One Call. That's All.One Call. That's All.
The inspector Chicagoland realtors hand to their clients — and the one those clients call again. Thorough, honest, and fast enough for your contingency window, with a same-day report and a 200% satisfaction guarantee.
Most of our work comes through realtors, and most of our buyers arrive on their recommendation. Both get the same inspection — they just need different things from us.
Scheduling that respects the contingency clock, a same-day report you also receive, pre-listing inspections for your sellers, and an inspector who will not cost you a closing.
Why agents refer us → Also for youWalk the house with us, ask anything, and get a plain-language report the same night — backed by a 200% satisfaction guarantee and a 90-day warranty.
What buyers get →Buying a home in Chicagoland is a big decision. Sahm Home Inspections goes room by room, roof to foundation, with the modern tools and the local know-how to catch what matters — then delivers it all in a clear, photo-rich report you can actually use.
A top-to-bottom inspection of the home you are buying — roof, structure, electrical, plumbing, HVAC, and everything in between — delivered as a clear, photo-rich report the same night.
Learn more →The invisible risk under Chicago homesRadon is a colorless, odorless gas common in Illinois basements — and the leading cause of lung cancer among non-smokers. We test it accurately so you know exactly where your home stands before you close.
Learn more →See inside the line before you buyChicago’s older clay and cast-iron sewer laterals crack, sag, and fill with roots. We run a camera down the line so a five-figure surprise never shows up after closing.
Learn more →A real look up the flueA flashlight from the roof does not tell the whole story. We send a camera up the flue to check the liner, joints, and masonry for cracks and blockages that are easy to miss.
Learn more →Basements, attics & bathroomsChicago’s freeze-thaw winters and humid summers make moisture and mold a real concern. We inspect the trouble spots and collect samples for lab analysis so you get answers, not guesses.
Learn more →Know what you are breathingThe air inside a home can carry more than you expect. We test indoor air quality so you understand what is in the home before you and your family move in.
Learn more →Powered by CircuitIQ technologyUsing CircuitIQ technology, we map your electrical panel so every breaker is clearly labeled — a genuinely useful upgrade for homeowners, especially in older homes with outdated or mislabeled panels.
Learn more →For sellers and their agentsFind out what a buyer’s inspector will find — before you list. A pre-listing inspection lets you fix, price, or disclose on your own terms instead of renegotiating under a deadline.
Learn more →See what the eye cannotInfrared cameras reveal what a standard walkthrough misses — hidden moisture, missing insulation, overheating electrical, and energy loss — all without opening a single wall.
Learn more →Owner Ray Sahm holds the profession’s top certifications and is fully licensed in Illinois — License No. 450.012665.
The full home inspection is our primary service and the package almost everyone books. Everything below it is an ancillary service: genuinely useful, priced separately, and entirely your call.
Roof to foundation, inside and out, with infrared imaging and modern tools throughout — then a clear, photo-rich report the same day through an interactive portal you can filter, search and share.
A home inspection in Illinois has a defined scope under the Home Inspector License Act (225 ILCS 441/). Radon testing, sewer scoping and our other services fall outside that scope, so we offer them as separate services alongside the inspection rather than folding them into it.
A continuous radon monitor placed in the lowest livable level, read against the EPA action level. Illinois is a high-radon state — this is the only way to know.
The two tests that catch the most expensive surprises in an older Chicagoland home, bundled. Priced from $500 and tailored to the property and what you actually need.
A camera run down the main line to find the roots, cracks, and collapses that hide in Chicago’s original clay and cast-iron laterals — before they are your problem.
A bungalow isn’t a new-build, and a greystone isn’t a condo. Chicago’s housing stock is unlike anywhere else — and every style hides its own quirks. Sahm Home Inspections has inspected them all, so we know exactly what to look for the moment we walk up to your Chicago home.
The city’s signature 1910s–40s brick homes — we know the low-slope roofs, original knob-and-tube wiring, and clay sewer lines to check first.
Handsome limestone-fronted classics with shared walls, older electrical, and masonry that needs a trained eye on the tuckpointing and lintels.
