The Inspections That Matter - and the One You Should Never Skip

I was at an inspection this week with a first-time buyer, and the inspector said something I haven't been able to stop thinking about.

He was a former teacher, naturally informative and enthusiastic, and he and my client hit it off immediately. The inspection ran a little longer than usual, and honestly? It was worth every extra minute. My client walked away not just understanding the house, but understanding how to own a home. That kind of inspection is rare, and it was a gift.

But here's what's stuck with me. At some point, the topic of add-on inspections came up and this inspector, who clearly loves what he does, got serious for a moment and said:

"If you're going to skip anything, skip the general inspection. Skip the radon. But do not skip the sewer scope."

He wasn't being dramatic. He was being honest. And I've been a part of enough transactions to tell you he's right.

So let's talk about inspections — what they are, which ones matter, and what you should actually be ordering before you close on a home in the Chicago area.

First, what "the inspection" actually means

Most buyers (and even some sellers) think "the inspection" is one single thing. It's not. The general home inspection is the starting point. It's a top-to-bottom visual assessment of the home's condition by a licensed inspector. It's essential, and you should absolutely do it. But it doesn't cover everything. Certain systems, certain risks, and certain Chicago-specific concerns require separate, specialized inspections. That's where most people leave money and peace of mind on the table.

The ones I consider non-negotiable

General home inspection. This is the foundation. Your inspector walks the entire property and documents the condition of the roof, structure, electrical, plumbing, HVAC, and more. Everything else on this list branches from here.

Radon test. Radon is a naturally occurring radioactive gas and the second-leading cause of lung cancer in the US. You can't see, smell, or taste it — the only way to know is to test. In Illinois, radon testing for real estate transactions is governed by IEMA and requires a licensed professional to place monitors for a minimum of 48 hours under closed-house conditions: windows shut, doors closed except for normal entry and exit, beginning 12 hours before the test even starts. Plan for it, and do not skip it.

Sewer scope. More on this in a moment. But if you take one thing from this post: get the sewer scope. This one can uncover five-figure problems hiding underground where no one can see them — and it applies no matter where you're buying.

The sewer scope: your underground insurance policy

The sewer scope matters everywhere — city, suburbs, doesn't matter. The line running underground from the house to the main is invisible, and problems there don't announce themselves. They wait.

In Chicago specifically, much of the city's housing stock was built with clay tile sewer lines that have been in the ground for 60, 70, 80 or more years. Clay tile is brittle. Over time, tree roots find their way in through the joints, sections can collapse, and the line can shift. None of that shows up in a general inspection because no one can see underground.

In the suburbs, the pipes may be newer or a different material, but the risks don't disappear. Root intrusion, ground settling, and age-related deterioration can affect any sewer line regardless of where the home is.

And here's something most people don't realize: the problem doesn't have to be on your side of the property line to affect you. I had a client in the city whose sewer scope revealed a collapsed pipe — on the city's side of the line. We had to file an order with the city immediately to get it addressed. Without that scope, no one would have ever known. Not the seller, not the buyer, not anyone. Until it became a very expensive emergency.

A sewer scope inspection runs a small camera through the sewer lateral, which is the line connecting the house to the city main, and shows exactly what's down there. It typically costs a few hundred dollars. The repairs, if something is found, can run anywhere from a few thousand to well over ten thousand depending on the severity and location of the problem.

That's not a risk worth taking. Get the sewer scope.

Situational inspections worth knowing about

Chimney inspection. Any home with a fireplace or an older furnace flue needs this. Buyers routinely underestimate how expensive chimney issues can be. A Level 2 chimney inspection, which is the standard for a real estate transaction, looks at the interior liner, structure, and clearances.

Lead paint inspection. Any home built before 1978 may have lead paint present. This is especially important if you have children in the home or plan to do any renovation work.

Asbestos inspection. Common in older homes and often triggered when the general inspector flags certain materials like pipe insulation, floor tiles, or textured ceilings. Critical if you're planning any kind of remodel.

Mold inspection. Usually ordered when the general inspector notes moisture intrusion, water staining, or musty odors. Not always necessary, but worth knowing about when the flag is there.

Well and septic inspection. For homes on a private well or septic system, this is a must — and a sewer scope still applies on top of it. These are separate systems that require separate evaluations, and both matter.

A note for sellers

If you're getting ready to list your home, this post applies to you too. Understanding what buyers are likely to order and what inspectors are likely to find is part of preparing well. A sewer scope issue discovered during a buyer's inspection can crater a deal or turn into a messy negotiation. A sewer scope issue you already know about? That's something you can address, price for, or disclose proactively. Knowledge is leverage, no matter which side of the table you're sitting on.

The bottom line

A home inspection is one of the few places in a real estate transaction where spending a little more upfront genuinely protects you from spending a lot more later. Don't cut corners here. Work with an inspector who communicates well, order the specialized inspections that apply to your home, and don't let anyone talk you out of the sewer scope.

And if your inspector happens to be a former teacher who turns the whole day into a homeownership crash course? Let him. It's worth it.

Questions about buying or selling in Chicago or the north suburbs? I'm always happy to talk through what you should expect.