A professional home inspection in Naperville, IL is a visual examination of a home’s readily accessible systems, from the structure and roof to the plumbing, electrical, heating and cooling, by a home inspector licensed by the Illinois Department of Financial and Professional Regulation (IDFPR).
The buyer orders and pays for it after the offer is accepted. On the Multi-Board Residential Real Estate Contract 8.0, when paragraph 15(b) is the inspection option initialed, the buyer then has five Business Days after the Date of Acceptance to serve Notice of major component defects.
I am Dan Firks, Founder and CEO of the Dan Firks Team at Coldwell Banker Real Estate Group here in Naperville. My Illinois real estate broker license is 475.141739. This guide covers the buyer’s side of the inspection period.
If you are under contract and want to talk through your own dates, call or text me at 630.637.9009 or email Dan@Naperville.com.
What this guide covers
- What does a professional home inspection in Naperville cover?
- What does a standard Illinois home inspection not cover?
- How many days does a buyer have to request repairs after a home inspection in Illinois?
- What can a buyer ask the seller to fix after a home inspection?
- Can you back out of a contract after the home inspection?
- Should you add a sewer scope, termite, mold or asbestos inspection?
- How do you check that a Naperville home inspector is licensed?
- How much does a home inspection cost, and who pays for it?
- What should a buyer do during the inspection period, step by step?
- Frequently asked questions about Naperville home inspections
What does a professional home inspection in Naperville cover?
A home inspection in Naperville covers the readily accessible systems named in your signed pre-inspection agreement, and the Illinois Standards of Practice (68 Ill. Adm. Code 1410.200) set what the inspector must do for each one.
| System | What the inspector inspects when the agreement includes it |
|---|---|
| Structure | Foundation and framing; signs of water or moisture penetration |
| Exterior | Wall covering, flashing and trim, doors and windows, decks and porches, grading and drainage |
| Roof | Covering, drainage, flashings, skylights, chimneys and penetrations |
| Plumbing | Water supply and distribution, drains, waste and vents, water heater, fuel systems, sump pump |
| Electrical | Service equipment, grounding, panel interiors, overcurrent devices, GFCIs, a representative number of fixtures, switches and receptacles; smoke and carbon monoxide alarm compliance |
| Heating | Permanently installed heating equipment, controls, vents, flues and chimneys |
| Cooling | Central and through-wall cooling equipment and controls |
| Interior | Walls, ceilings, floors, stairways, cabinets, included appliances, doors, windows and garage doors |
| Insulation and ventilation | Insulation in unfinished spaces, attic and foundation ventilation, mechanical ventilation |
| Fireplaces | Fireplaces and solid fuel appliances, vents, flues and chimneys |
In my experience, buyers get the most from the report when they read it with the contract’s major component list open beside it, because the two documents use different words for the same systems.
What does a standard Illinois home inspection not cover?
A standard Illinois home inspection does not have to cover what the inspector cannot readily reach, and it does not have to predict how much service life a system has left.
Among the limitations the rule lets the pre-inspection agreement include, the inspector “is not required to determine the condition of any component or system that is not readily accessible, the service life expectancy of any component or system, or the cause for the need of replacement of any system or component.”
Readily accessible means available “for visual inspection without requiring moving of personal property,” so stored boxes and furniture can limit what gets seen.
Specialty tests are separate too: sewer scope, termite, mold, asbestos, radon and lead-based paint. The contract itself lists home, radon, environmental, lead-based paint, lead-based paint hazards and wood destroying insect inspections as separate categories.
Nor is a home inspection a City code inspection. The City of Naperville reviews permit plans against the applicable building and zoning codes and lists the required inspections in its online portal, as its building permits page explains.
That process does not replace the inspection a buyer orders.
How many days does a buyer have to request repairs after a home inspection in Illinois?
Five Business Days after the Date of Acceptance, on the unmodified Multi-Board 8.0 contract when paragraph 15(b) is the inspection option initialed. The number comes from the contract you sign, so a different form or a signed modification can change it.
Paragraph 15(b)(2) says the buyer “shall serve Notice of any major component defects disclosed by any inspection for which Buyer requests resolution by Seller within five (5) Business Days (ten (10) calendar days for a lead-based paint or lead-based paint hazard inspection) after Date of Acceptance.”
