Tom Kollias, Chicago and Suburban Home Inspector Home Inspections in Orland Park, Tinley Park, Frankfort, Mokena, Palos Heights, Oak Forest, Palos Park, Chicago and all surrounding Communities
Welcome CHICAGO & SUBURBAN HOME INSPECTOR E-Mail: Tom




Home Inspection Options

Home Inspection Services throughout Cook, Will and DuPage Counties.

 Buyers Pre-Purchase Inspection
Buyers "Pre-Purchase Inspections"
Let us examine the condition of that new home or condo you are planning to buy. Are there any hidden problems or expenses that may spring up, when you least expect it?? WE CAN HELP YOU.

Buying a home can be a stressful process? A home inspection is suppose to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information and make important decisions in a short time. This often includes a written report, checklist, photographs, environmental reports, and what the inspector himself says during the inspection. All of this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do? Relax. Most of your inspection report will be maintenance recommendations, life expectancies and minor imperfections.
These are nice to know about. However, the issues that really matter will fall into the below four categories:
  1. Major defects: Example of this would be a structural failure.

  2. Things that can lead to major defects:
  3. Example: small roof-flashing leak.
  4. Safety Hazards: Example--exposed live buss bar at the electric service panel.

  5. Things that may hinder your ability to finance, legally occupy or insure the home.

    Most often serious problems can be corrected inexpensively to protect both property and life.
Most sellers are honest, and are often surprised to learn of defects uncovered during an inspection. Please, realize that sellers are under no obligation to repair everything mentioned in the report, but most of the time such items can be addressed by a selling price adjustment or a give-back at the closing. Your lawyer will be the best judge of what, if any action should be taken and will negotiate the best deal for you.
Remember, no home is perfect. Keep everything in perspective. Don't kill your deal over things that really don't matter. On the other hand, it is always wise to be aware of as much as you can before you find yourself legally (and financially) committed. It is inappropriate to demand that the seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items.

Sellers Pre-Listing Inspection     Sellers Pre-Listing Inspection

We will provide homeowners who have decided to sell their homes with a thorough inspection, which will inform them of pre-existing conditions and safety issues of their property. This is a valuable inspection, which will not only inform you of problems and safety issues but will help you facilitate repairs, which would otherwise be found by the buyers home inspector. (This inspection will minimize both costly repairs and potential time delays.) Buyers of homes that have not had a pre-sale inspection often are able to renegotiate the selling price based upon the findings of their home inspector.

It allows you to evaluate your house through the eyes of an objective third party.
It helps you set the price your home realistically and gives you the ability to maximize the sale.
It permits you to make some, or all, of the needed repairs ahead of time so that defects won't     become negotiating stumbling blocks later .
It avoids delays in obtaining financing, insurance and Use and Occupancy permits.
You will have the time to get reasonably priced contractors or make the repairs yourself, if     qualified, without of having to scramble to meet a purchase contract imposed time frame.
It may encourage the buyer to waive the inspection contingency.
It may alert you of items of immediate personal concern, such as asbestos, radon gas or active     termite infestation.
It will relieve the prospective buyer's concerns and suspicions.
It reduces your liability by adding professional supporting documentation to your disclosure     statement.
Alerting you to immediate safety issues before agents and visitors tour your home.

A copy of the inspection report, as well as the receipts for any repairs, should be made available to potential buyers. Pre-planning and proactive repairs usually pay for themselves many times over, not only financially, but also in peace of mind and stress reduction at a time when more stress is the last thing you need.


New Construction Inspection

We currently offer the following Six Step construction phase inspections:
 1. Inspection of footings and foundation (including pictures)
 2. Rough framing inspection (including pictures)
 3. Rough plumbing inspection (including pictures)
 4. Rough electrical inspection (including pictures)
 5. A pre-drywall inspection with client and building representative (including      pictures)
 6. A Final walk through with client and building representative including      pictures and testing of all the electrical outlets and new equipment
 New Construction Inspections

Builder's Warranty Inspections

Call our office 10 to 11 months after you have been in your new home. We will prepare a list of outstanding deficiencies for you to review and handle with your builder prior to your warranty expiration.

Kollias Property Inspections, Inc. notes any deficiencies, which are transcribed and presented to you by the next business day. Deficiency reports can be e-mailed or faxed to you and the builder, if you prefer. We will re-inspect the home to ensure deficiencies have been corrected.
   One Year Warranty Inspections

 Maintenance Inspections
Home Maintenance Inspections, recommended every 2 years.
Kollias Property Inspections, Inc. recommends that you receive a Home Maintenance Inspection every two years after you have closed on your property. For about the cost of a basic automotive tune-up, a Home Maintenance Inspection can help identify problems and damage in your home before they become an expensive or irreversible threat to your fiscal and physical well-being.

