Home & Commercial Property Inspections Across Chicago’s Northwest Suburbs

Creeks, Rivers and Regional Stormwater Systems Shape Property Conditions

Drainage Conditions Can Change Considerably Across Arlington Heights, Des Plaines, Palatine and Neighboring Communities

Much of the Northwest Suburbs sits within several major watershed systems rather than one uniform drainage area. MWRD identifies the Upper Salt Creek watershed as a system that includes the Arlington Heights, West Branch and Salt Creek subwatersheds.

Nearby communities also fall within the Lower Des Plaines River watershed , which includes tributaries and drainage corridors extending through the Northwest Suburbs. Regional reservoirs, channels and other stormwater infrastructure also help manage water throughout this part of Chicagoland.

For an inspection, that regional context matters because drainage conditions can vary significantly from one neighborhood or lot to the next. We evaluate visible grading, downspout discharge, sump equipment, foundation conditions, evidence of previous moisture, retaining conditions and other accessible features that can help explain how water is moving around a property.

Homes near creeks, low-lying areas or major drainage corridors may have very different site conditions from properties only a few miles away. Buyers can also review MWRD’s watershed and stormwater resources for additional information about the larger drainage system surrounding a property.

Much of the Northwest Suburbs Was Built During a Remarkable Period of Expansion

Large-Scale Residential Development Created Neighborhoods That Are Now Reaching a New Stage of Building Life

The postwar expansion of communities such as Mount Prospect, Arlington Heights and Schaumburg transformed much of the Northwest Suburbs from farmland and smaller settlements into established residential neighborhoods.

That growth created large numbers of ranches, split-levels, Cape Cods and other mid-century homes that are now several decades old. Many have been remodeled repeatedly, while portions of the original structure and building systems remain.

During an inspection, we may encounter original foundations, framing, electrical components, plumbing and insulation alongside replacement roofing, newer HVAC equipment, remodeled kitchens and baths, finished basements and additions completed much later.

Those different generations of construction can matter. We evaluate visible conditions where newer work meets original construction and where renovations may conceal or limit access to older components. The Village of Mount Prospect’s history and Village of Schaumburg’s development history provide useful context for how dramatically this part of the region expanded during the postwar era.

Generations of a Postwar Home We Evaluate

Older Northwest Suburban homes may combine original construction with newer: