IL Licensing

My Illinois home inspectors license expires on 11/30/2026.

Illinois home inspection entity licenses expire on the same date.

The purpose of this inspection is to visually examine readily accessible systems and components of a building (inspection address on contract) in accordance with this Subpart (Illinois Home Inspector License Act), using normal operating controls and opening readily accessible access panels.

How to Read This Report

The report is in a format that allows you to get to specific information quickly. Your report will have defects, concerns, general information, and things you should look into further. When looking at the report you have many different ways the information can be organized. Here are some examples of ways you can look at the report:

• HTML format: The report comes up in an internet format called HTML. I (your inspector) have tried to prioritize the information for you. For example, in the report if you click on the words "Significantly Deficient" on the left side of your screen you will see only the items I have marked as significantly deficient. My prioritization is my best guess and you should read the full report to avoid missing important information. In the HTML format you can quickly jump around the report but information has been filtered out. You may also see comments in a summary that does not have any photos but does have photos if you look at the full report. Failure to read the full report may result in damages that could have been avoided.
• PDF format: From the HTML report, at the top you have an option to print the full report via PDF. You can view the full report in PDF format on your computer. You can also print the full report and read it on paper. If you want the full report, please make sure you are printing the full report and not a summary with limited information. Reading the full report is the best way to make sure you do not miss any important information. Please note, I make every effort to include information I think is relevant. If we discussed anything that did not get into the report or if any information is different than you expected please contact me as soon as possible. I may be able to direct you to the correct location on the report or make modifications to the report so it better meets your specific needs.
• Repair Request: This is a very useful tool that can be used for many purposes. You can select items from the report to make your own list. You can include photos or not include photos. You can add your own comments to the comments and photos in the report. This allows you to go through your report and make a custom list. This can be a specific list of issues or concerns you would like addressed. Because you can add your own notes you can specify how you would prefer the issues to be taken care of. For example, for some items you could request a qualified person to repair before closing and for other items you could ask for some form of compensation to allow you to conduct repairs after closing. Agents or attorneys could generate a repair request on the clients behalf as well. Just forward your report to your representative as needed and let them know about the repair request feature. Here is a video about it: https://www.youtube.com/watch?v=IpSxVo-fiqk&t=11s.

Chapters and Sections

This report is divided into chapters. Each chapter is broken into sections. You can navigate between chapters with the click of a button on the left side margin.

Sections have descriptive information and observations.

Observation Labels

Narrative observations are colored, numbered and labeled to help you find and refer to them. Observation colors and labels used in this report are:

• Significantly Deficient:
  "Significantly deficient" means that in my opinion the condition is unsafe, not functional, and or it is significantly different from normal standards of practice. For all issues that are significantly deficient I strongly recommend having qualified contractors specify steps and costs to remedy the conditions. Note, there are often multiple options that impact the intrusiveness, cost, and schedule for repairs.
• Repair:
  Repair is used to designate anything that the inspector thinks should be repaired, replaced, or mitigated in some way. In the inspectors opinion these concerns should be addressed. These may have safety and functionality impacts. Impacts may develop or worsen in the future. There are risks associated with items that need repair or maintenance. Items might be worse than they looked at time of inspection as things change and as more information becomes available. The person purchasing the property should decide what to ask the current owner for. Please note, your inspectors opinion of who should repair which items may be offered as a courtesy and should not be considered as part of the inspection or part of the purpose and scope of the inspection.
• Near End of Service Life:
  We can not predict the future or accurately predict when things will fail. I will mark items as being near the end of service life if, in my opinion, the device is likely to be near the end of it's service life. Factors impacting this educated guess include but are not limited to: The average for how long this type of equipment usually lasts. The current age (best guess). Apparent condition of equipment, conditions onsite, and state of maintenance. I recommend budgeting for all eventual replacements. For all home owners I recommend monitoring components regularly so you can replace items before they fail as appropriate.
• Monitor:
  Items marked this way should be watched or monitored regularly. The report will not be a complete list. All components should be monitored as feasible. Monitoring is recommended when your inspector is concerned that conditions may worsen or that repair or maintenance will be needed in the future. The inspection is a snapshot in time. This can distort or limit the inspection.
• Due Diligence:
  These are observations that may require further investigation. For example the inspection does not include identification of hazardous materials. I may point out a material or product that could be hazardous. To confirm if there is a hazard would require a specialist, samples taken, a lab, and permission from the current owner. All of those actions are outside of the scope of a standard inspection. Observations in this category are typically outside the scope of a standard inspection and should not be considered complete or material to the inspection. These observations should be considered unverified.
• Maintenance:
  These are items that should be considered part of normal or routine home ownership activities. Items such as servicing the furnace, cleaning the gutters, or changing filters. These items are not required to be reported as part of the standard inspection. There will be similar items that are not included, not noted, and not reported. Please read manuals and product documentation for all components of the home. Please follow all manufacturers recommendations and all local, county, and state rules. Observations in this category are typically outside the scope of a standard inspection and should not be considered complete or material to the inspection.
• Note:
  Refers to aside information and or any comments elaborating on descriptions of systems or limitations to the inspection. This can include general information This the information may not apply directly to the inspected property. This information is not directly part of the property inspection and should not be considered complete. Observations in this category are often outside the scope of a standard inspection and should not be considered complete or material to the inspection.
• Inspectors Notebook:
  These are notes and technical information that aid in the inspection process. I may leave such information in the report for reference purposes. These notes include technical information. These notes may have information from codes and other sources. Please note, this inspection is NOT a code inspection. It is NOT a compliance inspection. Please consult with the authority having jurisdiction for rules, laws, and local requirements. This report is the inspectors opinion and recommendations. Acting as a home inspector I do not represent the authority having jurisdiction. Acting as a home inspector I have no enforcement authority.

