You've found the right house in the northwest suburbs. The home inspection is scheduled. You're feeling good about the process. But here's something most buyers don't know: a standard home inspection does not include a thorough chimney evaluation. The inspector will note whether a chimney is present and may flag obvious exterior damage, but they won't run a camera through the flue or assess the liner's condition.
That gap can be expensive. Chimney repairs in the northwest Chicago suburbs range from a few hundred dollars for minor tuckpointing to $3,000–$5,000+ for liner replacement or partial rebuilds. A Level 2 chimney inspection — the standard for real estate transactions — gives you the information you need before you close.
What Is a Level 2 Chimney Inspection?
The Chimney Safety Institute of America defines three levels of chimney inspection. Level 2 is the standard required when there's been a change in the system — including a change of ownership. It includes everything in a Level 1 inspection plus:
- Video scanning of the full length of the flue liner to document its condition
- Inspection of accessible portions of the chimney exterior and interior, including the attic and crawl space where the chimney passes through
- Documentation of all findings with photos and a written report
What a Level 2 Inspection Can Find
In the northwest Chicago suburbs, where much of the housing stock dates from the 1950s through the 1980s, Level 2 inspections commonly reveal:
- Cracked or offset clay tile liner sections — the most common finding in homes built before 1980
- Deteriorated or improperly built chimney crowns
- Failed or missing flashing at the chimney-roof junction
- Animal nests or debris blocking the flue
- Firebox cracks or deteriorated smoke chamber mortar
- Missing or improperly sized chimney caps
- Evidence of previous chimney fires (glazed creosote, cracked tiles)
How to Use the Inspection Report
A Level 2 inspection report with photos gives you negotiating leverage. If the inspection reveals a cracked liner or failed flashing, you can:
- Request that the seller make the repairs before closing
- Negotiate a price reduction to cover the repair cost
- Request a credit at closing
- Walk away from the transaction if the repairs are more extensive than anticipated
Timing the Inspection
Schedule the Level 2 chimney inspection during your general inspection period — typically within 10 business days of an accepted offer. This gives you time to review the findings and negotiate before your inspection contingency expires. We work with buyers' schedules and can typically accommodate same-day appointments.
What If the Seller Says the Chimney Was "Just Cleaned"?
Cleaning and inspection are different services. A chimney that was cleaned last year may still have a cracked liner, failed flashing, or a deteriorated crown. Cleaning removes deposits; it doesn't assess structural condition. A Level 2 inspection with video scanning is the only way to know the liner's actual condition.
GEM Chimney & Duct provides professional Level 2 chimney inspections for home buyers throughout the northwest Chicago suburbs. We provide a written report with photos — suitable for use in real estate negotiations. Call 773-900-4838 to schedule.