A general home inspector looks at the firebox and the visible exterior; they do not put a camera up the flue, check clearance to framing in the attic, or assess the crown and flashing from the roof. That is why so many reports say “recommend evaluation by a qualified chimney professional” — it is not a diagnosis, and the parts that cost money to fix are the parts they cannot see.
Why the general inspection does not cover it
Almost every home inspection report we see says some version of the same thing about the fireplace: recommend evaluation by a qualified chimney professional. That is not a diagnosis. It is an inspector correctly noting that chimneys are outside their scope, and it leaves the buyer with an open-ended unknown at the worst possible moment.
A home inspector looks at the firebox and the visible exterior. They do not put a camera up the flue, they do not get into the attic to check clearance to framing, and they do not assess the crown or flashing from the roof. None of that is a criticism — it is simply a different trade.
The five questions to ask the seller
When was it last swept, and by whom? “No idea” is a common and useful answer — treat it as never.
Has there ever been a chimney fire? This matters enormously. A flue fire cracks clay tiles, and any chimney that has had one needs a Level 2 inspection before use.
Has the heating appliance been replaced? If the furnace was upgraded and the chimney was not relined, the flue is probably oversized and quietly deteriorating.
Has the roof been replaced? Reused or tarred-over flashing is one of the most common causes of chimney leaks, and it typically fails a couple of years after the re-roof.
Is the fireplace original, converted, or closed off? Bricked-up and gas-converted fireplaces usually still have an open flue above them that nobody has looked at in decades.
What a Level 2 inspection gives you
A full camera scan of the flue interior, plus accessible attic, crawlspace and roof areas. It is specifically the level defined for property transfers, appliance changes, and after any event that could have damaged the system.
You get a written report with photographs. That converts “the chimney might need work” into a specific, documented, photographed list — which is a negotiation about a known number rather than an open-ended fear. In our experience the findings are more often less alarming than the phrase in the inspection report suggests.
Before or after closing?
Before, every time. Afterwards it is your problem and your bill. Before, it is a line item in a negotiation. Wheaton buyers are generally well advised and this is one of the few chimney expenses that reliably pays for itself.
Serving Wheaton and the Fox Valley. See what we do in Wheaton, or look at our published starting prices.
Under contract on a house with a fireplace?
Get it documented before closing, not after. Seven days a week.
Related questions
What does “recommend evaluation by a chimney professional” mean?
That the inspector saw enough to note the chimney but assessing it is outside their scope. It is not a diagnosis.
Which inspection level do I need for a house purchase?
Level 2. It is specifically the level defined for property transfers and appliance changes.
How long does a Level 2 take?
Typically 90 minutes to two hours depending on the house and how accessible the attic and roof are.
Will I get something in writing?
Yes, with photographs, and you keep it whether or not you use us for any repair.
What if the chimney is full of soot — can you still inspect it?
A very dirty flue has to be cleaned before a camera can see anything useful.
Should the seller pay for repairs?
That is your negotiation, but a documented report with a clear scope is what makes that conversation possible.
Written by Rick Lee, owner of Zenith Chimney Service, Geneva IL. Published September 24, 2026 · Last updated September 4, 2026.