There are several factors that go into coming up with a fee for your home inspection.  Some of the criteria that go into our pricing structure are:

1. Type of inspection
   We offer inspection choices so you can get the inspection you need, within your budget.
2. Size of the home
3. Age of the home
4. Type of home
   Condos and townhouses are generally less expensive than single family homes
5. Components in the home
   Homes with multiple HVAC systems or water heaters will cost a bit more.
6. Location of the property
   There may be a surcharge if drive time to the property is excessive

Taking all of that into account, our typical home inspection fee for an "average" single family home should be between $300-$400.

Much like the cost of a home inspection, the length of time it takes to inspect a home depends primarily on the size and condition of a home.

Generally our inspections take around 3 hours to complete.

The State of Illinois requires home inspection reports to be delivered within 48 hours of the completion of the inspection.

Our aim is to get you the report within 24 hours, often, you will receive your report the same day.

While you do not need to attend, we highly recommend that you do attend your home inspection. 

Being present during the inspection will allow you to ask any questions about the home, as well as see, first hand, any items of note that your inspector might find.

While spending several hours in the home may seem like a long time, many clients comment that the time moves pretty quickly.

This is also a great opportunity for you to visualize how you will set up your home, once you move in.  You can measure rooms, doors, windows and make a list of things you might need to purchase prior to moving in.

A home inspection is not a pass/fail type of situation.

Your inspector will give you a description of the condition of the home and it's systems and components, as of the day and time of the inspection.  It is then up to you to decide how you will proceed.

Your home inspection is not a code inspection.

Building codes are updated regularly, and a home may be within the code at the time it was built, but certain items (like GFCI) may have been adopted by later versions of building codes.

It is impractical for homeowners to be aware of, and update their home, every time a new code is adopted.

Your inspector will note deficiencies in the home.  As a generalist, your inspector may recommend a specialist to further evaluate and correct any issues.

For a detailed explanation see our Home Inspector Generalist page,

In short, no.

The home inspection report is for you to understand the condition of the property.  Any deficiencies reported may be able to be used as a negotiating tool for the transaction.  Your agent and/or attorney can better help you with this.

YES!  Properties listed "as-is" are basically screaming for a home inspection.  They are generally offered for sale "as-is" because the sellers know they may have significant deferred maintenance.

The asking price of "as-is" homes generally reflects their condition.  While the seller may not be willing to do any repairs, having an inspection will give you an idea of just how much work needs to be done and, like all home inspections, can be used in price negotiations.

For flips, or other homes that will undergo major renovations, we recommend you do a walk through with your general contractor, rather than have a home inspection.

While our BASIC Inspection might be suitable, It is more cost effective to have your contractor go through the property and give you prices for anything that needs to be done.

In order to avoid any appearance of a conflict of interest, we do not make recommendations of who to call for repairs.

We do not offer to do any repairs and recommend that all repairs be done by licensed contractors of your choosing.

Likewise, it would be unethical (and illegal) for your home inspector to comment weather you should or should not purchase the inspected property.