment (Cash, Check, Zelle, Venmo) is due when the inspection is done.
| 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. I look at everything I can see, run everything I can test, and write it up so you know what matters first.
The outside and the bones
I start where water gets in: the roof, gutters and downspouts, flashing and every penetration. I walk the roof whenever it’s safe, and check it from every angle 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. Inside, I go through the foundation, structure, attic and crawlspace looking for movement, moisture and problems with the framing that carries the house.
The systems you rely on every day
I run the heating and cooling with the home’s own thermostat instead of just looking at them (cooling only when it’s warm enough outside to do it safely). For plumbing, I check the supply and drain lines and the water heater, and run every sink, tub, shower and toilet for flow and drainage. Electrical goes from the service line into the panel, breakers, grounding and wiring, then out to a representative sample of outlets, switches and GFCIs. And I turn the fans on to make sure the bath, kitchen and laundry exhaust actually moves air.
The rooms you’ll live in
I check the floors, walls, ceilings and trim in every room for moisture and signs of past leaks. In the kitchen, bathrooms and laundry I go through the fixtures, cabinets and counters, and run the major appliances and the washer and dryer through a cycle. Then a sample 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 that day, and test what I can. Hidden conditions, specialist testing (radon, mold, sewer scope) and code compliance aren’t part of it. When something needs a closer look, the report says so plainly and tells you which specialist to call.
Built like Chicago builds them
Chicago-area houses aren’t generic, so the inspection isn’t either. A lot of the townhomes here started life as brick two- and three-flats, so I pay attention to what the conversion left behind: shared masonry walls and parapets that need tuckpointing, older framing carrying newer layouts, and mechanicals that got split or moved along with the building. In the bungalow belt, it’s all about hundred-year-old foundations. 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 I can reach it. When I can’t, I check it from every angle I can get and tell you what I could and couldn’t see.
Good to know
Home inspection FAQ
How soon will I get the report?
The same day as the inspection. Illinois allows up to two business days. If we finish late in the evening or the home is very large, it may come the next day, and I’ll let you know before I leave.
Will you walk the roof?
Yes, when it’s safe, which is most roofs. When it isn’t, I check it from the ground, from the windows and from a ladder at the edge.
More detail
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’s included?
The home’s visible, accessible systems: roof, exterior, structure and foundation, attic and insulation, plumbing, electrical, heating and cooling, and garages, with fixtures and appliances run to see that they work.
More detail
When present, visible and readily accessible, I cover: heating, cooling (when it’s warm enough outside to run it safely), 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.
Are you licensed and insured?
Yes. Illinois license #450.010923, InterNACHI certified, with general liability and errors and omissions insurance.
More detail
Yes. I’m fully licensed by the State of Illinois as an individual home inspector (Daniel Murphy #450.010923). I’m also a Certified Professional Inspector® trained by InterNACHI, the world’s largest association of residential and commercial property inspectors. To hold that certification I had to pass an inspector exam, follow a comprehensive Standards of Practice, abide by a strict Code of Ethics, and complete accredited continuing education every year. That’s all well beyond what Illinois requires. 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.
What buyers say
In their own words
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 address and I’ll get back to you with an exact quote. The report comes the same day as the inspection.
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