Illinois Home Inspections: What You Need to Know vs. State Standards

Illinois inspection standards establish a minimum scope, but buyers may need a broader understanding of the property. Explore the difference and learn which questions to ask when comparing inspection services.

Hiring a home inspector can feel straightforward. You hire a licensed professional, they inspect the house, and you receive a report telling you what you need to know.

Illinois establishes minimum standards that licensed home inspectors must follow. Those standards are important, but they are exactly that: minimum standards. The Illinois Administrative Code itself describes them as a “minimum and uniform standard” for home inspections.

For homebuyers and real estate professionals, understanding the difference between the state requirements and a more comprehensive inspection can help set appropriate expectations and determine whether additional inspection services make sense for a particular property.

You can review the complete Illinois Home Inspector Standards of Practice directly through the Illinois General Assembly.

What Does Illinois Require From a Home Inspector?

Illinois regulates home inspectors through the Illinois Department of Financial and Professional Regulation (IDFPR) and the state’s Home Inspector License Act.

The state’s requirements cover much more than simply possessing a license.

Home Inspectors Must Be Licensed

It is unlawful in Illinois to perform or advertise home inspection services without the required home inspector license. Consumers can learn more about licensing and verify inspectors through the Illinois Department of Financial and Professional Regulation.

Licensing establishes a baseline of education, testing and professional requirements. It does not, however, mean that every licensed inspector performs an inspection with exactly the same level of detail.

A Written Pre-Inspection Agreement Is Required

Before the inspection begins, Illinois requires an executed written agreement between the inspector and the client.

Among other things, the agreement must identify the purpose and date of the inspection, the inspector and applicable license information, the fee, the systems and components being inspected, and any limitations or exclusions.

That last piece matters.

Illinois home inspections are not technically exhaustive examinations of a property. The scope depends in part on the components included in the inspection agreement and whether those components are visible, accessible and safe to inspect.

The Inspection Is Primarily Visual and Non-Destructive

Under the Illinois Standards of Practice, an inspector generally examines readily accessible systems and components using normal operating controls and readily accessible panels.

Depending on the scope of the inspection agreement, those systems can include the:

Structural system and foundation, exterior, roof, plumbing, electrical system, heating and cooling systems, interior components, insulation and ventilation, fireplaces and solid-fuel-burning appliances, and household appliances included with the property.

The standards contain detailed requirements for how these areas are evaluated. For example, the electrical inspection includes the service equipment, panels, conductors and a representative number of receptacles, switches and fixtures. Plumbing includes visible supply and drainage systems, water-heating equipment, fixtures and sump systems. Interior requirements include walls, ceilings, floors, windows, doors, installed cabinets and household appliances included with the property.

But the inspection remains visual and non-destructive.

Inspectors are generally not required to dismantle equipment, move personal belongings or appliances, perform destructive testing, or enter areas that are unsafe or not readily accessible. There is a practical reason for those limitations: the inspection is taking place in someone else’s property, typically before the buyer owns the home. Moving a refrigerator, for example, could scratch a hardwood floor, damage a water line or cause other unintended damage. A home inspection is therefore designed to evaluate the property as thoroughly as reasonably possible without altering or risking damage to the home.

That distinction is one of the most important things buyers should understand about professional residential home inspections.

Illinois Also Has Specific Requirements for the Inspection Report

A home inspection does not end when the inspector leaves the property.

Illinois requires a written home inspection report to be provided to the client within two business days following the completed inspection.

The report must contain certain information, including the inspectors who participated, the inspection start time and weather conditions, descriptions of the systems and components inspected, and identification of significant deficiencies observed by the inspector.

If something designated for inspection could not be inspected, the report must also explain why.

At Dunsing Inspections, our standard residential inspection includes more than 400 inspection points, and clients receive an electronic report following the inspection. We also encourage buyers to attend whenever possible so the inspector can explain important findings and answer questions while everyone is still at the property.

You can learn more about what is involved in a Dunsing residential inspection.

Limitations of a Standard Illinois Home Inspection

This is where expectations can get fuzzy.

A standard home inspection can provide an enormous amount of useful information, but it is not designed to discover every possible issue within a property.

Illinois specifically recognizes that a home inspection is not required to be a “technically exhaustive inspection.” The standards do not require extensive dismantling, advanced testing, engineering analysis or invasive investigation of concealed areas.

A home inspector also generally cannot see what is behind finished walls, beneath flooring, underground or inside equipment that would need to be dismantled.

That is why additional inspection services can sometimes be valuable.

Additional Inspection Services Buyers Should Consider

Not every house needs every specialty inspection. The property’s age, construction, location, features and visible conditions should help determine which services make sense.

Dunsing offers several additional inspection services that can complement a standard home inspection.

Radon Testing

Radon cannot be detected visually during a home inspection. It is a naturally occurring radioactive gas that can enter buildings from the ground, and testing is the only way to determine the radon concentration in a home.

Illinois requires certain radon disclosures during residential real estate transactions, but the state does not generally require that every home be tested as part of a sale.

The U.S. Environmental Protection Agency recommends that buyers know the radon level of a home they are considering purchasing and recommends testing when reliable results are not already available.

