What to send a repair vendor (address, access, photos, deadline), how to sort the list, and what agents should ask any vendor before work starts.
Send one vendor one list: the address, how to get in, a photo of each item, which items come from the inspection report, and your deadline. Ask the vendor to confirm scope and the current rate in writing before work starts. Send plumbing, electrical and roofing items to licensed contractors, and ask for before and after photos.
Why use one vendor for small repairs?
Small repairs add up to a lot of calls: one for the door, one for the caulk, one for the railing. One vendor for the general items means one list, one access plan and one set of photos for the file.
The American Society of Home Inspectors (ASHI) notes in Repair Requests After Your Home Inspection that sellers are not obligated to complete the repairs buyers request, and that cosmetic and low-cost items are often left to the buyer. So the list that actually gets worked is usually a negotiated one. Settle that first, then send the vendor only the items that are agreed.
What should I send the vendor?
A good request has seven parts:
1. Address and property type. Single-family, condo, townhome, or a unit in a building, and the floor.
2. Access. Lockbox or showing-service details, whether the home is occupied, pets, alarm codes, parking, and who can be there. Send codes by phone, not in an open group thread.
3. A numbered list. One line per item, in the words of the report or the seller's note.
4. Photos. A wide shot and a close shot of each item. If the item is from an inspection, send the report page with the finding.
5. The deadline and what drives it. The listing date, the showing date, or the repair deadline in the contract. Say which one it is.
6. Who approves and who pays. Name the person who can say yes to changes and the person who receives the invoice.
7. On-site contact. A person the vendor can reach by phone.
For Enhaus, send this by text or call. We confirm the scope and the current rate before work starts.
Which items go to a handyman and which go to a licensed trade?
Sort the list before you send it. In Illinois:
- Handyman items. Caulk, trim, doors and hardware, small drywall patches and paint, handrails, drainage extensions, weatherstripping. Illinois has no statewide handyman license, per Housecall Pro's guide.
- Plumbing. The Illinois Department of Public Health says people who repair or alter plumbing systems must be licensed. IDPH offers a license verification link on that page.
- Roofing. Roofers must be licensed by the Illinois Department of Financial and Professional Regulation, per the Attorney General. Verify on the IDFPR roofing license search.
- Electrical. Regulated by municipality. The Illinois Municipal Code lets a municipality require the registration of electrical contractors. Ask the local building department.
- Specialist first. Items the inspector flagged for further evaluation, such as structural, moisture or mold findings. Have the specialist look before anyone repairs.
Our guide for clients, which home inspection items a handyman can fix, has a longer sorted list you can share with a buyer or seller. Enhaus takes the general items and hands plumbing, electrical and roofing to licensed independent contractors.
What should I ask any vendor before work starts?
These questions work for any vendor, not only us:
- Is any of this in a licensed trade? If so, get the license number and check it on the state or local lookup.
- Do you carry insurance? The FTC's page on home improvement scams says to ask for proof of insurance.
- Can you send the scope in writing? The FTC says a written estimate should describe the work, the materials, the completion date and the price. For a home repair contract over $1,000, the Illinois Attorney General's Know Your Rights guide says you have the right to a written contract with the total cost.
- Who pulls any permit? NCOA's list of scam warning signs includes a contractor telling you to get the permits yourself, which it says is normally the contractor's responsibility. Some villages check contractor licenses before issuing permits. Winnetka's contractor licensing page is an example. See which repairs need a permit.
- How and when is payment due? The FTC advises against paying the full amount up front and against final payment before the work is done. Avoid cash, gift cards, wire transfers and payment apps.
- Will you send before and after photos and a receipt? Put them in the transaction file.
- For larger jobs, who else worked on the house? The Attorney General's guide says to ask for a signed list of subcontractors and suppliers and for lien waivers.
How do I handle disclosure?
Repairs do not erase what the seller knows. Illinois' Residential Real Property Disclosure Act, 765 ILCS 77 covers transfers of one to four residential units, plus co-op and condominium units. Ask the seller's attorney how repairs should be described on the report. Keep the invoices, the photos and the written scope so the record is there if a buyer asks.
How do I keep a client from getting overwhelmed?
- Send the client one sorted list: handyman items, licensed trade items, specialist items.
- Give each item a status: agreed, in progress, done, waiting on a trade.
- Send the vendor's after photos to the client with the matching line from the list.
This keeps the thread short and the file clean.
Who is Enhaus?
Enhaus is a family business owned by Natasha and Eduard Semenenko, who live locally and serve the North Shore. For seller prep, see what to fix before selling a North Shore house.
FAQ
What is the best way to send a list to a repair vendor?
A numbered list with a wide and a close photo for each item, the address, access details and your deadline. Send it by text or email, and keep one thread per property.
Should I send the whole inspection report?
Send the pages for the items you want worked, not the whole report. Include the page with each finding so the vendor sees the inspector's exact words.
Who should check a contractor's license?
Whoever hires them. For plumbing use the IDPH lookup, for roofing the IDFPR lookup, and for electrical ask the local building department.
Can one vendor do everything on a list?
Not always. A general vendor can take the carpentry, caulk and finish items. Plumbing, electrical and roofing go to licensed contractors, and specialist findings need the specialist first.
To send your list and photos, call or text (847) 877-1877.
