Chicago Home Inspectors, Real Estate Attorneys and Pricing?

Question

Hi everyone,

I am a new real estate investor in the Chicago area and I am in the process of closing on a multifamily 3 flat in Irving Park.

I was hoping someone could recommend any home inspectors with experience in older multi family homes and real estate attorneys.

This property was built in 1894 and is about 3,000 sq ft between the garden level, mid level, and top level units. I was quoted $687 for an inspection. Does this seem like an appropriate price for this kind of home? Any home inspector recommendations?

I am also looking for a real estate attorney. Any recommendations would be helpful as well.

Thank you in advance!

Jonathan Klemm · Answer

@Benjamin J Paoletti - I am a little late to the party, but I have an awesome local Chicago home inspector (AP Inspections) that I can send your way. Also, we send most of our clients to Tannehill Law, which I can also provide contact details for. Just shoot me a PM.

Scott Mac · Answer

Older units probably best to run a sewer cam inspection too.

Usman S. · Answer

I recently paid $995 for a 3 flat building with a basement. It took ~4 hours for the inspection to complete.

To avoid a second trip (=additional fee/s), I would make sure that all areas of the property are accessible during the inspection.

Take as many pictures and notes as possible and ask the inspector questions as you go. The home inspection report should serve as a basis to help you determine what areas you want to focus on for a deeper inspection.

Since it is an older building, you may also want to consider structural inspection. I also did sewer scope.

Good Luck !

Eudith Vacio · Answer

Hey @Benjamin J Paoletti - congratulations on being under contract, sounds like a lot of potential for how big it is!

I would not focus so much on the price, but in my opinion thats not a bad price at all. I would focus more on getting a thorough inspection. Most 2-flats take 2-3 hours to inspect, sometimes longer. I think the longer the inspection, the better. I also recommend that you ASK questions as you go through the property with them.

I have a couple of attorneys that I work with as well - I like working with attorneys that have teams/assistants because they can get back to you right away rather than those that work solo. PM if you need some additional insight or recommendations. BEST OF LUCK! :)

Forrest Williams · Answer

Hawbecker and Garver are my go-to attorneys. They are based in Hinsdale.

$687 is decent for an inspection. Multi units are more expensive than single family homes. You probably won't find a better price, and if you do, it'll only be a couple dollars less.

John Warren · Answer

@Benjamin J Paoletti not trying to be disagreeable, but $687 feels very high for what this is. Home inspectors just come kick the tires on the place, and most home inspections are about 2 hours.

For your attorney, why not use the one your agent recommends? You can connect with quite a few good ones on here, but I would guess your agent has someone that helps the majority of their clients. This can help your transaction run more smoothly if everyone on your team (lender, agent, attorney, inspector) have worked together on 100 transactions.

Paul De Luca · Answer

@Benjamin J Paoletti

$687 for an inspection of a 3-flat is reasonable. I paid $700 for an inspection of a legal 2-flat with a finished attic unit recently.

Raymond Sjolseth · Answer

Hey Benjamin! Looks like you have some great resources here! If you need more just message me! Thanks! Ray

Benjamin J Paoletti · Answer

I appreciate the insight Eudith!

That's good advice and I will be attending part of the inspection process.

I just found an attorney, made sure they had a team.

Thank you!

Benjamin J Paoletti · Answer

Thanks for the response, John.

The inspection is going to be three hours and so I decided it was reasonable pricing. Inspector has experience in multi-family units.

They overquoted me just in case - property might come out to be little less than 3,000 finished sq ft.

Chicago Home Inspectors, Real Estate Attorneys and Pricing?

Chicago Home Inspectors, Real Estate Attorneys and Pricing?

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