Icons Used In This Report

Safety Concern: Safety concerns are noted throughout the report with or without this icon. This icon is just a way for me to call your attention to specific items that have safety concerns. Many items will have safety concerns that do not get this icon added.

Possible Association Issue: When inspecting one unit of a multi-family property (condominiums and townhouses), I am not inspecting the outside or common areas as part of the inspection. I do not know for sure what issues are handled by an association and which are handled by owners. I can use this icon to point out things that may be the responsibility of an association. Common areas and areas that appear to be maintained by the association or their contractors are outside the scope of the inspection. I may report some association issues, this does not obligate me to report others. All comments marked this way should be considered incomplete.

Report Update: This icon indicates a change was made to the report after initial publishing. Changes can happen because of a mistake, more information has been uncovered, or as a result of an additional visit.

Repairs Noted: This icon may be used to call your attention to repairs. For all repairs it is best for the new owner to get all available information from the current owner, including contact information for the person who did the repair. It is wise to confirm the qualifications of the contractors that did the work. This is outside of the scope of the inspection but I do recommend that you follow up regarding all past repairs.

Suspect Repairs: Suspect repairs are repairs that do not appear to have been done following normal standards of practice. Repairs that are not done well are likely to cause issues in the future. For suspect repairs it is best to have these reviewed further by qualified contractors.

Pest Concern: Pest concerns are noted as a courtesy and are not part of the inspection. All pest concerns should be reviewed further by a qualified pest specialist. Any information provided regarding pest activity or pest damage should be considered incomplete.

Maintenance: Maintenance considerations are noted as a courtesy and are not included as part of the inspection. Maintenance should be anticipated as part of any property ownership. The inspection is not an attempt to capture or document maintenance considerations.

Monitor: Monitor is used to indicate that in my opinion (in the inspector's opinion) the condition or conditions should be monitored. Please note, any item that I am recommending to monitor may also need repair or may develop the need for repairs at a future time.

Due Diligence: Due diligence indicates something that the client should consider getting more information about. Actions you can pursue include asking the current owner, consulting with qualified specialists to review further, and getting documentation and permits. For any item I mark as due diligence I am indicating that the information I have provided is incomplete. For example, if I were to find some electrical issues and mark these as due diligence it indicates that I am concerned that once a qualified electrician starts repairs they may find additional issues I did not note in the report. This is normal and should be expected when any qualified contractor is brought in to review further, repair, or replace anything.

Note: Notes are meant to convey general information. Notes can be used for many different purposes. Conditions that are outside the scope of the inspection may be listed as notes. This does not mean these are not important considerations or that no issues were found. As an example, if something is suspected of being mold but has not been confirmed or if something is suspected to contain asbestos but has not been confirmed these items may get marked as deficiencies to call attention to them. However, I may mark these items just as notes or due diligence because the deficiency is only suspected and not confirmed. It is the clients responsibility to read the entire report and pursue all issues as needed in a timely fashion. I do not take any responsibility for prioritization. You must decide what issues are important for you and your family regardless of how I classify, organize, or prioritize.

🌲 Efficiency / IAQ: Efficiency and IAQ (Indoor Air Quality) indicates issues found that are likely to change seasonally. These issues impact fuel costs and also may cause condensation, water damaged, mold growth, or similar air quality issues.

Definitions And Limitations

Home Inspection: This definition is from the standard operating procedures as defined in the IL Home Inspector License Act. For all inspections I am following state laws. However, this does not prevent exclusions. Any item marked as not inspected has been removed from the scope of the inspection. When agreed upon with the client, entire systems can be removed from the inspection and common areas are excluded for any single unit inspections in a multi-family property.

"Home inspection" means the examination and evaluation of the exterior and interior components of residential real property, which includes the inspection of any 2 or more of the following components of residential real property in connection with or to facilitate the sale, lease, or other conveyance of, or the proposed sale, lease or other conveyance of, residential real property:

1. heating, ventilation, and air conditioning system;
2. plumbing system;
3. electrical system;
4. structural composition;
5. foundation;
6. roof;
7. masonry structure; or
8. any other residential real property component as established by rule.

