Chicago Home Buyers, Don’t Skip the Inspection
A home inspection is one of the most important opportunities a buyer has to truly understand the home they are purchasing. It is not just about identifying problems or creating a list of repairs. A good inspection helps buyers distinguish between normal home maintenance, issues that can be addressed over time, and material defects that may affect the safety, value, or long-term condition of the property.
After helping buyers navigate inspections for many years (and working with the same trusted inspection team for more than 25 years), I have learned that the process is most valuable when buyers actively participate, ask questions, and keep the findings in perspective. No home is perfect, including new construction. The goal is to understand what you are buying and make a thoughtful, informed decision about how to proceed.
Frequently Asked Questions
Why is it so important for buyers to attend their home inspection?
I encourage all of my buyers, first timers or veterans, to attend their home inspection. My home inspection team of 25+ years spend time explaining any issues they identify, as well as showing buyers a variety of maintenance items they should be aware of to take good care of their new home.
What should buyers pay attention to during the inspection, and what should they ask the inspector?
Unless absolutely not possible (live out of state, cannot take time off work), I think it is crucial for a buyer to attend the home inspection. They should focus on any defects the inspector might call out to them and at the end of the inspection, at least with my inspector, they have the opportunity to learn about the house/condo, and specific details on repairs and maintenance. They will also get a detailed inspection report with Priority, Medium and Low Level items to address.
How should buyers decide which inspection findings are worth negotiating and which ones they should accept?
Every home, even new construction, will have issues. No home is perfect. It is important for the inspector, agent, and buyer to work together to identify material issues – structural problems, mold, water infiltration, foundation issues and understand that the minor items, that I call handyman fixes, are to be expected. If a home has a long list of minor fixes that can point to a poorly maintained home. Sometimes we look at the list from a cost perspective. If the repairs/fixes total under a certain dollar amount, and not material defects, we agree to accept the condition of the home.
When can inspection findings be serious enough for a buyer to walk away?
Both my go-to inspector and I have advised a number of buyers to walk away from a home. Generally, this happens when there is a long list of fixes with many of them material defects, and the cost to repair is not worth the investment based on the contract price, and/or the buyer does not have the bandwidth to take on such a project. Mold, foundation cracks, and major water infiltration are the top 3 issues.
How are home inspections being handled in today’s competitive Chicago market?
In Chicago and especially in the top hottest markets I am seeing buyers waive the inspection. In very rare occasions, this might be warranted, but 99% of the time buyers should have a home inspection. They might offer an inspection without the right to requests unless the defects total $XXX amount.
Experience You Can Rely On Throughout Your Home Purchase
Trying to navigate the home-buying process and wondering how to make the right decisions along the way? Let me be your guide. With 42 years of real estate experience, I can help you understand your options, anticipate potential challenges, and move forward with confidence. My experience is at your service.
