Freqently Asked Questions (FAQs)

A home inspection is an in-depth checkup for your house. A home inspection is the observation and evaluation of accessible systems and components in your home like electrical, heating, cooling, roofing, plumbing, and structural stability. The goal is to identify any issues or potential problems, giving you a better understanding of the home's current condition. Click Here for a summary of what is actually inspected.

While not legally required, buying a home is one of the most expensive investments you will ever make. A home inspection brings more clarity to what you're actually buying and will help to mitigate any risks involved in such a large purchase. There are many potential problems that could go unnoticed or lead to bigger and more expensive problems that a licensed home inspector is trained to uncover. Even new construction and homes that look “move-in ready” can have hidden electrical, plumbing, or structural issues that can lead to thousands of dollars in repairs.

The starting cost for a full home inspection is $350 (before discounts if applicable). Other factors that affect the price include the age and size of the home. Please visit our Pricing webpage for a list of most costs.

Payment is preferred when the contract is signed but is officially due on the day of the home inspection. We send the invoice for payment at the same time as the contract for services. The invoice has a secure payment link through Stripe that accepts major credit cards and bank transfers. Let us know in advance if paying online or by the due date is not possible and we'll find a solution together.

We understand that things happen. We will fully refund you if you cancel the appointment at least 24 hours in advance of the inspection date and start time. If you cancel within 24 hours and up to the inspection start time, we will keep 20% of the total cost to cover our time for planning, preparing equipment, and traveling to the home.

We prefer to reschedule the inspection at a later date or time if that works better for you.

Yes. However, your realtor or agent will likely assist you throughout the home buying process, including scheduling a home inspection. The decision of who to hire is ultimately yours and the home inspector will reach out to you directly for the contract and payment. Click Here to schedule an inspection.

Yes. The seller’s agent can help you verify that the utilities (water, electric, gas, etc.) are turned on. We will be checking water flow, light switches, HVAC equipment, and appliances in the home. If one or more utilities are not turned on, we will not be able to inspect certain systems and components.

We do not turn on utilities ourselves because there is usually a very good reason they are shut off in the first place, such as lapsed payment, leaks, unsafe conditions, or damaged valves.

We take about 3-5 hours to ensure we thoroughly inspect all accessible systems and components so you can make an informed decision. The inspection time varies based on the size, age, and condition of the home. Older homes and homes in disrepair take longer to inspect due to having more potential problems to report on. Our goal isn't to inspect fast - our goal is to be thorough.

No. While not mandatory, we encourage clients to be present if possible. You can follow along in most cases except during unsafe or cramped areas such as attics, crawl spaces, and when opening electrical panels. Your presence enables us to provide real-time insights, answer questions, and address concerns on-site before you receive the inspection report.

For unique situations, we would defer to your realtor or agent if your presence is necessary. The seller may still be residing and/or present in the home, the seller may still have their personal belongings in the home, there may be secured or unsecured pets or animals on the property, or there may even be law enforcement, emergency personnel, or utility company workers on the property for whatever reason.

Usually the same-day, or within 3 business days at the latest. We electronically send you the written report in PDF format through IRBpro's industry-leading software.

Using IRBpro's industry-leading software, our report provides you a detailed writeup with quality statements and photographs of the home's systems and components that do not function as intended, appear to not function as intended, need further evaluation by a specialist, or have a safety or habitability concern. We describe system and component types, materials, and energy sources, as well as our observation and entrance methods.

We let you know if we did not inspect an item due to a limitation. Examples of limitations include not having visible or physical access to a space or component, not having power in the home to check electrical components, or not inspecting an item if the space, component, or situation is unsafe to do so. We will document the limitation in the report and can reschedule with you to inspect that missed portion at a later date.

No. The inspection information is confidential and for your eyes only (and your realtor or agent if you allow it). We do not share with other realtors, agents, buyers, sellers, or industry specialists. The report can only be disclosed to other parties with your explicit permission. Also, our reporting software ensures your data privacy and does not share any collected data with third parties.

Your realtor or agent will assist you in making a repair request, scheduling specialists for further evaluation, and conducting contract negotiations prior to closing. Some buyers are fine with no repairs if the house price is reduced or the seller provides concessions. Some buyers prefer the opposite with paying a little more for the house if repairs are done. If repairs are requested and made, you can also schedule us to re-inspect the made repairs or corrections.

No. Inspection reports are not mandatory repair lists. It is the seller's discretion to make repairs or not. However, the inspection report findings are often included in contract negotiations prior to closing. Discuss with your realtor or agent for more details.

A full home inspection is still recommended because sellers are not always aware of major problems until they're discovered by a licensed home inspector. As a generalist, a home inspector is tasked with observing and evaluating all systems and components of the home, not just the issues in the disclosure.

Yes and No. We only look for mold and other wood-destroying fungi if there is evidence of consistent water penetration and material decay. We are not certified mold inspectors. We do not verify or test what kind of wood-destroying fungi it is or how safe it is for your health. If mold is discovered, we will direct you to seek further evaluation from an industrial hygienist.

Yes. Insurance is a requirement to be a licensed home inspector! We carry General Liability insurance up to $250,000, which protects your home if we cause any damage while on the property. We also carry Errors and Omissions insurance up to $250,000, which protects us financially if we miss defects during the inspection that later causes property damage or requires significant repairs.