Question 1

How much does a standard home inspection cost?

Accepted Answer

A standard home inspection is $350 for homes up to 2000 sq ft. For every 500 sq ft over 2000 sq ft, there is an additional charge of $50. This pricing structure applies to all our packages.

Question 2

What is included in a standard home inspection?

Accepted Answer

A standard home inspection is a non-invasive, visual evaluation of the property's major systems and components that are safely accessible. This typically includes:
      
        Roof: Condition of shingles, flashing, visible leaks, and drainage systems
        Exterior: Siding, windows, doors, porches, patios, grading, and visible foundation
        Structure: Visible framing, foundation, and signs of movement or settlement
        Plumbing: Water supply lines, drains, water heater, and visible piping
        Electrical: Main service panel, outlets, switches, fixtures, and visible wiring
        Heating & Cooling: HVAC equipment condition and basic operation check
        Interior: Walls, ceilings, floors, windows, doors, stairs, and attic access
        Insulation & Ventilation: Where accessible (typically attic and crawlspace)
        Built-in Appliances: Basic operation of appliances like oven, range, and dishwasher
      
      This is a general overview—not a code inspection—and we don’t open up walls or move personal belongings.

Question 3

Are septic systems, pools, docks, lifts, and seawalls included in the inspection?

Accepted Answer

Yes, these items are included in the standard inspection as visual-only evaluations of the accessible components. No invasive testing or disassembly is performed, and findings are limited to what is safely visible.
      
        Septic systems: I inspect visible components like the tank lid (if accessible) and drain field area. No pumping or pressure testing is done.
        Pools and spas: I assess the visible structure, surface condition, and accessible equipment for basic function and signs of wear or damage.
        Boat docks, lifts, and seawalls: I evaluate above-water elements for visible deterioration or damage. Underwater components are not inspected.
      
      If anything appears damaged, I will recommend further evaluation by a qualified specialist.

Question 4

Are there different inspection packages, and what are the differences?

Accepted Answer

Yes, we offer three main packages:
      
        Basic Inspection ($350): For homes up to 2000 sq ft. Includes the General Home Inspection covering all key systems, appliances, irrigation, septic*, well*, pools, docks/lifts, and seawalls.
        Standard Inspection ($525): For homes up to 2000 sq ft. Includes everything in the Basic Inspection plus a 4-Point Inspection and a Wind Mitigation Inspection.
        Premium Inspection ($875): For homes over 2000 sq ft. Includes everything in the Standard Inspection plus Mold & Air Quality Sampling, Radon Testing, and an Infrared Scan.

Question 5

Is the 4-Point inspection included in the standard price?

Accepted Answer

A 4-point inspection is not included in the Basic Inspection package, but it is included in our Standard and Premium packages.

Question 6

How much does a standalone 4-Point or Wind Mitigation inspection cost?

Accepted Answer

A standalone 4-Point Inspection is $175, and a Wind Mitigation inspection is $125. If you bundle them together, the cost is $225.

Question 7

Do you offer discounts for bundling services like mold or radon testing?

Accepted Answer

Yes, these services are bundled at a discounted rate in our Premium Inspection package. You can also call us for a custom quote if you'd like to bundle specific services.

Question 8

Are there extra charges for older or larger homes?

Accepted Answer

There are no extra charges for older homes. For larger homes, we charge an additional $50 for every 500 sq ft over 2000 sq ft.

Question 9

Do you inspect pools, docks, or seawalls? Is that an additional fee?

Accepted Answer

Yes, we inspect them for no additional fee. It is a visual-only evaluation of accessible components. No invasive testing or disassembly is performed. If anything appears damaged or unsafe, I will recommend further evaluation by a qualified specialist.

Question 10

How do I schedule an inspection?

Accepted Answer

You can schedule by calling or texting us, sending an email, or using the scheduling form on our website.

Question 11

How long does a typical inspection take?

Accepted Answer

A typical inspection takes about 2 to 3 hours to complete.

Question 12

Should I be present during the inspection?

Accepted Answer

You are welcome to be present if you'd like. It's not a problem, although some home builders may have their own rules regarding this.

Question 13

What areas of the property do you inspect?

Accepted Answer

We inspect all major areas of the home that are safely and readily accessible. This includes the roof, attic, exterior, foundation, interior rooms, plumbing, electrical, HVAC systems, insulation, ventilation, and built-in appliances. We also visually inspect pools, spas, septic systems, and docks if they are present and accessible.

Question 14

Do you check for things like termites, mold, or asbestos?

Accepted Answer

I check for visible signs of these issues. However, a standard home inspection is not a substitute for specialized testing. If I see signs of termites, I'll recommend a licensed pest control specialist. If I see signs of mold, I'll recommend air or surface sampling for confirmation. If I see materials that may contain asbestos, I'll note it, but only lab testing can confirm its presence.

Question 15

What kind of tools and technology do you use?

Accepted Answer

I use modern tools like infrared cameras to detect moisture and energy loss, moisture meters, drones for inaccessible roofs, electrical testers, and gas detectors to ensure a thorough inspection.

Question 16

How soon will I receive the inspection report?

Accepted Answer

You will receive the report by early the following morning. Same-day reports can be provided for urgent situations.

Question 17

What will the report look like?

Accepted Answer

You'll receive a clear, digital report with a summary of key issues, detailed findings with photos, recommendations, and a breakdown by system. It includes both a PDF and an interactive HTML version.

Question 18

Will the report tell me if I should buy the house or not?

Accepted Answer

No, the report provides an unbiased evaluation of the property's condition to help you make an informed decision, but it does not advise on whether to buy the house. It gives you the facts so you can decide.

Question 19

What should I do if the inspection reveals significant problems?

Accepted Answer

If major issues are found, the first step is to review the report and get repair estimates from licensed contractors. You can then negotiate with the seller for repairs or a price reduction. Your real estate agent can help guide you through this process.

Question 20

Do you perform the repairs for the issues you find?

Accepted Answer

No, I do not perform repairs. It would be a conflict of interest. My role is to provide an unbiased assessment. I recommend consulting with licensed specialists for any necessary repairs.

Question 21

Can I call you after the inspection if I have questions about the report?

Accepted Answer

Absolutely! I encourage you to call with any questions. I'm happy to clarify any part of the report and help you understand the findings.

Frequently Asked Questions