Buying in Glen Ellyn and wondering what really happens during a home inspection? You are not alone. This step can feel intimidating, especially with older housing, variable weather, and tight timelines. In this guide, you will learn what a standard inspection covers in Illinois, common findings in Glen Ellyn, typical costs and timelines, and how to use results to negotiate with confidence. Let’s dive in.
What a standard inspection covers
Visual, non-invasive scope
A standard home inspection is a visual evaluation of readily accessible areas. Your inspector focuses on major systems and safety items without opening walls or doing destructive testing. Expect the report to address:
- Structural components: foundation, framing, floors, walls, and ceilings.
- Exterior: siding or brick, grading and drainage, doors, decks and porches.
- Roof: shingles, flashings, gutters, and downspouts (visual from ladder or ground).
- Attic: insulation levels and ventilation.
- Garage and attached structures.
- Plumbing: visible supply and drain lines, fixtures, and water heater.
- Electrical: service entrance, main panel, visible branch circuits, and a sampling of outlets.
- Heating and cooling: operation and visible condition of furnaces, boilers, and AC units.
- Built-in appliances, fireplaces, and chimneys (visual only).
- Interior: doors and windows, stair safety, and visible signs of moisture or pests.
What is not included
Your inspector does not perform invasive testing or specialty lab work during a standard visit. Items commonly excluded include radon testing, sewer camera scoping, termite or wood-destroying organism inspections, mold testing, lead-based paint and asbestos sampling, and formal engineering analysis. You can add many of these as separate services. Lenders may require certain safety or habitability repairs for financing, which is separate from what an inspector reports.
Credentials and local experience
Home inspection is a private contractual service in Illinois. Hire an inspector who follows ASHI or InterNACHI Standards of Practice, carries errors and omissions insurance, and has experience with DuPage County housing. Regulations can change, so confirm any current local requirements with the Village of Glen Ellyn or DuPage County.
Common Glen Ellyn findings
Roofs and chimneys
Many Glen Ellyn homes have asphalt shingle roofs approaching a 20 to 30 year lifespan. Inspectors often note age-related wear, missing shingles, and worn flashings. Older brick chimneys can show mortar deterioration or flashing issues that call for repair.
Basements, foundations, and water
Hairline foundation cracks and signs of past or active seepage are common in older poured or block foundations. You may see efflorescence or staining that points to water intrusion. Inspectors focus on grading, downspout extensions, sump pump condition, and whether a battery backup is present. Freeze-thaw cycles and seasonal groundwater shifts can amplify small issues.
Radon potential
Much of Illinois has moderate to elevated radon potential. Areas of DuPage County often test above the EPA action level of 4.0 pCi/L. Radon testing is commonly recommended in Glen Ellyn using a 48 to 96 hour continuous monitor.
HVAC and venting
You will find a mix of forced-air furnaces, gas boilers, and older systems. Inspectors note equipment age, service history when available, and safety or venting clearances. Older units near end of life often become negotiation items.
Electrical and plumbing
In vintage homes, inspectors may find outdated panels, knob-and-tube wiring, or aluminum branch circuits. Two-prong ungrounded outlets and missing GFCI protection in kitchens and baths are common. On the plumbing side, galvanized steel supply and cast-iron drains can show corrosion or restricted flow. Water heater age and temperature/pressure relief valve issues often appear in reports.
Insulation, ventilation, and ice dams
Attic insulation in older homes may be undersized or missing in areas. Ventilation shortfalls raise the risk of ice dams and attic moisture in winter. Inspectors flag attic bypasses and ventilation fixes that improve performance.
Sewer lines and landscaping
Older neighborhoods may have clay sewer laterals. If there are mature trees or slow drains, a sewer scope is often recommended to check for root intrusion or cracks. This is an add-on service outside a standard inspection.
Lead and asbestos in older homes
Homes built before 1978 may contain lead-based paint, and some older materials can include asbestos, such as pipe wrap or certain floor tiles. These are not part of a standard inspection. Consider specialized testing if the home predates those eras.
Timeline: from contract to report
Typical contingency window
Your offer usually includes an inspection contingency of about 7 to 10 days. In competitive conditions, buyers sometimes shorten this window, so confirm the exact deadline in your contract.
Scheduling and site time
Schedule immediately after acceptance. Inspector availability in the western suburbs typically ranges from same day to several days out. Expect a standard single-family home inspection to take about 2 to 3 hours, with larger or older properties taking longer.
Add-on test timing
- Radon testing: 48 to 96 hours with a continuous monitor.
- Sewer scope: same day or next day, typically via an accessible cleanout.
- Termite or WDO: reports often within 24 to 48 hours.
- Specialty lab testing (mold, asbestos, lead): timing varies by lab.