The clock starts at acceptance, not at the inspection, so a late booking eats into it.
| Deadline | Clock starts | Length | Who acts | Paragraph |
|---|---|---|---|---|
| Attorney review Notice | Date of Acceptance | 5 Business Days | Either party’s attorney | 13 |
| Notice of major component defects | Date of Acceptance | 5 Business Days | Buyer | 15(b)(2) |
| Notice that the condition is unacceptable (contract null and void) | Date of Acceptance | 5 Business Days | Buyer | 15(b)(3) |
| Notice after a lead-based paint inspection | Date of Acceptance | 10 calendar days | Buyer | 15(b)(2) |
| No written agreement on inspection issues: either party may terminate | Date of Acceptance | After 10 Business Days | Either party, by Notice | 15(b)(2) |
| No written agreement on attorney modifications: either party may terminate | Date of Acceptance | After 10 Business Days | Either party, by Notice | 13(c) |
| Wood destroying insect report, if initialed | Date of Acceptance | 15 Business Days | Seller delivers, at the seller’s expense | 16(a) |
| Buyer’s choice after a report showing active infestation or structural damage | Receipt of that report | 5 Business Days | Buyer | 16(a) |
These are the printed terms of the 8.0 form, available since February 1, 2025, according to the Chicago Association of REALTORS announcement. The attorneys can propose modifications during review, so your signed contract controls.
Which inspection option did you initial in paragraph 15?
Check this first, because the deadlines above are the 15(b) terms. Paragraph 15 asks the parties to initial one of three options, and “IF NO SUBPARAGRAPH IS INITIALED UNDER THIS SECTION, SUBPARAGRAPH a) SHALL APPLY.”
- a) Waiver of professional inspections, the default: the buyer waives the right to inspect.
- b) Right to inspection with requests: the buyer may ask the seller to resolve major component defects, on the clocks above.
- c) Right to inspection with no requests: the buyer may end the contract by notice within five Business Days if the condition is unacceptable, but a request for credits or repairs “shall allow Seller to declare this Contract terminated…”
Paragraph 16(a), the termite report, also applies only if initialed.
What counts as a Business Day?
Paragraph 25 of the form says “Business Days are defined as Monday through Friday, excluding Federal holidays.” Business Hours run 8 a.m. to 6 p.m. Chicago time.
Under paragraph 28, an email or fax Notice sent outside Business Hours takes effect at “the first hour of the next Business Day after transmission.” Count the days with your attorney.
What if the inspection period and attorney review overlap?
On the printed form they overlap completely: both clocks start at the Date of Acceptance and run five Business Days, but they are separate clauses.
Under paragraph 13, the attorneys may approve the contract, disapprove it, propose modifications, or offer proposals under subparagraph d), which “shall not be considered a counteroffer.” Paragraph 15 covers the defects.
Our guide to how attorney review works in Illinois is written for sellers, but it describes the same review period.
In my experience, the inspection period goes most smoothly when the inspection is booked the day the contract is accepted. Illinois rules give the inspector up to 2 business days after the visit to deliver the written report, so a late booking can leave little time before Business Day 5.
What can a buyer ask the seller to fix after a home inspection?
When paragraph 15(b) is initialed, only major components. Paragraph 15(b)(1) says the request for repairs “shall cover only the major components of the Real Estate,” limited to:
- Central heating and cooling systems
- Plumbing and well system
- Electrical system
- Roof
- Walls, windows, doors, ceilings and floors
- Appliances
- Structural and mechanical components
Minor repairs, routine maintenance items, and painting, decorating or other cosmetic items, “no matter the cost to remedy same, do not constitute defects…”
The form also treats a major component as operating, and therefore not defective, “if it does not constitute a current threat to health or safety, and performs the function for which it is intended, regardless of age or if it is near or at the end of its useful life.” How the clause applies to a specific item is a question for your attorney.
Two more printed terms shape the request. A request for credits or repairs outside these limits “shall allow Seller to declare this Contract terminated,” and the buyer “SHALL NOT send any portion of the inspection report with the Notice” unless the seller’s side asks for it in writing.
For each finding, gather these before the Notice goes out:
- The component in the contract’s words, such as roof.
- The inspector’s finding and report page, for your attorney.
- The inspector’s stated reason it is significantly deficient, which Illinois rules require in the report.
- The resolution you would like.
How sellers usually respond is covered in our guide to what happens after a seller accepts an offer.
