Attorney Review And Inspection In Illinois

You just got an offer accepted on a home in Elmhurst. Now what? In Illinois, two short but important windows open right away: attorney review and inspection. If you handle them well, you protect your earnest money, set clear expectations with the seller, and reduce risk before you commit fully to the purchase. This guide explains what happens, when it happens, and how to navigate each step confidently in Elmhurst and the surrounding DuPage County suburbs. Let’s dive in.

What attorney review means in Illinois

Attorney review is a contractual contingency. It gives your attorney a brief period after acceptance to review the signed contract, propose changes, or approve it as written. Most local deals use standardized forms created by Illinois REALTORS and the Illinois State Bar Association, but your exact rights depend on the wording you signed.

This contingency is separate from your inspection period. Attorney review covers legal terms like dates, proration, included items, and remedies if someone defaults. Inspections address the property’s condition. Do not confuse attorney review with title review. Title and survey matters happen later in escrow and follow different timelines.

Deadlines are strict. If you miss them, you can unintentionally waive rights to object or cancel, and your deposit could be at risk. Always check whether your contract counts time in business days or calendar days, and start counting immediately after acceptance.

Timeline from acceptance to resolution

Day 0: Offer accepted

Both parties sign. The contract names who holds the earnest money and when it is due. It also sets your attorney review period and inspection period. Read those dates carefully.

First 24–72 hours

You, your agent, and your attorney get to work. Your agent circulates the contract to the title company, lender, and listing agent. You retain an Illinois real estate attorney, if you have not already, and schedule inspections right away. Fast scheduling is essential because windows can be short.

Attorney review window

Your attorney reviews the contract for key legal terms and prepares any proposed changes. The seller can accept, counter, or decline those edits. If you cannot reach agreement within the review period, your contract may allow cancellation. Follow your attorney’s direction on the exact wording and timing of any notices.

Inspection period

You hire licensed inspectors to perform a general home inspection and any specialized tests you choose. Typical add-ons include radon testing, termite or wood-destroying organism checks, and a sewer scope for older properties. Inspectors deliver written reports you can use to make repair or credit requests.

Negotiation and outcomes

If issues arise, you submit a written request before the inspection deadline. The seller can agree to repairs, offer credits, reduce the price, or decline. If you do not reach agreement, your contract may allow you to terminate within the inspection window and seek a return of your earnest money. If you are satisfied, you accept and move forward.

After contingencies expire

Once the attorney and inspection periods close, the transaction continues toward appraisal, loan underwriting, title review, and closing. Your leverage to renegotiate condition items is usually limited after these windows end, so act early and in writing.

Roles and who does what

• Buyer: Hires inspectors, pays inspection fees, reviews reports, and decides whether to request repairs, credits, or cancel. Tracks deadlines and communicates decisions in writing.
• Buyer’s attorney: Reviews the contract, drafts amendments, negotiates legal language, and advises on deposit protection and remedies.
• Buyer’s agent: Coordinates access, helps line up inspectors, tracks deadlines, and communicates your requests to the listing side. Your agent does not provide legal advice.
• Seller and listing agent: Decide how to respond, coordinate access for inspections, and manage any agreed-upon repairs or credits.
• Inspectors and specialists: Provide written condition reports and recommendations. They do not negotiate.
• Title company: Holds earnest money when instructed and manages closing logistics.

Smart inspection choices in Elmhurst

Common inspections

• General home inspection to evaluate structure, roof, systems, and safety items.
• Radon testing during the inspection window. Many Illinois buyers choose to test due to known regional risks.
• Termite or wood-destroying organism inspection. Some lenders request a WDI report.
• Sewer scope to check the lateral line, especially in older neighborhoods.
• Chimney, roof, HVAC, or other specialists if age or condition suggests further review.

Local issues to watch

Elmhurst has a mix of early- to mid-20th-century homes and newer construction. In older homes, you may see older plumbing materials, legacy wiring types, or aging panels. Ask your inspector about experience with older-construction issues.

Basements are common. Look for signs of past water entry, check sump pumps, and review grading and downspout extensions. Proximity to Salt Creek and mapped drainage areas can influence water management needs. Some parcels fall within floodplains, which can affect insurance and lending.

