Have you heard that the first week after your offer is accepted can make or break your deal? In Elmhurst, the attorney review and inspection periods move fast, and small missteps can cost you time, money, or even your earnest money. You want to feel confident about what you signed and what you are buying, without missing a key deadline. In this guide, you’ll learn how each period works, how they fit together, what timelines are common in our area, and what to do next. Let’s dive in.
Attorney review explained
Attorney review is a short window right after acceptance when your attorney reviews the contract. The focus is legal terms, not the home’s physical condition. Your attorney checks deadlines, contingencies, remedies, title provisions, and addenda, and may suggest edits or clarifications.
In many Chicago-area contracts, the attorney review period is commonly about 5 business days from the effective date. The exact length and what counts as a business day depend on your contract. The contract also controls how notices must be delivered. Written notice is required, and it has to go to the right person, in the allowed way.
If your attorney disapproves the contract within the allowed period, the deal can be voided per the contract and your earnest money is generally returned. Some attorneys use this window to propose mutually acceptable changes. Always check your specific contract language.
Inspection period basics
The inspection contingency lets you investigate the home’s condition and request repairs or credits. You order a general home inspection and, as needed, specialty tests. Then you submit written objections or requests within the deadline stated in your contract.
In Elmhurst and the wider Chicago area, inspection windows are commonly 7 to 10 days. Some contracts use calendar days, others use business days. You need to complete your inspections and deliver your written requests before the deadline. If you miss it, you typically waive the inspection contingency and proceed with the home as-is on condition.
How the two periods work together
Attorney review and inspection periods often run at the same time. Your attorney can work on contract language while you inspect the home. In some cases, the contract may sequence them differently. Read your form to know which applies.
Counting days is critical. Contracts define business days versus calendar days. Many local forms treat business days as Monday through Friday, excluding certain holidays, but not all do. Track your deadlines carefully and follow the notice rules exactly. Time-stamp your delivery and keep copies.
What happens if you miss a deadline? If a buyer fails to submit inspection objections on time, the inspection contingency is usually waived. Seller response times to your requests can vary by contract. Some forms provide a set number of days, for example 3 business days, for the seller to respond. Your contract controls what happens if the seller does not respond on time.
Earnest money usually follows the contract. If you cancel properly under a contingency, it is typically refundable. If you cancel outside the rules, you could risk your deposit.
What Elmhurst buyers often inspect
Elmhurst has many established neighborhoods and older homes, so buyers often add a few focused inspections. Common choices include:
- General home inspection
- Radon test, since northern Illinois can have elevated levels
- HVAC evaluation, especially for older furnaces or air conditioners
- Roof evaluation or roofer estimate if age is unknown
- Sewer scope to check the lateral line to the street, especially if there are signs of backups or slow drains
- Structural/foundation review if there is visible movement or water intrusion
- Termite/wood-destroying insect inspection
- Lead-based paint risk considerations for homes built before 1978
Your inspector’s report should prioritize safety, structure, water intrusion, and major systems. Use that to guide what you request.
Typical negotiation paths after inspection
Once you send your written requests, sellers in Elmhurst often respond with one of these approaches:
- Seller completes specific repairs before closing and provides paid receipts
- Seller offers a credit at closing for a negotiated amount
- Seller proposes a repair escrow or holdback for work after closing
- Seller offers a short-term home warranty to reduce near-term risk
- Buyer cancels within the inspection contingency if the gap cannot be bridged, subject to contract terms
Common issues include aging mechanicals, roof condition, basement water management, electrical updates in older homes, radon mitigation if levels are high, and sewer line repairs. Many of these are resolved with targeted repairs or credits rather than full replacements.
Local watchouts in Elmhurst
A few Elmhurst specifics tend to surface in negotiations:
- Radon: Testing is common in northern Illinois, and mitigation is a standard remedy if levels are elevated.
- Roof and HVAC age: Older systems are common and often negotiated through credits or warranties.
- Basement and drainage: Water intrusion, grading, or sump pump concerns may prompt requests for mitigation or documentation of prior work.
