Some of you may be starting 2025 with the excitement of buying a new home! And if you’re buying a property in Chicago during the winter months, your home inspection will uncover some unique challenges that are much different than buying in the summer months.
After helping countless families buy homes in the winter over the last decade, we’ve learned exactly what buyers need to understand about cold weather inspections. By the way, we’re the Ben Lalez Team, and we’re here to help you cover all your bases when it comes to Chicago real estate!
Let’s face it. Trudging through snow to look at houses might not be as appealing as enjoying a nice margarita at home, but understanding what your inspector can (and can’t) check during the winter months is crucial when making a smart buying decision.
What Can’t Your Inspector See In The Winter?
Winter conditions will limit what your inspector can examine, and there’s nothing anyone can do about that. When there’s a lot of snow coverage, certain areas of the home become tricky or impossible to inspect properly.
Roofs are an excellent example. While your inspector can spot obvious issues from the ground or through an attic inspection, a snow-covered roof makes it impossible to examine the shingles, flashings, and other roofing components in detail. When buying a property during winter, it’s a good idea to ask the seller for recent photos of the roof or documentation of its condition.
The same goes for the ground around the foundation. Frozen soil and snow cover can mask grading issues or make it difficult to determine how water flows around the property. Your inspector won’t be able to fully evaluate the exterior foundation walls if they’re buried in snow.
Some systems simply can’t be tested in winter conditions. Air conditioning units, for example, can’t be safely operated when the temperature drops below 60F. Exterior hose bibs are often winterized, and sprinkler systems are usually shut down and drained of any water.
What Does Winter Actually Show Us?
What’s interesting is that winter conditions actually help reveal certain issues that might not be apparent during warmer months.
Heat distribution becomes obvious during cold weather. Your inspector can check how evenly heat is moving through the home and identify cold spots that might indicate insulation problems or ductwork issues. Temperature differences between rooms are much more noticeable when it’s freezing outside.
Drafts are also super easy to spot. Windows and doors that leak air are easier to detect, and your inspector can use this to assess the overall envelope of the home. In Chicago’s older homes, especially vintage properties, this becomes especially important.
Ice dams along the roof edges tell us a story about insulation and ventilation in the attic space. If you see icicles forming along the edges of the eaves, it likely means heat is escaping through the roof, melting snow that then refreezes at the edges. Yes, icicles are pretty to look at, but they could lead to serious water damage if not addressed.
Foundation leaks can also become apparent during winter’s freeze-thaw cycles. While this might sound a bit scary, it actually gives buyers a good opportunity to spot potential water issues. When snow piles up against foundation walls and then melts on warmer days, it can reveal problem spots. Your inspector will pay special attention to basement walls and floors during these cycles, looking for signs of water intrusion, efflorescence (that white chalky stuff you see on the walls), or active seepage.
In older Chicago homes, a bit of seepage isn’t unusual or concerning. Remember, most of these foundations were built before modern waterproofing methods. What’s important is understanding the extent of any water issues and having a plan to manage them. Simple solutions like improving grading, fixing gutters, or installing a proper drainage system can often resolve most foundation water concerns. Your inspector can help differentiate between normal seasonal moisture and more serious water problems that might need costly repairs.
Property-Specific Winter Insights
Different types of properties have different things to consider during the inspection. In condos, winter inspections will show us a lot about the effectiveness of the heating system. Pay attention to how evenly the unit heats up and whether there are any cold spots near exterior walls.
For single-family homes, winter inspections can reveal issues with insulation and air sealing. Your inspector will check for proper insulation in attics, walls, and basements. In Chicago’s older homes, updating insulation is often one of the most impactful improvements you can make.
In below-grade units like garden apartments or duplex-down units, your inspector will focus on moisture indicators, check for signs of water intrusion, and assess the effectiveness of any waterproofing measures.
Common Winter Findings – What’s Normal And What’s Not
Let’s now put things into perspective so you don’t get overwhelmed. Every home inspection will turn up some issues – this is actually what you’re paying for!
Many winter-specific findings are completely normal, especially in Chicago’s older homes, and often have straightforward solutions.
When looking at vintage properties, like those beautiful historic homes in Lincoln Park or in Lakeview, it’s perfectly normal to find some drafty windows or uneven heating. Many older homes were built before modern insulation standards, and updating them is a common part of home ownership. Simple solutions like adding weatherstripping or upgrading insulation can make a big difference without breaking the bank.
In modern buildings (even in brand-new construction), you may find some winter-specific things going on. Finding some condensation on windows during very cold days isn’t unusual. It often just means the home is well-sealed, and improving ventilation can help manage indoor humidity levels.
What about those beautiful icicles? While we want to prevent ice dams from forming, finding some icicles during inspection doesn’t mean you should walk away from the property. Many Chicago homes deal with this seasonally, and solutions range from simple (improving attic insulation) to moderate (adding heat cables for problem areas).
If your home inspection reveals some temperature differences between rooms, it doesn’t always indicate a major problem. In older homes, it’s pretty common to have a few degrees of difference, especially in rooms with more windows or on different floors. Often, simple adjustments to your heating system or adding a smart thermostat can help balance things out.
When To Pay Attention
Of course, some findings do deserve more serious consideration:
- Major structural issues
- Active water infiltration
- Unsafe heating systems
- Significant electrical concerns.
These aren’t just seasonal quirks. These are issues that need to be addressed regardless of what month it is. Your inspector can help you understand which findings are very serious.
Planning For The Future
Since some parts of the home can’t be fully inspected during winter, you’ll want to plan ahead. Documentation becomes crucial, so ask for maintenance records, recent photos, and any warranty information for systems that can’t be tested.
Some questions to ask during a winter inspection:
- When was the air conditioning last serviced?
- Are there any known issues with systems that can’t be tested now?
- What does water drainage look like during spring thaws?
- Have there been any ice dam issues in previous winters?
- What’s the history of the roof and when was it last inspected?
Where We Go From Here
Remember, a winter inspection isn’t necessarily better or worse than one done in warmer months. It’s just different, and understanding these seasonal limitations and opportunities helps you make informed decisions about your purchase.
If you’re buying this winter, we recommend working with an inspector who knows Chicago properties and understands our unique winter challenges. They should be able to explain both what they can and can’t evaluate during winter conditions, and help you plan for any follow-up inspections needed in the spring. If you need a recommendation for an inspector, we can recommend several excellent ones for you to check out.
Want to learn more about buying a home in Chicago this winter? Give us a shout, and we’ll be happy to share more stories and insights that will help you have an awesome home buying experience!
