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Thinking about selling your home in Arlington Heights, Buffalo Grove, or another NW Chicago suburb? One major step in the process is the home inspection—a crucial part of closing the deal.
A home inspection can make or break a sale, so knowing what to expect and how to prepare can help you avoid delays, last-minute negotiations, or even losing a buyer. In this guide, I’ll walk you through the process, common inspection issues in our area, and simple steps to get your home inspection-ready!
What Is a Home Inspection and Why Does It Matter?
Once you accept an offer, the buyer will schedule a professional home inspection—usually within a week of signing the contract. The inspector’s job is to check the home’s major systems and look for any potential issues.
🔍 What does a home inspector check?
✔️ Roof & gutters
✔️ Heating & cooling systems (HVAC)
✔️ Plumbing & water heater
✔️ Electrical panel & outlets
✔️ Basement & foundation
✔️ Attic & insulation
✔️ Windows, doors, & exterior
The inspector then provides a detailed report to the buyer. If the report reveals serious problems, the buyer might request repairs or a credit—or, in rare cases, walk away from the deal.
That’s why it’s important to get ahead of common inspection issues before your home even goes on the market!
Common Home Inspection Issues in NW Suburban Chicago Homes
If you’re selling in Arlington Heights, Buffalo Grove, Palatine, or the surrounding suburbs, here are the most common things inspectors find:
🏠 Roof Wear & Tear
Harsh Chicago winters take a toll on roofs. Missing shingles, minor leaks, or clogged gutters can raise concerns.
❄️ HVAC System Issues
Buyers love a well-maintained furnace and air conditioner. Dirty filters, old systems, or missing service records might get flagged.
🚰 Plumbing Concerns
Slow drains, leaky faucets, or older pipes are common. Inspectors also check sump pumps (which are crucial in our storm-prone Midwest climate).
⚡ Electrical Panel & Wiring
Outdated fuse boxes, double-tapped breakers, or aluminum wiring can be red flags.
🏚️ Basement Moisture or Foundation Cracks
Even small signs of water intrusion in basements can make buyers nervous. Inspectors look for cracks, leaks, and signs of past water damage.
🔹 The good news? Many of these issues are minor and can be easily fixed before the inspection!
How to Prepare for a Home Inspection (Step-by-Step Guide)
Want to avoid delays and keep your sale on track? Here are the best ways to prepare before your home inspection:
✅ 1. Fix Small Issues Ahead of Time
Before the inspector arrives, do a quick check of your home and fix small problems like:
✔️ Loose doorknobs or cabinet handles
✔️ Leaky faucets & running toilets
✔️ Burnt-out light bulbs
✔️ Gaps in caulking (around sinks, tubs, & windows)
✔️ Stuck windows or doors that don’t close properly
🔧 2. Check Major Systems
- Change the furnace filter (easy & helps show maintenance).
- Clean gutters & downspouts to prevent drainage issues.
- Test smoke & carbon monoxide detectors (Illinois law requires these to be in working order!).
- Run all appliances (dishwasher, oven, washer, dryer) to make sure they’re functioning properly.
🚪 3. Make Sure the Inspector Has Access
Inspectors need to check every part of your home, so make sure they can get to:
✔️ Attic & crawl spaces
✔️ Electrical panel
✔️ Water heater & HVAC system
✔️ Sump pump (if you have one)
🔹 Pro tip: Move furniture, boxes, or stored items that block access to these areas.
📑 4. Gather Home Maintenance Records
If you’ve had recent repairs or upgrades (roof, HVAC, water heater, foundation work), gather receipts and warranties to show buyers.
🚗 5. Plan to Be Away During the Inspection
Inspections take 2-3 hours, and buyers usually come along. It’s best for sellers to leave the house so the buyers can ask questions freely. Take pets with you or make arrangements to have them secured.
What Happens After the Inspection?
After the inspection, the buyer receives the full report. Then, a few things can happen:
✅ Everything looks good – The buyer moves forward without requesting repairs.
🔄 They request repairs or a credit – This is the most common outcome. Expect some negotiation.
🚫 They walk away – Rare, but possible if major issues arise.
If a buyer requests fixes, you have options:
🔹 Make the repairs before closing.
🔹 Offer a credit so the buyer can handle repairs themselves.
🔹 Negotiate which fixes are necessary.
Remember: No home is perfect! The key is to stay calm and work toward a fair solution.
Need a Trusted Home Inspector? Let’s Chat!
If you’re selling a home in Arlington Heights, Buffalo Grove, Palatine, or the NW suburbs, I can connect you with reliable, local home inspectors who know our area well.
Thinking about getting a pre-listing inspection to avoid surprises? Need advice on how to handle repairs after a buyer’s inspection? I can help!
📞 Call me at 630-267-1808
📧 Email me at [email protected]
Let’s make your home sale as smooth and stress-free as possible!
Final Thoughts
A home inspection doesn’t have to be stressful! With a little prep, you can avoid last-minute headaches and keep your home sale on track.
Have questions about selling your home in the NW suburbs? Let’s talk—I’d love to help!
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