Report delivery and next steps
Most inspectors deliver a written report with photos within 24 to 72 hours. Review it carefully, ask questions, and obtain contractor estimates for any major concerns. You will then submit a repair request, credit request, acceptance, or termination within the contingency deadline.
What it costs in DuPage County
Standard pricing ranges
- General home inspection: about 300 to 700 dollars for a typical single-family home. Price depends on square footage, age, and systems.
- Radon test: about 125 to 250 dollars.
- Sewer scope: about 150 to 400 dollars.
- Termite or WDO inspection: about 75 to 200 dollars.
- Mold testing: about 200 to 600 dollars based on samples.
- Chimney inspection: about 100 to 300 dollars.
- HVAC or boiler specialty inspection: about 100 to 250 dollars.
- Lead paint or asbestos sampling: about 100 to 400 dollars per sample.
Contractor estimates for repairs can involve service fees, often 75 to 200 dollars per call. Many contractors offer free proposals. Always obtain firm quotes from local Glen Ellyn providers before you negotiate.
Using results to negotiate
Common responses
After reviewing your report and estimates, you can request seller repairs, ask for a credit or price reduction, set up an escrow holdback for work after closing, proceed as-is, or cancel per your contingency. Your agent will help you prioritize items and craft a clear request.
What to prioritize
Focus on safety and lender-required items first, like active gas leaks, major structural issues, or missing egress. For large-ticket items such as full roof replacements or significant foundation work, buyers often pursue credits tied to written estimates. Cosmetic items or minor maintenance are usually better handled after closing by the buyer.
What sellers often accept
Sellers more commonly agree to HVAC servicing, water heater replacement if failing, visible safety corrections, small structural fixes, and preventative items like gutter cleaning. Expensive replacements or upgrades are frequently negotiated as credits rather than completed repairs. Use specific contractor quotes to support your requests.
How to prepare and what to bring
- Confirm your contingency deadline and schedule right away.
- Hire a locally experienced inspector who follows ASHI or InterNACHI standards and carries E&O insurance.
- Decide on add-ons like radon, sewer scope, and WDO before inspection day.
- Ensure utilities are on and areas like the attic and garage are accessible.
- Plan to attend the inspection if possible. Bring a notepad and take photos.
- Ask the inspector to show you main shutoffs, the electrical panel, HVAC operation, and routine maintenance items.
- Read the report carefully and follow up with questions.
- Line up contractors quickly for estimates on any major issues.
Seasonal and practical tips
Winter constraints
Heavy snow or ice can limit roof and exterior evaluations. Inspectors still document what is safely visible and may recommend follow-up once conditions improve. Radon testing works well in winter, but follow closed-house protocols for valid results.
Scheduling strategy
During busy market periods, give yourself an extra day or two to secure preferred inspectors and add-on services. Fast action keeps you inside your contingency window and strengthens your negotiating position.
Quick reference checklist
- Hire the inspector: verify credentials, sample reports, local experience, and insurance.
- Schedule immediately after contract acceptance.
- Add radon and sewer scope for older homes or when conditions warrant.
- Attend the inspection and ask questions.
- Review the report within 24 to 72 hours and prioritize safety items.
- Get written contractor estimates for significant issues.
- Submit clear, itemized repair or credit requests before the deadline.
- Confirm any lender-required repairs that affect loan approval.
Final thoughts
A thorough, local-minded inspection helps you see the full picture before you commit. By understanding what a standard inspection covers, the common Glen Ellyn issues to watch for, and how to negotiate based on facts, you can protect your investment and move forward with confidence. If you want seasoned guidance from offer to close, connect with Natalie Weber for local expertise and calm, data-driven negotiation.
FAQs
Is a home inspection required in Illinois for buyers?
- No. A home inspection is optional but strongly recommended. Lenders may require certain repairs for financing if issues are identified.
What does a standard Glen Ellyn inspection include?
- Inspectors perform a visual, non-invasive review of accessible major systems: structure, roof, exterior, attic, plumbing, electrical, HVAC, interiors, and built-ins.
Should I test for radon in DuPage County homes?
- Yes. Radon levels in parts of DuPage County commonly exceed the EPA action level. A 48 to 96 hour continuous test is a common add-on.
How long do inspections and reports take in Glen Ellyn?
- Most inspections take 2 to 3 hours for a standard single-family home. Written reports with photos typically arrive within 24 to 72 hours.
How much does a Glen Ellyn home inspection cost?
- Expect about 300 to 700 dollars for a standard inspection, plus common add-ons like radon (125 to 250) and sewer scope (150 to 400), depending on size and age.
What if my inspection finds a major issue?
- You can request seller repairs, ask for a credit or price reduction, negotiate escrow for post-close work, or cancel per your contingency.
How do I choose a qualified local inspector?
- Look for ASHI or InterNACHI standards, errors and omissions insurance, strong sample reports, references, and Glen Ellyn or DuPage County experience.
