Questions, answered without the runaround

Two to four hours for a typical single-family home, depending on size, age and access. Larger or older properties take longer, and we would rather run over than rush. We block the time accordingly instead of stacking appointments.

Two to three days is comfortable, but we hold slots specifically for tight due-diligence windows and can often inspect the next morning. Call and ask — we will give you a real answer rather than a maybe.

No, but it helps. Clients who attend the last hour learn where the shut-offs are, what the furnace’s real condition is, and which findings actually matter. If you cannot attend, we do a recorded video walk-through and a call instead.

If you are the buyer, nothing — just make sure the utilities are on and the property is accessible. If you are the seller or occupant, please clear access to the attic hatch, the electrical panel, the water heater and the crawlspace entry, and leave pilot lights lit.

Structure, roof, exterior, attic, insulation, foundation, electrical, plumbing, heating, cooling, ventilation, interiors, appliances and safety systems — every accessible component, documented with photos.

It is a visual, non-invasive inspection. We do not open walls or dismantle equipment, and we tell you clearly when something could not be reached instead of glossing over it.

We do not inspect inside walls, under buried pipes, or beneath permanently installed finishes. Specialist items such as radon, termite, sewer, well and septic are available as add-ons rather than being assumed in the base fee.

We also do not predict the future. A working water heater can fail the week after an inspection. What we can tell you is its age, its condition and its likely remaining life.

Yes, whenever it is safe to do so. When a roof is too steep, too high or too fragile to walk, we survey it with a drone at high resolution rather than looking at it from the driveway. Crawlspaces get entered unless standing water, vermin or structural hazard makes it genuinely unsafe.

We will not make the decision for you, but we will tell you exactly what we found and what we would be thinking about if it were our purchase. Clients usually find that more useful than a yes or no.

The same day in almost every case, usually within a few hours of leaving the property. If an inspection runs late in the evening, the report lands first thing the next morning. You will know the timing before we leave the site.

An interactive web link plus a printable PDF. It opens with a one-page summary of the findings that would change your decision, then every item with photos, video where useful, and a tag: Safety, Repair, Monitor or Maintenance.

Your agent can generate a repair-request list straight from it, and contractors can quote from the photos without a second visit.

No, and any inspector who implies otherwise is selling fear. A typical report contains a handful of items worth acting on and a longer list of normal maintenance. The tags exist precisely so you can tell the difference at a glance.

Always, and there is no time limit or fee. Clients call us years later about a report and we still answer. That is part of what the inspection bought.

The base price depends on heated square footage, starting at $[325] and rising with size. Age, crawlspaces and extra structures adjust it. Every figure is published on our pricing page rather than hidden behind a phone call.

Especially on a new home. We have never inspected a new build with no findings — missed strapping, unvented bath fans, flashing that stops short. Caught before closing, the builder fixes them at no cost to you.

Yes. Out-of-state buyers are a large part of our work. We do a video walk-through at the end, record it, and go through the report on a call at whatever hour works for your time zone.

We document it as inaccessible, explain why it matters, and recommend how to resolve it. An area that cannot be inspected is itself a finding, and it belongs in the report in plain sight.