Home Inspections 101

You found the house. The kitchen is right, the light is right, and the neighborhood checks every box. Then your agent brings up the home inspection contingency, and suddenly there's pressure to decide how much protection you're willing to give up to win the deal. Here's the straight talk: in 2026, you don't have to make that trade nearly as often as buyers did a few years ago — and in Chicago and Naperville specifically, this is one step that is worth protecting.

Why the Inspection Contingency Still Matters in 2026

Nationally, inspection waivers have dropped sharply. Only 17% of buyers waived their inspection contingency on a winning offer in May 2026, down from 25% a year earlier, according to NAR's Realtors Confidence Index. Inventory has grown, bidding wars have cooled in most markets, and buyers simply don't feel as forced to skip due diligence to win a house. But here's what hasn't changed: the American Society of Home Inspectors puts the number of homes with at least one significant defect at 90%. Waiving the inspection doesn't mean the problems disappear — it just means you find out about them after closing, when they're entirely your bill to pay.

Chicago & Naperville: Why Local Housing Stock Changes the Math

This is where your market context matters more than a national headline. Chicago's housing stock skews old — bungalows from the 1920s and 1940s, two-flats in Logan Square and Humboldt Park, gray stones in Lincoln Park — and that history shows up in inspection reports. The most common findings I see discussed by local inspectors:

● Foundation & masonry — Freeze-thaw cycles crack tuckpointing and stress masonry foundations year after year, especially in Northwest Side bungalows.

● Electrical — Some vintage two-flats still carry partial knob-and-tube wiring or double-tapped breakers from unpermitted DIY panel work.

● Plumbing — Pre-1970 homes often still run galvanized supply lines that corrode from the inside out.

● Ice dam damage — Escaping attic heat melts roof snow that refreezes at the eaves, damaging sheathing and ceilings — and it's invisible in summer.

If you're buying a newer build in Naperville or the South Suburbs, the systems are younger, but that doesn't mean you skip the inspection — it means the inspector is checking different things (grading, radon, newer-construction workmanship) instead of century-old wiring.

What a Standard Inspection Does NOT Cover

This is the part buyers are most often surprised by after closing. A standard home inspection is a visual, non-invasive review — it does not automatically include everything that could affect your investment. In Chicago especially, ask about adding:

● Sewer scope — Standard inspections miss issues in an estimated 51% of sewer lines, and Chicago's aging clay and cast-iron lines are a real risk in pre-1980 homes.

● Radon testing — Roughly 19% of homes test with elevated radon levels, and Illinois basements are common culprits.

● Mold assessment — Especially relevant after a wet basement or any visible water staining.

● Pest / WDO inspection — Termites and other wood-destroying organisms aren't part of a general inspection scope.

Should You Ever Waive It?

I'm not going to tell you it's never on the table — that's not straight talk, that's fear-based advice. There are narrow situations where a waiver can make strategic sense: new construction backed by a strong builder warranty, a property you already know intimately (like a rental you've managed), or a financial cushion large enough to comfortably absorb a five-figure surprise. Outside of those specific situations, waiving the inspection on an existing Chicago or Naperville home is one of the more expensive risks a buyer can take on — and it's rarely the actual reason you win or lose a house anymore.

“A passed inspection doesn't mean a defect-free house. It means you now know exactly what you're buying — and that knowledge is your leverage at the negotiating table.”

What To Actually Do With the Report

Most inspections do turn something up — that's normal, not a red flag on its own. What matters is how you use it:

●      Separate safety issues from cosmetic ones —  A cracked heat exchanger or exposed knob-and-tube isn't a haggling point, it's a health and safety issue.

●      Negotiate the right remedy —  You can ask for a credit, a price reduction, or a repair — know which one actually fits the finding before you counter.

●      Think past closing —  A big finding on an older two-flat should factor into how you budget the first 12 months of ownership, not just the closing table.

The Bottom Line

Home inspections aren't a hurdle standing between you and the house — they're the one part of this process built entirely to protect you. In a market where buyers finally have room to breathe again, there's no reason to trade that protection away for an edge you probably don't need. Know your house before you own it.

Author: Monique Anderson, Associate Broker

IG: moniqueanderson_