Buying a home is one of the biggest investments most people will make in their lifetime. Having a professional home inspection done before purchasing a property can help protect this investment by identifying issues that may require repair, maintenance or further evaluation. Finding the right home inspector is crucial – you want someone experienced, thorough and familiar with homes in your area. Here are some tips for hiring the best home inspector in Dekalb IL.
Research and Ask Around
Start your search by asking friends, family, real estate agents and other homeowners for inspector recommendations. Look online at reviews and ratings for local inspectors on sites like Yelp, Google and the Better Business Bureau. Check professional associations like the American Society of Home Inspectors (ASHI) and InterNACHI for members in your area. Take note of inspectors with consistently positive feedback, relevant certifications and experience inspecting homes similar to yours.
Look for Proper Licensing and Certifications
In Illinois, home inspectors should be licensed by the Illinois Department of Financial and Professional Regulation. Verify an inspector’s license is active and in good standing. Many belong to professional organizations like ASHI or InterNACHI which require certification testing on home systems and components. Certifications indicate inspectors are committed to ongoing training and upholding industry standards. Prefer inspectors with certifications like these:
- ASHI Certified Inspector (ACHI)
- InterNACHI Certified Professional Inspector (CPI)
- International Association of Certified Home Inspectors (InterNACHI)
These credentials are a sign of an inspector’s knowledge and qualifications.
Ask About Their Experience
Find out how long an inspector has been in the business and how many inspections they’ve completed. Look for seasoned inspectors with 5+ years of experience and hundreds of completed inspections. Ask what types of homes they typically inspect to ensure experience with properties similar to yours (e.g. older homes, condos, etc.). You want someone who is familiar with buildings in Dekalb IL and knows what to look out for.
Request a sample inspection report so you can preview their reporting style, level of detail and professionalism. A thorough report should summarize conditions, highlight any concerns, and include supporting photos.
Verify What’s Inspected
Home inspectors look at different systems and features depending on the type of inspection. A standard home inspection will evaluate:
- Structural elements (foundation, floors, walls, roof)
- Exterior components (siding, windows, doors, decks, drainage)
- Interior plumbing and electrical systems
- HVAC and appliances
- Visible insulation, ventilation and framing
Other common supplemental inspections include:
- Radon testing – Checks radon levels in the air
- Mold inspections – Samples and tests for hazardous molds
- Septic inspections – Evaluates the septic tank and drain field
- Water testing – Screens home’s water for contaminants
Verify exactly what’s covered in an inspector’s standard inspection and any add-ons they recommend for your home and location.
Inquire About Their Process
The inspection process can vary by inspector. Get details on their methods to ensure they’ll thoroughly evaluate your future home. Here are some questions to ask:
- How long does a typical inspection take? Count on 2-3 hours for a standard inspection of a single family home.
- What tools do they use? At minimum, they should use a moisture meter, outlet tester, flashlight and digital camera.
- How soon is the report provided? You should have the detailed report within 24 hours.
- Do they provide a copy on-site? Some inspectors review key findings at the end and provide a summary handout.
- Are you available for follow up questions? Easily contact them afterwards about any concerns.
Choose someone who clearly explains their process and is responsive.
Request References
An experienced home inspector should have numerous happy customers willing to vouch for them. Ask for 2-3 references from recent clients you can contact to learn about their experience and overall quality. Speaking to past customers gives you a chance to hear independent, unbiased reviews.
Compare Multiple Quotes
Contact 3-4 highly rated inspectors to request price quotes. Cost can range based on your home’s size, location and other factors. Expect to pay $300-$500 for a standard inspection of a typical single family home in Dekalb IL. Compare the scope covered, certifications held and reputation of inspectors within your desired budget.
Trust Your Instincts
Much of finding the right home inspector comes down to intuition. If an inspector rubs you the wrong way for any reason, there are plenty of others to consider. You want someone friendly, responsive and patient in answering all your questions. They should make you feel at ease about the inspection process. Go with your gut instinct on who seems the most qualified and professional.
Following these tips will help you find a thorough, experienced home inspector you can trust for giving your future Dekalb IL home a clean bill of health. Do your research and choose wisely – a great inspector can help make your home purchase a smooth, stress-free experience.
Questions to Ask Your Home Inspector
Connecting with potential inspectors before hiring one is wise. Use this list of key questions during initial phone calls and consultations to gain insight into an inspector’s expertise:
- How long have you worked as a home inspector in this area? Look for 5+ years of local experience at a minimum.
- Do you have all required licenses and certifications? Confirm they meet state and professional requirements.
- Are you a member of any professional home inspector associations? Membership in ASHI, InterNACHI or other groups is a good sign.
- How many inspections have you completed in Dekalb IL? Choose an inspector with hundreds, ideally thousands, under their belt.
- What does your inspection cover? Ensure it matches the scope you need.
- Will I receive a written report with photos of any issues found? A detailed post-inspection report is standard practice.
- What type of insurance do you carry? Look for general liability and errors and omissions coverage at minimum.
- What will the inspection cost for my home? Get a quote based on your property’s specifics.
- How long will the inspection take? Plan for 2-3 hours for a typical single family home.
- Can I accompany you during the inspection? Most inspectors allow and encourage this.
- Do you have references from past clients? Reach out to a few recent customers to hear about their experiences.
What to Expect During Your Home Inspection
Knowing how a home inspection normally unfolds eliminates surprises during the process:
Intro Conference – The inspector will review what areas and systems will be covered, testing methods and safety precautions taken. Have all your questions ready beforehand.
Utility Systems – Electrical, cooling, heating, ventilation, plumbing and other mechanical systems will be examined inside and out to evaluate function and safety.