Everything in this section is a description of how the process generally works, not legal advice. For what your specific contract allows and requires, that is a conversation with a licensed Illinois real estate attorney.
Can you back out of a contract after the home inspection?
On the printed Multi-Board 8.0 form, yes, within set windows.
With 15(b) initialed, paragraph 15(b)(3) says that if “the condition of the Real Estate is unacceptable to Buyer and Buyer serves Notice to Seller within five (5) Business Days after Date of Acceptance, this Contract shall be null and void.”
Other routes have their own clocks:
- Inspection issues: under 15(b)(2), with no written agreement on “resolution of all inspection issues” after ten Business Days, “either Party may terminate this Contract by serving Notice.”
- Attorney review: an attorney may disapprove within five Business Days, though not “solely upon the Purchase Price,” and under 13(c) either party may terminate if modifications are unresolved after ten Business Days.
- Termites: if 16(a) is initialed and the report shows active infestation or structural damage, the buyer has five Business Days after receiving it “to proceed with the purchase or to declare this Contract null and void.”
Two limits apply. Paragraph 15(b)(1) says cosmetic and maintenance items “shall not be a basis for the Buyer to cancel this Contract,” and under 15(b)(4), missing the deadline “operates as a waiver of Buyer’s rights to terminate this Contract under this Paragraph 15.”
Paragraph 15(b)(3) opens “Notwithstanding anything to the contrary set forth above in this paragraph,” so how these clauses fit together in your signed contract, including the earnest money, is a question for your attorney. If a date is at risk, ask before it passes.
Should you add a sewer scope, termite, mold or asbestos inspection?
They can be worth adding, since none is part of a general home inspection, but check the contract first: on the printed form the termite report is the seller’s job when 16(a) is initialed.
Paragraph 15(b) lets the buyer order named inspections, including environmental and wood-destroying insect, plus “any other inspections desired by Buyer in the exercise of reasonable due diligence.”
| Add-on | What it looks at | Contract or licensing note |
|---|---|---|
| Sewer scope | A camera run for cracks, roots, blockages and sags; clay, cast iron and Orangeburg lines are more common in homes built in earlier decades | Not a named 15(b) category; the form also allows “any other inspections”; whether a finding counts as plumbing is for your attorney |
| Wood destroying insect (termite) | Visible evidence of active infestation | If 16(a) is initialed, the seller delivers the report within 15 Business Days, dated no more than six months before closing |
| Mold | Suspected mold growth | Not a named 15(b) category; ordered as its own test |
| Asbestos | Suspect materials, sampled for laboratory analysis | Illinois EPA: commonly used in home building materials before the mid-1970s and occasionally until the late 1980s |
Add a radon test? It is ordered separately from the general inspection, and what the seller must hand you about radon is covered in our guide to Illinois seller disclosure requirements.
Termite inspectors hold a different license, under the Structural Pest Control Act (225 ILCS 235) administered by the Illinois Department of Public Health. Paragraph 16 is headed “ADDITIONAL INSPECTIONS NOT SUBJECT TO PARAGRAPH 14 AND 15,” so the report runs on its own clock.
On asbestos, a home’s age is a reason to ask, not an answer. Illinois EPA says “A licensed inspector may obtain samples for laboratory analysis” and points readers to the Illinois Department of Public Health for a list of licensed asbestos inspectors.
The U.S. EPA is direct: “Taking samples yourself is not recommended.”
How do you check that a Naperville home inspector is licensed?
Look the inspector up on IDFPR’s license lookup before you book. Illinois licenses home inspectors under the Home Inspector License Act (225 ILCS 441), administered by IDFPR.
- Open IDFPR’s license lookup page and choose Real Estate License Look Up.
- Set the required License Type to HOME INSPECTOR and License Status to ACTIVE LICENSES ONLY.
- Search by name or license number, or leave the name blank and enter a city such as Naperville in the City field.
- Check the company too: IDFPR also licenses Home Inspector Entities.
- Match the license numbers to the inspection agreement and the report, which Illinois rules require to list them.
One caution: IDFPR says to “allow up to 24 hours after your license is issued for it to be visible in the license lookup system.” If the lookup shows no active Home Inspector license for the person, choose a different inspector.
This guide does not recommend or rank individual home inspectors. If you found an inspector through a search or a referral, verify the name this way before you book.
How much does a home inspection cost, and who pays for it?
