The Truth About Home Inspections: Why Your Inspector (and Agent) Matter More Than You Think
By Frank Campobasso, Century 21 Circle | 773-425-6265
When you're buying or selling a home, few steps are as important—or as nerve-wracking—as the home inspection. It’s the point in the process where emotions run high, negotiations shift, and suddenly a house’s quirks become deal-breakers. That’s why understanding the home inspection process, choosing the right home inspector, and having a knowledgeable agent by your side can make all the difference.
What Is a Home Inspection, Really?
A home inspection is a non-invasive, visual examination of a property's physical structure and systems. A professional home inspector evaluates everything from the roof to the foundation, checking electrical, plumbing, HVAC systems, and more. The goal is to identify potential issues so buyers can make informed decisions and sellers can proactively address concerns.
In Chicagoland, most home inspections are scheduled shortly after a buyer’s offer is accepted. They typically take 2–4 hours and are often attended by the buyer, their agent, and the inspector. Afterward, the inspector provides a detailed report outlining their findings.
What Does a Home Inspector Look For?
Expect a thorough look at major systems and structures, including:
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Roof & Gutters: Age, wear, drainage
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Foundation: Cracks, water intrusion
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Electrical: Outdated wiring, GFCI outlets
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Plumbing: Leaks, water pressure, water heater condition
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HVAC: Functionality, filter condition, efficiency
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Attic & Insulation: Ventilation, moisture, pests
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Windows & Doors: Seals, locking mechanisms, drafts
But here’s where things can get tricky...
The Alarmist Inspector: A Buyer’s Worst Nightmare
Some inspectors are objective professionals focused on facts. Others, however, tend to be what we call “alarmists.” These inspectors can exaggerate minor issues, use overly dramatic language, or suggest unnecessary follow-ups. Suddenly, a loose outlet becomes a “fire hazard” or a hairline crack in drywall is labeled “structural concern.”
While thoroughness is good, fear-mongering can jeopardize deals and mislead buyers. That’s why it’s crucial to work with an inspector who’s knowledgeable and balanced—and why choosing the right real estate agent with access to vetted inspectors is key.
Why Your Agent's Network Matters
As a seasoned real estate professional with over 20 years in the industry, I’ve built relationships with some of the most trusted home inspectors in the Chicagoland area. These professionals are experienced, licensed, and above all, honest. They’ll tell you what’s important without spinning every nail pop into a crisis.
When you work with an agent like me, you get access to:
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Inspectors who provide clear, easy-to-understand reports
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Professionals who keep things in perspective
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Experts who are responsive and willing to answer your questions
The right agent connects you with the right team—saving you stress, money, and time.
Home Inspection Costs in Chicagoland
In the Chicagoland area, home inspection costs typically range from $375 to $600 depending on the property size, age, and any additional services (radon testing, sewer scope, mold inspection, etc.). Here’s a general breakdown:
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Condos/Townhomes: $375–$450
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Single-Family Homes: $450–$600
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Larger/Multi-Unit Properties: $600+
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Add-Ons (Radon, Mold, Sewer): $100–$250 each
While it’s tempting to go with the cheapest option, remember: a good inspection can save you thousands down the road. This isn’t the place to cut corners.
What Happens After the Inspection?
Once the inspection report is delivered, it’s time for the attorney review and inspection negotiation phase, which usually lasts 5 business days in Illinois.
Here’s how it works:
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Reviewing the Report with Your Agent:
Your agent will help you review the report and determine what’s worth negotiating. This often includes safety concerns, code violations, or major repairs—not cosmetic issues. -
Attorney Involvement:
Your attorney will send a formal letter to the seller’s attorney, outlining requests based on the inspection. These may include:-
Repairs to be made before closing
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A seller credit toward closing costs
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A price reduction
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Or a mix of the above
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Negotiation Begins:
The seller can agree, counteroffer, or decline the requests. Your agent and attorney will guide you through your options and help you strategize. -
Final Agreement:
Once both parties agree on the repairs or credits, the deal moves forward toward closing. In some cases, contractors are hired, or a credit is issued at closing so the buyer can handle repairs post-purchase.
Pro tip: Asking for reasonable, safety-related repairs or a fair credit goes a long way in keeping deals alive. This is another area where having an experienced agent and attorney team can help you avoid unnecessary back-and-forth and keep things on track.
Final Thoughts: It’s All About Trust
A home inspection is about knowledge and confidence. Whether you're a buyer needing assurance that you're making a sound investment, or a seller preparing your home for market, having a trustworthy, experienced team is non-negotiable.
With my industry expertise, market insight, and strong network of quality professionals, I make sure my clients are protected—every step of the way.
Ready to work with someone who knows what (and who) to look for?
Call me, Frank Campobasso, at 773-425-6265 for expert guidance through your next real estate move.
Century 21 Circle – Your trusted partner in Chicagoland real estate.
About Frank Campobasso
With over 20 years of industry experience, Frank Campobasso is a seasoned real estate expert known for marketing single-family homes, townhomes, condos, multi-unit buildings, and investment properties. He is also a highly successful buyer’s agent, known for helping clients navigate competitive markets and secure the right home at the right price. Dedicated to achieving outstanding results, Frank prioritizes customer satisfaction, ensuring that his clients’ homes sell quickly and for top dollar. His expertise in pricing, preparing, and showcasing listings has earned him recognition in leading real estate magazines, newspaper articles, and radio programs. If you’re ready to buy or sell your home with expert guidance, call Frank at 773-425-6265 to schedule a personalized in-home consultation.