Learn more about Dunsing radon testing or review the EPA’s radon information for homeowners and buyers.

Sewer Camera Inspection

The visible plumbing inside a house is part of a home inspection, but the underground sewer line running from the home is another matter.

A sewer camera inspection allows a technician to send a camera through an accessible cleanout and examine the interior of the sewer line for conditions such as root intrusion, cracks, blockages, damaged piping or other problems.

Because much of the sewer system is underground and invisible during a normal inspection, this can be particularly useful when evaluating older properties or homes surrounded by mature trees.

Thermal Imaging

Some conditions produce temperature differences before they produce obvious visual evidence.

Thermal imaging uses an infrared camera to identify temperature variations that may help an inspector investigate suspected moisture intrusion, missing insulation, electrical hot spots and other conditions.

Thermal imaging does not allow an inspector to literally see through walls, and it should not be presented that way. It is another diagnostic tool that can provide information that the naked eye alone cannot.

Chimney Scanning

Illinois home inspection standards include a visual inspection of accessible fireplace and chimney components when those systems are within the inspection scope.

A chimney scan goes further by using a camera to examine accessible portions of the interior flue liner for conditions such as cracks, deterioration or blockages that may not be visible from the fireplace opening.

The National Fire Protection Association also recommends regular inspection and maintenance of chimneys and heating equipment.

Mold Inspection and Testing

A standard home inspection looks for visible indications of water intrusion, moisture and other conditions that may contribute to mold growth. But inspectors cannot determine what is happening inside every concealed wall or finished area.

When visible conditions, odors, past water intrusion or other concerns suggest a potential problem, a dedicated mold inspection may be appropriate.

The U.S. Environmental Protection Agency emphasizes that moisture control is fundamental to controlling mold growth in buildings. You can learn more through the EPA’s guide to mold, moisture and your home.

Drone Inspection

Some roofs simply cannot be safely walked.

Steep slopes, wet or icy surfaces, fragile roofing materials and difficult access can prevent an inspector from physically reaching portions of a roof. Illinois standards recognize that inspectors are not required to enter areas that present an unreasonable safety risk.

When conditions permit, drone inspections can provide high-resolution images of roofs, chimneys and elevated exterior areas that may otherwise have limited visibility.

Minimum Standards Are the Starting Point, Not the Definition of a Great Inspection

Illinois’ Standards of Practice provide important consumer protections and establish what licensed inspectors are expected to do.

But compliance with a minimum standard does not make every home inspection identical.

Experience matters. The amount of time spent at the property matters. Communication matters. The inspector’s ability to recognize patterns and understand how different building systems interact matters.

Technology can matter too, particularly when the property presents conditions that justify tools or specialty services beyond a conventional visual inspection.

At Dunsing Inspections, we have been inspecting homes and buildings throughout Chicagoland since 1980. Our goal is not to create the longest possible list of minor defects. It is to help buyers understand the property, identify significant concerns and make a more informed decision about one of the largest purchases they will ever make.

What Should Buyers Ask When Choosing a Home Inspector?

Price is worth considering, but it should not be the only question.

Ask what the standard inspection includes. Ask how long the inspector typically spends at a property. Ask whether you can attend. Ask when you will receive the report. Ask what additional inspection services are available and whether any are appropriate for the particular home you are purchasing.

And confirm that the inspector is properly licensed in Illinois.

A home inspection will never eliminate every unknown associated with purchasing a house. No visual, non-destructive inspection can do that.

A good inspection should substantially reduce those unknowns and give you a much clearer understanding of the property you are about to own.

Frequently Asked Questions About Illinois Home Inspections

What does a home inspector check in Illinois?

Depending on the scope established in the inspection agreement, Illinois standards address structural components and foundations, exteriors, roofs, plumbing, electrical systems, heating and cooling equipment, interiors, insulation and ventilation, fireplaces, chimneys and household appliances included with the property. Inspectors generally evaluate readily visible and accessible components using normal operating controls.

How quickly must an Illinois home inspector provide the report?

Illinois requires the written home inspection report to be delivered within two business days after the completed inspection.

Is radon testing included in an Illinois home inspection?

Radon testing is not automatically part of the standard home inspection. Illinois has radon disclosure requirements for residential real estate transactions, but state law generally does not require every property to be tested. The EPA recommends that buyers know the radon level of a home they are considering purchasing.

Is a sewer scope included in a standard home inspection?

Typically, no. A standard inspection evaluates readily accessible plumbing components, while a sewer scope requires specialized camera equipment to examine the inside of the property’s sewer line.

Can a home inspection find every problem with a house?

No. Home inspections are visual and non-destructive. Concealed conditions, inaccessible areas and defects that do not display observable evidence at the time of the inspection may not be discoverable. Specialty inspections and testing can provide additional information when appropriate.

Schedule a Home Inspection

Buying a home in Chicago, the North Shore or the surrounding Chicagoland area?

Learn more about Dunsing’s residential home inspection services and the additional inspection options available for your property, or contact Dunsing Inspections to schedule an inspection.