Inspection does not include a code compliance inspection.

Throughout this report standard inspection, residential inspection, property inspection, residential property inspection, and similar terms are to be considered to have the same definition as home inspection (above).

Home Inspection Report: "Home inspection report" or "inspection report" means a written evaluation prepared and issued by a home inspector upon completion of a home inspection, which meets the standards of practice as established by the Department.

Limit Of Liability: The limit of liability regarding any questions, concerns, or issues of any kind arising from the usage of this report or reliance on any information provided as part of the inspection is limited to the fee paid for the inspection.

Client Or Customer: "Client" means a person who engages or seeks to engage the services of a home inspector for an inspection assignment.

Report Is Not Transferable: This report is not transferable. Other than the inspector, inspection company, and its representatives, only the specific party or parties listed as the customer / client can use this report for any reason.

Decorative Or Cosmetic: Ornamental; not required for the operation of the essential systems and components of a home. All decorative or cosmetic concerns are excluded from the inspection. Any comments about such items should be considered incomplete and provided only as a courtesy.

Dismantle: To take apart or remove any component, device or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal and routine home owner maintenance. This inspection is visual. There will be limited or no dismantling. If any item is dismantled that does not obligate the inspector to dismantle any other item.  

Further Evaluation: Examination and analysis by a qualified professional, tradesperson or service technician beyond that provided by the home inspection.

Household Appliances: Kitchen, laundry and similar appliances, whether installed or free-standing.

Inspect: To visually examine readily accessible systems and components of a building in accordance with this Subpart (Illinois Home Inspector License Act), using normal operating controls and opening readily accessible access panels.

Installed: Attached in such a manner that removal requires tools. Only items that are both readily accessible and installed are included in the inspection.

Normal Operating Controls: Devices such as, but not limited to, thermostats, switches or faucets intended to be operated by the homeowner. In general shutoff valves, overcurrent protection, and similar components are not operated during an inspection.

Readily Accessible: Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or any action that will likely involve risk to persons or property.

Readily Operable Access Panel: A panel provided for homeowner inspection and maintenance that is within normal reach, can be removed by one person, and is not sealed in place. *Note, the assessment regarding if any panel is readily operable is to be made at the sole discretion of the inspector at time of inspection.

Recreational Facilities: Spas, saunas, steam baths, swimming pools, and exercise, entertainment, athletic, playground or other similar equipment and associated accessories. Recreational facilities and accessories are not included in the inspection.

Report: To communicate in writing.

Representative Number: One component per room for multiple similar interior components, such as windows, doors and electric outlets, and one component on each side of the building for multiple similar exterior components.

Roof Drainage Systems: Components used to carry water off a roof and away from a building.

Significantly Deficient: Unsafe or not functioning.

Shut Down:

Shut Down: A state in which a system or component cannot be operated by normal controls.

Solid Fuel Burning Appliances: A hearth and fire chamber or similar prepared place in which a fire may be built and that is built in conjunction with a chimney; or a listed assembly of a fire chamber, its chimney and related factory-made parts designed for unit assembly without requiring field construction.

Structural Component: A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

System: A combination of interacting or interdependent components, assembled to carry out one or more functions.

Technically Exhaustive Inspection: An investigation that involves dismantling or the extensive use of advance techniques, measurements, instruments, testing, calculations or other means. This inspection is NOT technically exhaustive.

Under-Floor Crawl Space: The area within the confines of the foundation and between the ground and the underside of the floor. Under-Floor spaces are included in the inspection only when readily accessible.

Unsafe: A condition in a system or component that poses a significant risk of personal injury or property damage during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards.

Wiring Methods: Wiring Methods: Includes identification of electrical conductors or wires such as, but not limited to, non-metallic sheathed cable (Romex), armored cable (BX) or knob and tube.

Purchasing property involves risk: The purpose of a home inspection is to provide a professional opinion of the condition of a property at a moment in time. The inspection and any resulting report do not mitigate any risk. The report must be read and understood by the client and the client must take further actions in order to benefit from the inspection. Neither an inspection nor a report can substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.

A home inspection is visual and not destructive: The descriptions and observations in this report are based on a visual inspection of the structure. I inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring and without moving furniture, personal items, or interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection. Our procedures involve non-invasive investigation and non-destructive testing which limits the inspection.

This is not an inspection for code compliance: This inspection and report are not intended for code compliance. All houses fall out of code compliance shortly after they are built, as the codes continually change. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. Only the authority having jurisdiction (typically the town) can dictate what is required. As a home inspection everything I say and report should be considered my opinion or my recommendation. I can not require anyone to comply with any specific building code or building standard.

This is just my opinion: Construction techniques and standards vary. Information in this report are my opinions. Other inspectors and qualified contractors are likely to have differing opinions. You are welcome and encouraged to seek opinions from other professionals.