Structure – Foundations, frames, roofs, windows, doors, decks and other structural components are checked for integrity, age-related wear, weather damage and other issues.
Interiors – Attics, crawlspaces, rooms and more are surveyed for leaks, fungus or pests, insulation levels and potential concerns like stains signaling concealed moisture.
Grounds – Lot grading, drainage, driveways, walkways, patios and landscaping are reviewed for flaws that may impact the home.
Wrapping Up – Photos taken will be reviewed and preliminary findings shared. Feel free to ask questions. You’ll receive the full report within 24 hours.
The inspection provides valuable insight into your future home’s condition to help guide your purchase decision.
Key Parts of a Professional Inspection Report
A thorough home inspection report should contain:
Overview – A summary of major findings, recommended repairs, concerns impacting habitability or warranting immediate attention and results of system tests.
Details – Comprehensive write-ups of each system and component checked including what was inspected, conditions found, potential consequences if issues aren’t addressed and repair needs.
Photos – Multiple clearly captioned photos documenting any damage, wear and tear, improper installation, outdated components and other concerns.
Evaluator Statement – An assessment of whether inspected items appear in good condition and properly functional for their age and type.
Recommendations – Suggested repairs, replacements, upgrades or specialist evaluations needed and accompanying cost estimates.
Limitations – Items not inspected and why (e.g. inaccessible spaces).
Code Compliance – Notes about anything not meeting current building codes.
Maintenance Advice – Tips to proactively maintain systems and prevent deterioration.
Readability – Legible fonts and formatting for skimmable structure and scannable sections.
The report provides a detailed account of the property’s condition to help guide negotiations and your ownership.
Why a Pre-Purchase Inspection is Essential
Skipping a home inspection before buying seems tempting when you find the perfect house. But here are reasons why a pre-purchase inspection is an absolute must:
Find Hidden Issues – An inspection roots out defects not obvious to untrained eyes like early-stage mold, pest damage, faulty wiring etc.
Avoid Surprises – Identify necessary repairs upfront so there are no costly unpleasant surprises down the road after moving in.
Negotiate Wisely – Gives you bargaining power to negotiate repairs, closing credits, or price reductions for problems uncovered.
Establish a Baseline – The report documents the home’s current shape as a point of comparison tracking changes during your ownership.
Make Informed Decisions – Inspection results allow you to make wise choices about repairs, warranties and more with eyes wide open.
Sleep Better – Provides peace of mind that costly headaches won’t surface later, so you can enjoy your new home without worries.
Protect Your Investment – Ensuring your home is structurally and mechanically sound preserves its value and your financial stake.
The expense upfront provides invaluable insight and is well worth it. Don’t buy any home in Dekalb IL without an inspection.
Working With Your Real Estate Agent to Find an Inspector
Your real estate agent likely has go-to inspectors they’ve worked with for years. Lean on their expertise and connections by:
Getting Referrals – Ask your agent who they recommend. Experienced agents have vetted reliable inspectors.
Comparing Quotes – Have your agent collect bids from their referrals to compare pricing.
Providing Insights – They may offer useful context into an inspector’s responsiveness, strengths, weaknesses etc. based on past experiences.
Sharing Questions – Run any questions you have about credentials, process, pricing etc. by your agent to benefit from their familiarity.
Reading Between the Lines – Pay attention to any hesitations or caveats they express about certain inspectors that could signal issues.
Handling Contracts – Your agent can coordinate scheduling the inspection, gaining access, and contract details.
While the choice is still yours, utilize your agent as a guide. Their inspector insights will prove invaluable.
Choosing Between Generalist and Specialist Inspectors
Home inspections can be conducted by generalist inspectors or specialists who focus on specific areas like:
HVAC – Heating and cooling systems
Electrical – Electrical systems
Plumbing – Water and drainage systems
Structural – Foundations or framing
Mold – Identifying and testing for mold
Pest – Checking for and treating infestations
There are benefits to each:
Generalists
- Examine entire home
- Offer comprehensive perspective
- Minimize service coordination
Specialists
- Greater expertise in their field
- Advanced testing capabilities
- Can have certifications generalists lack
Many homeowners opt to hire a generalist for an overall inspection but bring in specialists for supplemental inspections of areas they have particular concerns about. This paired approach provides broad and deep analysis.
Doing a Final Walk-Through Before Closing
Just before closing, buyers can conduct a final walk-through of the property. This offers an opportunity to:
- Confirm repairs requested were completed properly
- See first-hand that systems flagged work correctly after servicing
- Check for damage that may have occurred since the inspection
- Verify house was left clean without belongings left behind
- Ensure seller disclosures match the home’s current condition
- Make sure no major remodeling was done without your approval
- Test keys, codes and alarm instructions received for access
If using a real estate attorney, they likely will attend and document the final walk-through. Thoroughly tour the home yourself as well since catching any lingering issues or new damage ahead of closing is ideal.
Working With Home Inspectors During and After the Inspection
These tips create the best experience during the home inspection and ensure you get maximum value from the process:
Attend the Inspection – Join the inspector to see issues first-hand, ask questions, and speed decision making about repairs.
Take Notes – Jot down the main issues raised in each area to reference later and compare to the report.
Ask Questions – Speak up anytime you want clarification or are unsure about something pointed out.
Point Out Concerns – Mention any flaws you’ve noticed that the inspector hasn’t highlighted yet.
Review the Report – Read the full report carefully as soon as it arrives, keeping an eye out for any sections seeming vague.
Request Follow-Ups – Discuss any ambiguous points in the report with inspectors to gain clarity.
Prioritize Repairs – Decide which recommended repairs are non-negotiable must-haves versus lower priority wishes.
Being hands-on before, during and after the inspection gets you the details needed to protect your interests.