Chicago’s own architectural gift to the world — low, horizontal, and built to last, with wide eaves and original-window details we inspect closely.
Some of the oldest housing in the city, often raised or added onto over a century — we trace the structure, foundation, and past renovations.
From Lincoln Park to Rogers Park, we inspect the unit and the shared systems, and flag the building-wide issues that affect your assessment.
Flipped and freshly built homes hide their own surprises — we verify the work behind the fresh paint, not just the finishes.
We stand behind every inspection with a 200% satisfaction guarantee, and full inspections include a 90-day limited warranty. If we’re not the right fit, you shouldn’t pay for it — it’s that simple.
We know Chicago’s housing stock — the bungalows, greystones, two-flats, and rehabs — and the specific issues each one tends to hide, from clay sewer lines to knob-and-tube wiring.
Infrared thermal imaging, sewer and chimney cameras, radon monitors, and CircuitIQ panel mapping — we use real technology to see what a flashlight can’t.
Your findings arrive the same day in an interactive online portal you can filter, search, and share with your agent or contractor — no waiting, no guesswork.
Owner Ray Sahm is a Certified Master Inspector (CMI), InterNACHI Certified Professional Inspector, and ASHI-certified, fully licensed by the State of Illinois. You are getting the highest tier of the profession.
Sahm Home Inspections is proudly veteran-owned and operated. The same discipline, integrity, and attention to detail we brought to service, we bring to every home we inspect.
Send us the address and your closing timeline. We’ll get you on the schedule fast — often within days.
Roof to foundation, with cameras, radon monitors, and thermal imaging. Walk along and ask anything — you’re always welcome.
You get a clear, photo-rich report the same night through an interactive portal you can filter and share.
You know exactly what you’re getting — and you’ve got the leverage to negotiate, backed by our guarantee.
Single-family homes start at $400 and condos start at $350, with final pricing based on square footage and property type. Radon testing is $275, sewer scoping is $350, and the two together start at $500 — see our pricing and packages page for the full breakdown.
We work around your closing timeline and can often schedule within a few days — many buyers get in within their inspection contingency window. Send us your address and deadline through the booking form and we’ll make it work.
You get a detailed, photo-rich report the same day — usually the same night — through an interactive online portal you can filter, search, and share with your agent or contractor.
Yes. Owner Ray Sahm is a Certified Master Inspector (CMI), an InterNACHI Certified Professional Inspector, and ASHI-certified, fully licensed by the State of Illinois (License No. 450.012665).
Absolutely — we encourage it. Walking the home with us is the best way to understand the findings, and we’ll happily point things out and answer your questions along the way. Bring the kids if you need to.
We inspect homes across Chicago and all of Chicagoland, with heavy coverage along both tollway corridors — the I-88 corridor through Lombard, Downers Grove, Naperville, Wheaton, and Aurora, and the I-294 corridor through Oak Lawn, La Grange, Hinsdale, Elmhurst, Des Plaines, Park Ridge, and Glenview — plus Cook, DuPage, Kane, and Will county communities.
Yes. Alongside the standard inspection we test radon, inspect and sample for mold, test indoor air quality, and take asbestos samples — the things that determine whether a home is healthy to live in, not just structurally sound.
Call or text us your address and your closing timeline. We’ll get your inspection booked fast — often within days — and get you a clear report the same night.
Real, verified Google reviews from Chicago-area home buyers.
“We had an exceptional experience with Ray from the moment we hired him. His communication was prompt and he arrived on location early. Ray was kind and warm and immediately made us comfortable upon meeting him. He worked hard the entire 3 hours he was there and was extremely thorough, taking care to point things of interest out to us as he went. He was calm, professional, honest and knowledgeable. Ray gave us the information and professional opinions we needed to make an informed decision, ultimately walking away from a house that saved us from a nightmare situation down the road. Highly, highly recommend!!!”
