Home Buying Tips in the Chicagoland Area

A Home Inspector’s Perspective

Buying a home in the Chicagoland area is exciting—but it also comes with challenges that are unique to our region. From historic brick bungalows in the city to newer construction in the suburbs, Chicagoland homes tell a story. As a home inspector, I see firsthand what buyers overlook, what becomes costly later, and what smart buyers do differently. Here are some essential tips to help you make a confident and informed purchase.

1. Understand the Age and Character of Chicagoland Homes

Chicagoland has a wide range of housing stock. Many homes were built in the early-to-mid 1900s, especially in Chicago and inner-ring suburbs.

What this means for buyers:

• Older homes may have outdated electrical systems, galvanized plumbing, or original windows.

• Brick construction is common and durable—but mortar deterioration and tuckpointing are frequent concerns.

• Renovations may look great cosmetically while hiding older infrastructure behind walls.

Inspector tip: Don’t assume “updated” means “problem-free.” Always verify what was actually replaced versus what remains original.

2. Water Is a Big Deal Here

Between heavy rains, snowmelt, and high water tables, water management is critical in Chicagoland homes.

Common issues I see:

• Basement seepage or prior flooding evidence

• Improper grading around foundations

• Failing or undersized sump pump systems

• Blocked or deteriorated perimeter drains

Inspector tip: Look beyond “finished basements.” Ask how water is handled before the drywall went up.

3. Heating Systems Matter More Than You Think

Our winters are no joke. A home’s heating system must be safe, efficient, and properly sized.

Things to watch for:

• Aging furnaces near or past expected service life

• Improper venting or combustion air issues

• Inconsistent heating due to duct design or insulation problems

Inspector tip: A furnace that “works” today can still be a liability tomorrow. Age, condition, and installation quality all matter.

4. Roofs, Ice Dams, and Attics Go Hand in Hand

Chicagoland weather is tough on roofs, especially with freeze-thaw cycles.

Key concerns:

• Ice dam damage from poor attic insulation or ventilation

• Layered shingles hiding older roof systems

• Flashing failures around chimneys and roof penetrations

Inspector tip: Roof issues often start in the attic. Proper insulation and ventilation are just as important as the shingles themselves.

5. Know Your Local Codes and Additions

Many homes in the area have additions, finished basements, or converted spaces.

What I commonly find:

• Additions completed without permits

• Basement bedrooms lacking proper egress

• Decks and porches not built to modern safety standards

Inspector tip: If something feels “DIY” or inconsistent with the rest of the home, dig deeper. Safety and resale value can be affected.

6. Don’t Skip the Inspection—Use It Strategically

A home inspection isn’t about killing a deal—it’s about understanding the home.

A good inspection helps you:

• Budget realistically for near-term repairs

• Negotiate repairs or credits with confidence

• Avoid surprises after closing

• Plan upgrades based on priority, not panic

Inspector tip: Attend the inspection if you can. Seeing issues in person makes the report far more valuable.

Final Thoughts

Chicagoland homes have character, history, and long-term potential—but they also demand informed buyers. From harsh winters to aging infrastructure, knowing what to look for (and who to trust) makes all the difference.

As a home inspector, my goal is simple: help buyers understand the home they’re about to invest in—not just admire it. When you buy with knowledge, you buy with confidence.