Sort an Illinois home inspection report: minor repairs for a handyman, plumbing, roofing and electrical for licensed trades, and items needing a specialist.
A handyman can usually take minor carpentry, caulking, trim, doors, hardware, drywall patches and drainage extensions. Plumbing and roofing need state-licensed contractors, and electrical goes to an electrician licensed or registered where you live. Anything the inspector calls unsafe, concealed or structural needs a specialist to look at it first.
How do inspectors word their recommendations?
The American Society of Home Inspectors (ASHI) describes three common forms in its article The Anatomy of Home Inspection Comments:
- Repair or replace, when the fix is clear
- Correction by a qualified contractor, when the repair is straightforward but needs a skilled trade
- Further evaluation by a specialist, when the issue is complex, concealed or beyond the inspector's scope
ASHI also says inspectors are not expected to design repairs. Their job is to recognize a condition and point you to the next step.
InterNACHI's guide to home inspection reports says inspectors are not experts in every system but are trained to recognize conditions that need a specialist. It also notes that inspections are visual, so anything behind floor, wall and ceiling coverings is not seen. Its sample wording recommends that an evaluation and any repairs be done by a qualified electrical contractor for a light that still does not work after the bulb is replaced.
Read each item for those key words. "Qualified contractor" or "specialist" is the inspector telling you not to start with a handyman.
Does Illinois have a handyman license?
No. Illinois has no statewide handyman license, as Housecall Pro's Illinois handyman licensing guide notes. Some cities and counties ask for a local business license or registration. Trade work is different:
- Plumbing. The Illinois Department of Public Health (IDPH) says individuals who plan, install, alter, extend, repair and maintain plumbing systems must be licensed in Illinois. The Plumbing License Law has an exception for an owner who lives in a single-family home, but that owner cannot hire anyone other than a licensed plumber to help.
- Roofing. The Illinois Attorney General says roofers must be licensed by the Illinois Department of Financial and Professional Regulation. Check a license on the IDFPR roofing license search.
- Electrical. Illinois does not issue a statewide electrician license. The Illinois Municipal Code lets a municipality require the registration of electrical contractors, so the rule depends on your city or village. Housecall Pro's electrical licensing guide explains the same point. Ask your local building department.
For the full breakdown, see Handyman vs. licensed contractor in Illinois.
Which items on my report can a handyman fix?
Examples of typical handyman items, using the kinds of findings that show up on reports:
- A downspout that ends at the foundation. ASHI's article uses this as an example comment and the fix is extending the downspout so water drains away from the house.
- Gaps and cracked or missing caulk around windows, trim and tubs
- Loose or wobbly handrails and guards
- Doors that stick, do not latch or have loose hinges and hardware
- Missing or loose trim, baseboards and casing
- Small drywall holes and patches, and the paint that follows
- Loose or missing cabinet and closet hardware
- Weatherstripping and door sweeps
- Minor exterior carpentry such as a loose board on a step or porch
These are our examples. Your report decides what applies to your house.
Which items need a licensed trade?
- Plumbing, to a licensed plumber. Leaks at supply or drain lines, a water heater that needs work, a missing discharge pipe on a temperature-pressure relief valve (ASHI's article uses this as an example comment), and slow drains that point to a drain line problem.
- Roofing, to an IDFPR-licensed roofer. Missing or damaged shingles, flashing problems and roof leaks.
- Electrical, to an electrician licensed or registered with your municipality. Outlets, switches and fixtures that do not work, wiring problems, panel issues and added circuits.
- Heating and cooling, to a qualified HVAC contractor. ASHI's example is a furnace heat exchanger with signs of corrosion and possible cracking, which can let combustion gases enter the living space.
We do not take on plumbing, electrical or roofing. We hand those to licensed independent contractors.
Which items need a specialist before anyone repairs them?
ASHI's article Repair Requests After Your Home Inspection names the findings to take seriously: plumbing, HVAC and electrical systems, severe structural defects in the roof or foundation, severe water intrusion or damage and mold, and pest infestation or damage.
For those, get the specialist's diagnosis and written scope first. A handyman patching over a stain or crack can hide the clue the specialist needs.
What about items where the cause is not clear?
Many reports note a stain, a soft spot or a crack without saying why. Find the source before the repair. A ceiling stain might come from the roof, a plumbing line or condensation. The licensed trade or specialist fixes the source, and then the handyman handles the drywall, texture and paint. Our guides on ice dams and basement and bathroom humidity show how this split works.
Do I have to fix everything the report found?
Not always, and not by yourself. ASHI's repair article says a seller is not obligated to complete repairs the buyer requests, and that cosmetic issues and cheap repairs are often better left for the buyer to handle after closing. It also notes a buyer can ask for a credit instead. Your agent and attorney can tell you how that fits your contract and deadlines.
Check whether the work needs a permit. Permits are local. See which repairs need a permit in North Shore towns.
What should I send for the handyman items?
Send the report pages for the handyman items, a photo of each, and your deadline. We confirm the scope and the current rate before work starts. Enhaus is family owned by Natasha and Eduard Semenenko, who live locally. For sellers planning ahead, see what to fix before selling a North Shore house.
FAQ
Can a handyman fix a home inspection report item that says "qualified contractor"?
Check what the item is. If it is plumbing, roofing or electrical, no. Those go to licensed trades. If the item is carpentry, caulk, trim or a door, a handyman can often take it.
Does Illinois require a license for electrical work?
Not statewide. Municipalities can require registration of electrical contractors, so ask your village or city building department.
Who decides which items I should fix?
You, your agent and your attorney, based on your contract. Your inspector can explain what a finding means, but the inspector is not expected to design the repair.
Should I hire a handyman to patch a crack or stain from the report?
Not first. Find out what caused it. If a specialist is recommended, get that evaluation, then repair the finish.
To send your list and photos, call or text (847) 877-1877.
