One Call. That's All.From a full home inspection to radon, sewer scoping, mold, and thermal imaging — pick the service that fits, and get answers you can trust before you close.
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panel so every breaker is clearly labeled — a genuinely useful upgrade for homeowners, especially in older homes with outdated or mislabeled panels.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.
Most inspections tell you whether a house will stand up. Buyers increasingly want to know something else first: whether it is healthy to live in. Radon, mold, indoor air quality, and asbestos are invisible to a walkthrough — and all four are things we test for.
Radon is the leading cause of lung cancer among non-smokers, and a large share of Illinois homes test above the EPA action level. It is colorless and odorless, so testing is the only way to know.
Chicago’s freeze-thaw winters and humid summers push moisture into basements, crawl spaces, and attics. We inspect the trouble spots and send samples to an independent lab.
What your family breathes indoors for the next decade is worth knowing before you sign. We sample the air and explain the lab results in plain language.
Pre-1980s Chicagoland homes still hide asbestos in old pipe wrap, floor tile, and textured coatings. Sampling tells you what is actually there instead of guessing.
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.
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.
Tell us about the home and your timeline. We’ll tell you honestly which inspections are worth it — and which aren’t.
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.”