- Sewer lines: Elmhurst uses municipal sewer. If symptoms suggest issues, a sewer scope is a smart test.
- Permits and records: Buyers and their agents often ask for permit history and receipts for major work to confirm quality and compliance.
Being prepared with maintenance records and clear disclosures can reduce friction and speed agreement.
Step-by-step timeline for buyers
Use this framework as a starting point, then match it to your contract:
- Day 0: Offer accepted and effective date set. Share the contract with your attorney immediately.
- Days 1 to 2: Schedule your general inspection. If the home is older or shows signs of issues, line up radon, sewer scope, and HVAC evaluations right away.
- Day 3: Attend the inspection or review the report promptly. Ask your inspector to flag safety and major system items.
- Day 4: Gather estimates for any significant repairs you plan to request. Draft a concise written objection list.
- Around Day 5: Common end of attorney review in our area. Your attorney finalizes any contract language changes.
- Days 7 to 10: Common inspection deadline window in Elmhurst contracts. Deliver your written requests before your actual deadline.
- Seller response: Many contracts provide a short seller response period, for example 3 business days, for counter or acceptance.
Always confirm whether your contract uses calendar days or business days and how notices must be delivered.
Buyer checklist: the first week
- Have your attorney confirm all deadlines, contingencies, and notice rules
- Book your general inspection immediately to preserve time for follow-ups
- Order priority tests early: radon, sewer scope, HVAC, roof as needed
- Track deadlines in a visible calendar using your contract’s day definitions
- Submit a clear, written repair request on time, with estimates if helpful
- Keep all reports, emails, and delivery confirmations in one folder
Seller checklist: avoid surprises
- Consider a pre-listing inspection to surface issues early
- Gather permits, receipts, and maintenance records for roof, HVAC, water heater, and major repairs
- Decide in advance whether you prefer credits, repairs, or an as-is posture and align with your listing strategy
- Be specific in disclosures to reduce later disputes
- Respond to inspection requests in writing, on time, and attach contractor bids when useful
Common pitfalls and how to avoid them
- Miscounting days: Verify whether your contract uses calendar or business days. Put deadlines in writing and confirm delivery.
- Vague requests: Ask for specific repairs, credits, or documentation. Vague lists stall negotiations.
- Scope creep: Focus on safety, structure, and major systems. Cosmetic items are less persuasive.
- Verbal promises: Get every agreement in writing and incorporated into the contract through an amendment.
- Late discoveries: If new issues surface after the inspection window, your options may be limited unless there is non-disclosure. Stay proactive and on schedule.
Condos and townhomes: document review
If you are buying a condo or townhome, you will usually have a separate period to review association documents and financials. This review is often 7 to 10 days and is separate from your physical inspection. You will want to look at budgets, reserves, rules, and recent repair projects. Track these timelines separately so you do not miss either window.
Final thoughts
You can make smart, timely decisions during attorney review and inspections when you know what to expect. The key is to start fast, track deadlines precisely, communicate in writing, and focus on material issues. In Elmhurst, that often means clarifying older system conditions, addressing water or sewer concerns, and planning practical solutions like targeted repairs or credits.
If you want a calm, organized process with strong negotiation and local insight, reach out to Kathy Szuba. You will get clear guidance, responsive communication, and a steady hand from contract to closing.
FAQs
What is attorney review in Illinois home buying?
- It is a short post-acceptance window, commonly about 5 business days in local practice, when attorneys can approve, disapprove, or propose contract changes per the contract.
How long is the inspection period in Elmhurst?
- Inspection windows are commonly 7 to 10 days in our area, but your contract controls whether those are calendar or business days.
Can you negotiate repairs after inspection in Elmhurst?
- Yes, buyers typically request repairs or credits in writing before the deadline, and sellers respond with repairs, credits, escrow, or a counteroffer.
What happens if you miss the inspection deadline?
- If you do not submit written objections on time, you typically waive the inspection contingency and proceed with the home’s condition as-is under the contract.
Should you test for radon in Elmhurst homes?
- Radon testing is common in northern Illinois, and if levels are elevated, buyers often request mitigation or a credit as part of inspection negotiations.