The price depends on the home’s size and the services you book, and I found no independent Naperville figure I can responsibly quote. Under paragraph 15(b), the buyer pays for the inspections the buyer orders.
Paragraph 15(b) lets the buyer inspect “at Buyer’s expense,” while paragraph 16(a), if initialed, has the seller deliver the wood destroying insect report “at Seller’s expense.”
The cost figures that circulate online trace back to a home services lead generation marketplace, not an independent survey, so I am not repeating them. Ask for written quotes that price each service separately.
It is also a good time to check carrying costs. Our Naperville property tax calculator gives a property tax estimate, and if the negotiation changes the price, the Naperville mortgage calculator reruns your monthly payment.
What should a buyer do during the inspection period, step by step?
Book early, read the report against the contract, and get your attorney what they need well before Business Day 5. Print this and keep it with your contract.
- Confirm with your attorney which paragraph 15 option (a, b or c) was initialed, and whether 16(a) was.
- Note Business Days 5, 10 and 15 from the Date of Acceptance, plus calendar day 10 for a lead-based paint inspection.
- Verify the inspector’s license on the IDFPR lookup, then book.
- Decide on add-ons before the appointment.
- Attend if you can, and walk through the findings with the inspector at the end.
- Read the report beside the paragraph 15(b)(1) major component list and set aside cosmetic and maintenance items.
- Send your attorney each major component item with its report page, early, and ask what belongs in the Notice.
- With no written agreement as Business Day 10 nears, ask your attorney about 15(b)(2).
- If your contract keeps paragraph 16(a), watch for the seller’s termite report by Business Day 15.
- Keep copies of every report, quote and notice.
The inspection period is one stage of a purchase. Buying without an agent of your own? You can reach our team through the real estate inquiry form.
Frequently asked questions about Naperville home inspections
How long does a home inspection take?
No independent figure for the length of the visit was available for this guide. Ask the inspector when you book, and plan back from your notice deadline, since Illinois rules allow up to 2 business days after the visit for the report.
Should the buyer attend the home inspection?
If you can, yes. Seeing a finding in person makes the report easier to read, and you can ask which items involve a major component such as the roof or the electrical system. If you cannot attend, ask the inspector for a call before your notice deadline.
What happens after the home inspection and appraisal are done?
The inspection notice and the appraisal run on separate tracks. On the printed Multi-Board 8.0 form, what remains usually includes loan approval by the Financing Contingency Date if paragraph 8(a) applies, a buyer inspection before possession under paragraph 23, and closing. Your attorney and your lender track those dates.
Does a home inspection in Naperville include asbestos testing?
No. Asbestos testing is a separate inspection, not part of a general home inspection. Illinois EPA says asbestos was commonly used in home building materials before the mid-1970s and occasionally until the late 1980s, and a licensed inspector can take samples for laboratory analysis.
How do I find the nearest licensed home inspector in Naperville?
Use the IDFPR license lookup. Choose the Real Estate License Look Up, set License Type to HOME INSPECTOR and License Status to ACTIVE LICENSES ONLY, and enter Naperville or a nearby city in the City field. This guide does not recommend or rank individual home inspectors.
Does the seller have to fix everything the inspector finds?
No. On the printed Multi-Board 8.0 contract with paragraph 15(b) initialed, a repair request covers only major components, and minor repairs, routine maintenance and cosmetic items are not defects under that paragraph. Whether the seller agrees to a request is negotiated between the parties.
Under contract in Naperville and want help with the inspection period?
If your offer was just accepted and you want help lining up the dates, call or text me at 630.637.9009 or email Dan@Naperville.com. You can also use our contact page or read more about Dan Firks.
Written by Dan Firks, an Illinois real estate broker, license 475.141739, with Coldwell Banker Real Estate Group. I’m a Realtor and Broker, and Founder and CEO of the Dan Firks Team at Coldwell Banker Real Estate Group in Naperville. I also run Naperville.com, our community guide to living in Naperville. My work has been featured in Chicago Magazine, Zillow, Realtor.com, Naperville Magazine and Glancer Magazine.
Contract terms quoted here are from the Multi-Board Residential Real Estate Contract 8.0. Licensing and inspection references are to 225 ILCS 441, 68 Ill. Adm. Code 1410 and 225 ILCS 235, as checked in September 2026.
Your signed contract controls over this summary. Nothing here is legal advice. For legal questions about your contract, consult a licensed Illinois real estate attorney.
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