Radon often tests positive in parts of DuPage County. A short-term test during the inspection period gives you data to decide on mitigation. For homes on private systems outside city services, plan for well water testing and septic inspections.

Typical costs in DuPage

Local rates vary, but buyers often budget:

• General home inspection: about $300 to $600 depending on size and age.
• Radon test: about $100 to $200.
• Sewer scope: about $150 to $400.
• WDI/termite inspection: about $50 to $150.
• Specialists like chimney, roof, or HVAC: often $100 to $300 each.

Costs depend on property type, square footage, and provider. Ask for sample reports and proof of insurance when you book.

Negotiating repairs and credits

Your options after inspection

• Proceed as is if the home’s condition is acceptable.
• Request specific repairs with licensed contractors and permit documentation where required.
• Request a closing credit or price reduction to handle work yourself after closing.
• Ask for a repair escrow or holdback if work must occur post-closing.
• Terminate, if your contract allows and you act within the inspection period, and pursue a return of your earnest money.

Seller responses

Sellers can accept, counter with selective repairs or a partial credit, or refuse. If the seller refuses, you decide whether to move forward or cancel within the allowed window. Clear, timely written communication keeps options open.

Lender and appraisal factors

Your lender may require certain safety or habitability repairs noted by the appraiser. Even if a seller declines voluntary repairs, lender-required fixes can be necessary to close. If the seller will not complete them, you may need an alternative plan or financing path.

Documentation, permits, and escrows

If the seller agrees to repairs, request receipts, permit sign-offs when required, and any contractor warranties. For large items that cannot be completed before closing, a repair escrow or holdback can provide assurance that funds are set aside to finish the work.

Tips for first-time and relocating buyers

• Decide on timeframes before you offer. Typical buyer-friendly requests are several business days for attorney review and 7 to 10 days for inspections. Shorter windows help a competitive offer but increase your scheduling risk.
• Hire your attorney early and calendar every deadline. Confirm whether your contract uses business days or calendar days.
• Book inspections within 24 to 48 hours of acceptance. If you are out of state, request a video walk-through and a thorough call debrief after the inspector delivers the report.
• Order add-ons like radon and sewer scope upfront. Specialists can book out, especially in peak seasons.
• Put all requests in writing and prioritize safety and system failures over cosmetics. Consider credits if timing or access makes repairs difficult before closing.
• Ask about building permit history and any known water or drainage projects that may affect the property.

Avoid deadline mistakes

• Start counting immediately after acceptance and confirm business vs. calendar days.
• Send attorney edits and inspection requests several days before the cutoff.
• Use email for formal notices and keep copies of all signed amendments, reports, and approvals.
• If negotiations stall, talk with your attorney about the proper termination process before the window closes.

Ready to move forward?

Buying in Elmhurst should feel exciting, not stressful. With the right plan, you can move through attorney review and inspections with confidence, protect your deposit, and set a clear path to closing. If you want a high-touch team that pairs legal precision with concierge coordination, we are here to help. Connect with AFNR Homes to map out your next steps.

FAQs

What is attorney review in an Illinois home purchase?

• It is a short, contractual window after acceptance for each side’s attorney to approve the contract or propose changes. If you cannot agree on changes within the period, some contracts allow cancellation.

How long is the inspection period in Elmhurst?

• It varies by contract, but many local deals allow roughly 7 to 10 business days. Always rely on your signed contract and start scheduling inspections immediately.

Can I get my earnest money back after inspection?

• If your contract allows termination based on inspection and you deliver notice properly and on time, you can usually seek a return of earnest money. Missed deadlines can put your deposit at risk.

Should I test for radon in DuPage County?

• Yes, many buyers choose to test during the inspection window due to known regional radon risks. Testing provides data to decide on mitigation or negotiation.

What if the seller refuses repairs after inspection?

• You can accept the home as is, negotiate a credit or price reduction, or terminate within your inspection period if permitted by your contract. Your attorney can guide the best approach.

Who schedules and pays for inspections in Illinois?

• Buyers schedule and pay for inspections and any specialist add-ons they want. Your agent can provide referrals and help coordinate access.

What is the difference between business and calendar days in my contract?

• Business days exclude weekends and certain holidays, while calendar days count every day. The contract controls which one applies, and it changes your actual deadlines.