“We had a great experience with Sahm Home Inspections. The inspection was long and thorough, and Ray was polite and great to work with. He addressed all of our major concerns and explained some extra information about the questions we had. Even our realtor, who hadn’t worked with them before, thought it was a good process and plans to hold on to their contact information to work with them again.”
“Ray did an amazing job. He was very thorough with the inspection, was well documented with notes and photos, and went above and beyond by explaining some of the nuances of the home. He was very polite and respectful too. His report was very detailed and he offered to talk through it if I liked. Definitely recommend.”
“Ray is the best! Thorough, knowledgeable, and great at explaining everything. The report came the same night, and we felt fully informed and taken care of. Fantastic experience with Sahm Home Inspections – highly recommend!”
“Ray was friendly, meticulous and professional. We hired him specifically for mold inspection and he did a wonderful job complete with a comprehensive report and lab results. I couldn’t recommend him more highly.”
“We had an exceptional experience with Ray from the moment we hired him. His communication was prompt and he arrived on location early. Ray was kind and warm and immediately made us comfortable upon meeting him. He worked hard the entire 3 hours he was there and was extremely thorough, taking care to point things of interest out to us as he went. He was calm, professional, honest and knowledgeable. Ray gave us the information and professional opinions we needed to make an informed decision, ultimately walking away from a house that saved us from a nightmare situation down the road. Highly, highly recommend!!!”
“We had a great experience with Sahm Home Inspections. The inspection was long and thorough, and Ray was polite and great to work with. He addressed all of our major concerns and explained some extra information about the questions we had. Even our realtor, who hadn’t worked with them before, thought it was a good process and plans to hold on to their contact information to work with them again.”
“Ray did an amazing job. He was very thorough with the inspection, was well documented with notes and photos, and went above and beyond by explaining some of the nuances of the home. He was very polite and respectful too. His report was very detailed and he offered to talk through it if I liked. Definitely recommend.”
“Ray is the best! Thorough, knowledgeable, and great at explaining everything. The report came the same night, and we felt fully informed and taken care of. Fantastic experience with Sahm Home Inspections – highly recommend!”
“Ray was friendly, meticulous and professional. We hired him specifically for mold inspection and he did a wonderful job complete with a comprehensive report and lab results. I couldn’t recommend him more highly.”
“It was a pleasure working with Ray! I reached out to him after putting in an offer and he was able to get me in within the 5-day window. I was a little skeptical, being a first time condo buyer — but he quickly gained my trust as a fellow former service member and talking through his process with me. Will work with him again & highly recommend!”
“Ray was professional and high tech! I would highly recommend SAHM home inspectors for your next home inspection. He gave great advice and helped inform me throughout the process so I knew what to expect. His final report was most impressive with an interactive portal that allows me to easily filter and skip to the areas I want to see.”
“Working with Ray was an excellent experience. He spent around 5 hours inspecting our prospective home, and supplied us with a very detailed inspection report. Ray was very helpful and helped us understand his findings during the inspection, and was easy to get along with. Highly recommend!”
“Ray was very thorough and the report was super helpful with great pictures and labels showing where everything is for future reference! Was able to schedule my inspection under 48 hours of when I called. Would definitely recommend.”
“It was a pleasure working with Ray! I reached out to him after putting in an offer and he was able to get me in within the 5-day window. I was a little skeptical, being a first time condo buyer — but he quickly gained my trust as a fellow former service member and talking through his process with me. Will work with him again & highly recommend!”
“Ray was professional and high tech! I would highly recommend SAHM home inspectors for your next home inspection. He gave great advice and helped inform me throughout the process so I knew what to expect. His final report was most impressive with an interactive portal that allows me to easily filter and skip to the areas I want to see.”
“Working with Ray was an excellent experience. He spent around 5 hours inspecting our prospective home, and supplied us with a very detailed inspection report. Ray was very helpful and helped us understand his findings during the inspection, and was easy to get along with. Highly recommend!”
“Ray was very thorough and the report was super helpful with great pictures and labels showing where everything is for future reference! Was able to schedule my inspection under 48 hours of when I called. Would definitely recommend.”