Much like a buyer-seller inspection, a Home Maintenance inspection is a visual examination of your home's systems, mechanicals and structure. Everything from the roof to the basement is inspected to ensure that they are in proper working order. Any defects or damage will be noted in our Home Inspection Damage Report.
Keep in mind that a Home Maintenance Inspection does not prevent further damage to your property, but it can help you to identify and correct existing damage that you may not know about. Our Home Maintenance Inspections are not an appraisal inspection and cannot help you to determine the value of your property (but it can help you maintain its value). A Home Maintenance Inspection is not a code inspection and does not provide you with a pass or fail score. You simply cannot fail.

Finally: A Home Maintenance Inspection is not a guarantee or warranty or prediction of future performance but can pinpoint existing problem areas for you to act upon.

Partial System Inspections

If you would just like a section of your home checked, we do that too! We will come out just to check your roof, HVAC, plumbing system, electrical etc. Call for individual/multiple system pricing.

Renters Inspection

This is an abbreviated inspection covering only the physical appearance of the apartment and condition of all major appliances. You will be given a report stating the condition of the apartment including all windows, doors, walls, floors ceilings and fixtures. This report is recommended to avoid potential disagreements between landlord and tenant upon moving in or moving out of an apartment.

Rehab / Remodeling Consultation
Not sure on how to go about that kitchen or bathroom rehab? Consult with a professional who knows how it should be done. Get the best return for your dollars. Understand what various contractors are offering. Learn about the latest remodeling options that are available.

A Licensed and Certified Home Inspector can help. We have extensive training and experience in how to do things right and how to avoid the most common pitfalls:


Walk Inspection
This inspection is for investors who are considering a property but not yet in escrow. I will visit the property with the investor/client and point out any major and potential problems. You make your own notes, no tools used, no written report is provided on this type of inspection, similar to a consultation.

Simply put --- Fee paid, I talk, you listen, you write, we go on our merry way.

4 Point Home Inspections
Sometimes, with all the costs involved with buying a new home, cash is tight. You know you should get a home inspection, but can't afford to get a full inspection.

What is the answer?   A "4" point inspection.


• What is a Four Point Home Inspection ?
Insurance companies have been trying to encourage home owners to make their homes safe and reduce insurance claims. Many of the insurance companies and the JUA (Joint Underwriters Association) now request Four Point Inspections, which often include, but is not limited to:

      1. Roof Inspections
      2. Electrical Inspections
      3. HVAC (Heat & Air Conditioning) Inspection
      4. Plumbing Inspections
With a 4 point inspection, 4 of the major systems are inspected. These are the systems that are usually of the most concern and the most to repair. This inspection allows for the majority of the house's major systems to be checked and reported on, and the inspection costs a little less than a full inspection.

Some insurance companies today require a 4 point inspection before they will issue you an insurance policy.

A 4 point inspection is an inexpensive alternative to a full home inspection and a good compromise to having any home inspection at all. 4 point inspections are also available for home seller's who want to know what a buyer's home inspector might find.

Can't afford a full inspection. Try a 4 point inspection!

Mold Testing

Did you know that the Federal Housing Administration requires both mold and Radon testing of houses or a signed waiver by the buyer that they agree to accept all liability if the house has mold and/or Radon problems? Why not know before you buy?


Continuing Free Phone Consultation

Each inspection includes free phone consultation about any issue of your home, for as long as you own your home. Want to get some different ideas on what type of roof to use, how to maintain that sump pump or what are the new materials and options for remodeling that bathroom or kitchen? An expert is just a phone call away! For free.

Commercial Inspections available upon request:    We follow the "ASTM" Standards

Home Inspections in: Chicago, Orland Park, Tinley Park, Orland Hills, Palos Heights, Palos Hills, Palos Park, Mokena, New Lenox, Lockport, Frankfort, Lemont, Homer Glen, Lombard, Bolingbrook, Romeoville, Crest Hill, Oak Lawn, Evergreen Pk, Oak Forest, Worth, Alsip, Plainfield, Hinsdale, Minooka, Crestwood, Hickory Hills, Chicago Ridge, Matteson, Homewood, Flossmoor, Midlothian, Bridgeview, Burbank, Richton Pk, Willowbrook, Willow Springs, Sauk Village, Countryside, Olympia Fields, Steger, Elwood, Joliet, Downers Grove, Naperville, Lisle, Burr Ridge, Hillside, Shorewood, Western Springs, Aurora, Glen Ellyn, Woodridge, Westmont, Clarendon Hills, Minooka, Manhattan, West Chicago to name a few.



Kollias Property Inspections, Inc
16026 So. 90th Ave Tinley Park, IL 60487

(708) 349-4562