About Us
Buying a Home is a Big Deal
Why Hire A Home Inspector?
Whether you’re buying or selling, understanding the true condition of a home is essential. Hidden mechanical, cosmetic or structural issues can delay or derail a sale. At Prospective Home Inspections, we provide a thorough, unbiased evaluation of your home’s key systems. Our experienced inspectors carefully assess each component, then deliver a clear, detailed report outlining what’s working well and what may need attention.
A quality inspection can save thousands by helping buyers avoid costly repairs or giving sellers the confidence to list at full value. Schedule your inspection with us today!
30+ Years Experience
Meet the Owner
Meet Jeff Walters, the owner and lead home inspector of Prospective Home Inspections. Not only is he a licensed home inspector, Jeff has spent his entire career in the home building business and has also been a licensed electrician in the state of Illinois for over 30 years. Additionally, Jeff is a licensed FAA pilot and does drone inspections of the roofs of all the properties he inspects.
We will provide you with a fully detailed report of your current or future property of interest, so you can make the best financial decisions regarding the property. Our mission is to be one of your strategic real estate partners, helping you make a smart real estate purchase for a home or investment.
Building Confidence Through Education
Frequently Asked Questions
➔ Many of a home’s most important systems and components aren’t fully visible during a showing. An inspection helps bring potential concerns—such as structural conditions, roof performance, water intrusion, electrical issues, or safety hazards—into focus before they become surprises later.
➔ Even new construction benefits from inspection. Building a home involves many trades and systems, and having an experienced third party review the work can help identify items that may need attention before closing.
➔ A home inspection doesn’t tell you whether to buy—it gives you the information needed to decide with clarity and confidence.
➔ Home inspections are non-invasive. Inspectors don’t open walls, move heavy items, or test systems beyond normal operation. Services like radon testing, mold testing, or sewer scope inspections are offered separately. These add-ons exist to bring clarity to systems that aren’t fully visible during a standard inspection.
➔ Most inspections take 2–4 hours, depending on the size, age, and complexity of the home, along with any additional services selected.
➔ That time allows for a careful, methodical review—without rushing through important details.
➔ Inspection pricing varies based on the home’s size, age, construction, and any additional services selected. The fee reflects the time, experience, and level of detail involved in evaluating a major investment.
➔ That time allows for a careful, methodical review—without rushing through important details.
➔ No inspection can identify every issue. The purpose is to identify significant defects, safety concerns, and conditions that may require further evaluation—not cosmetic items or future failures. The focus is on what matters most, not every minor imperfection.
➔ Home inspections are not pass or fail. When issues are identified, the report provides clear information you can use to decide how to proceed.
➔ Some findings may be minor and simply helpful to know about. Others may involve repairs or costs that deserve closer consideration. In those cases, buyers often choose to plan repairs, request credits or pricing adjustments, seek estimates from qualified contractors, or adjust their expectations moving forward.
➔ By bringing potential issues into focus before closing, the inspection replaces uncertainty with options—so you can decide what level of risk and responsibility you’re comfortable taking on.
➔ Home inspections are visual evaluations, and like any professional service, they have defined boundaries. Inspection agreements outline the scope of the inspection, and we carry Errors & Omissions (E&O) insurance as an added layer of professional protection.
➔ Most unexpected discoveries after closing involve conditions that were concealed or not detectable during a non-invasive evaluation—such as damage hidden behind finished surfaces or materials.
➔ If a concern comes up after you move in, we encourage you to reach out. We’re always happy to help provide context, explain what you’re seeing, and talk through what may have changed, and whether further evaluation is warranted.
➔ The strongest protection is a thorough inspection that brings as much as possible into focus upfront—combined with working with an inspector who helps you understand what matters, what can wait, and what to do next.
➔ Absolutely — we welcome questions and encourage you to be involved during the inspection. If questions come up about other areas of the home, it often works best to save those until the inspector reaches that area, or for a natural break or the end-of-inspection review. This helps keep the inspection moving smoothly while still allowing plenty of time to discuss findings, explanations, and next steps in a clear, unhurried way.
➔ We believe the inspection doesn’t end when the report is delivered. Taking time to explain findings, clarify priorities, and answer follow-up questions helps ensure the information is understood and used effectively.
➔ Our role isn’t just to inspect—it’s to help you understand what matters, what can wait, and what to do next.
➔ Yes—we are. We’re properly licensed and carry both general liability and Errors & Omissions (E&O) insurance. These aren’t just boxes to check—they reflect a commitment to professionalism, accountability, and doing the job the right way.
➔ Those protections help bring clarity and confidence to the process, so you can focus on understanding the home and making informed decisions.
➔ Yes. In many cases, an inspection is even more important with an “as-is” home. “As-is” simply means the seller is not planning to make repairs — it doesn’t mean the home has no issues. An inspection helps clarify what the “as-is” condition actually looks like, so there are no surprises later.
➔ Often, sellers simply don’t know what issues may exist in the home. An inspection may turn up only small, manageable items and confirm that the home is a solid choice. Other times, it may point out larger concerns that deserve careful consideration.
➔ An inspection doesn’t change the condition of the home — it changes your understanding of it.
➔ Buyers are always welcome to attend the inspection. This is a great opportunity to see the home firsthand, learn how its systems work, and ask questions as they come up. For the best experience, inspections tend to go most smoothly when attendance is kept to a small group. We recommend the buyer(s) named on the purchase contract, along with a trusted family member or advisor if desired, and the buyer’s real estate agent.
➔ Keeping the group small helps the inspector stay focused and allows for clearer communication throughout the process. It also helps maintain a safe environment, especially in areas like attics, roofs, and mechanical spaces.
➔ Our goal is to create a calm, informative inspection where the buyer can fully focus on understanding the home and feeling confident about their decision.
➔ Yes. Radon testing is recommended regardless of foundation type.
➔ Radon comes from the ground and can enter a home through cracks, joints, and other openings in the foundation. Because of this, slab-on-grade homes can be affected just like homes with basements or crawl spaces. The lowest livable level of the home is what matters when testing.
➔ Radon levels vary based on location and soil conditions, not how a home looks or feels. The only way to know a home’s radon level is to test.
➔ If elevated radon levels are found in a slab home, mitigation is typically straightforward and often less disruptive than people expect. Radon testing provides clear information about an invisible risk, allowing decisions to be based on facts rather than assumptions.
➔ Mold testing is often recommended when there are signs of past or present moisture, visible staining, musty odors, or a history of leaks or water intrusion. It can also be helpful for buyers seeking additional clarity, especially if someone in the household has allergies or respiratory sensitivities.
➔ In some cases, mold can produce a musty or earthy odor, particularly when it’s active or present in larger amounts. That smell can be a useful clue. However, mold isn’t always noticeable by smell alone. It can be hidden inside walls, ceilings, crawl spaces, or other areas with limited air movement. Because of this, smell alone isn’t a reliable way to rule out a mold issue. Testing provides clarity when the signs are subtle or unclear.
➔ A sewer scope inspection allows the sewer lateral — the pipe that carries waste from the home to the city sewer — to be visually inspected. This pipe is underground and not visible during a standard home inspection.
➔ In many cases, sewer issues aren’t discovered until a backup or failure occurs. Sometimes the problem is a simple blockage, but other times it involves damaged or deteriorated piping. Older materials, ground movement, nearby trees, or unusual patches of green grass can all be indicators of potential concerns.
➔ Sewer line repairs can be one of the more expensive issues a homeowner may face. A sewer scope brings clarity to an unseen system before decisions are finalized.