A repair-request list that writes itself
Findings are already sorted by severity, so your agent can lift the material items straight into a repair request without arguing over cosmetics.
The inspection that decides whether you sign
A complete pre-purchase evaluation of the home you are about to buy — structure, roof, systems and safety — delivered in time for your due diligence deadline.
Buyer’s pre-purchase inspection
Buy the house, not the paint job
A staged home is designed to be persuasive. Fresh paint sits over water stains, a rug covers a soft floor, and a candle in the hallway does a lot of work. None of that survives a methodical inspection.
We spend two to four hours on a typical single-family home — on the roof where it is safe to walk it, in the attic, through the crawlspace or basement, at the panel, and at every fixture and appliance. Anything we cannot safely reach gets flown with a drone or noted honestly as inaccessible, never quietly skipped.
You are welcome to walk with us. Most buyers who do say it was the most useful hour of the whole purchase — you learn where the water shut-off is, how old the furnace really is, and which of your worries were never worth the sleep.
- Resale homes of any age, from 1920s bungalows to last year’s build
- Condominiums, townhomes and duplexes
- Due-diligence and option periods with tight deadlines
- Buyers who want to attend and ask questions on site
2–4 hrstypical time on site for a single-family home
Scope of work
What we inspect, item by item
Our scope follows the recognised standards of practice for home inspection, plus the extras most inspectors charge for separately.
- Roof covering, penetrations, flashing and chimney crown
- Gutters, downspouts, grading and site drainage
- Attic structure, ventilation and insulation depth
- Foundation, framing, crawlspace moisture and supports
- Exterior cladding, trim, soffits, decks and railings
- Windows, doors, glazing and weather sealing
- Electrical service, panel, breakers, GFCI and AFCI
- Visible wiring, outlets, switches and light fixtures
- Water supply, drains, traps, vents and visible leaks
- Water heater age, capacity, venting and safety valve
- Furnace, heat pump, air conditioning and ductwork
- Kitchen and laundry appliances in normal operation
- Bathrooms, ventilation, fixtures and water pressure
- Garage, firewall separation and door auto-reverse
- Stairs, handrails, guardrails and trip hazards
- Smoke and carbon monoxide alarm coverage
Why it matters
What the report gives you at the negotiating table
Cost context, not just problems
We tell you whether a finding is a $200 afternoon or a $12,000 project, so you know what you are actually negotiating over.
A basis for walking away
Sometimes the right answer is no. If the house has a problem we would not accept ourselves, we will say so in as many words.
Questions
Buyer’s inspection — common questions
We hold slots open for due-diligence work and can usually inspect within one to two business days, often the next morning. If your deadline is tighter than that, call us — we will tell you straight away whether we can make it work rather than stringing you along.
Yes, if you can. You do not need to shadow every step — many clients arrive for the last hour so we can walk the house together and go through what we found while it is in front of us.
If you are out of state, we do a video call at the end instead and record the walk-through for you.
Then you found it before you owned it, which is the entire point. We will explain what it means, what a repair typically involves, and what kind of specialist should quote it. We do not do repairs ourselves, so we have nothing to gain from making a finding sound worse than it is.
Yes. We work around furniture and belongings, and we note anything that was inaccessible because of storage so you know exactly what was and was not examined.
Also available
Other inspections we run
Seller’s Pre-Listing Check
Fix surprises before a buyer’s inspector finds them.
Learn moreNew Construction & Pre-Drywall
Builder walk-throughs, phase checks and 11-month warranty visits.
Learn moreManufactured & Mobile Homes
Foundation certifications and full manufactured-home reports.
Learn moreUnder contract? Let’s get you on the schedule.
Send us the address and your due-diligence deadline. We will confirm the price and the first available slot, usually within the hour.