A home inspection is a visual check of the home’s major systems and structure. We look at the areas that are safely accessible and identify any defects or safety concerns. It’s important to know that an inspection isn’t a guarantee, a warranty, or a code compliance review. It’s a clear snapshot of the home’s condition on the day of the inspection.

We recommend scheduling it as soon as possible after the contract is signed. Check with your agent to see when your inspection period window ends to ensure inspections are completed within that time frame.

Inspections generally take between 2-3 hours to complete, depending on the size and condition of the home. While our online scheduler tries it’s best to guesstimate the duration, it is not always accurate. If you plan to attend, please contact the office to get a more accurate time estimation.

We do everything we can to inspect every portion of the home. Some areas just can’t be accessed or tested without risking damage to the home or its components. When that happens, we’ll clearly note the limitation in the report and during your walkthrough. If the issue can be corrected (for example, moving a car so we can reach the attic), we’re happy to return for a small fee to complete the inspection.

Once your inspection is scheduled through our online scheduler, we’ll confirm the details and send a confirmation email to everyone involved. You’ll also get an email with a blue “Inspection Details” button where you can make your payment electronically. While we ask that the agreement be signed before your inspection, you can pay anytime before, during, or after. Just note that reports can’t be viewed until the inspection agreement is signed and payment is complete.

Some services, like a sewer scope or indoor air quality test, can be added directly through your client dashboard. For third-party services such as WDO, pool, or septic inspections, just contact our office. You can call, text, or email us and we’ll get them added for you.

You can reschedule or cancel anytime by reaching out to our office by phone, text, or email. We just ask that you give us at least 24 hours’ notice before the inspection start time. If less notice is given, a fee may apply — and we truly hate having to charge it.

If we inspect a home we’ve seen before, we don’t disclose that history unless specifically asked. Every inspection is a fresh, independent evaluation- a snapshot of the home’s current visible condition. We cannot share details or findings from any prior inspection, since those reports belong exclusively to the original client. It’s also important to remember that issues noted in a past inspection may have already been repaired, so our focus is always on the present condition of the property.

We inspect rain or shine, but certain conditions can limit what we can safely check. For example, a wet or stormy day may prevent us from walking the roof. In those cases, we’ll use alternate tools, like pole cameras, or return later if necessary. However, sometimes rainy weather can be a good thing, allowing us to see moisture intrusion in the attic which would have otherwise dried up in our hot climate.

You’re welcome to attend your inspection for as much or as little time as you’d like. Because of the limited time available at each home, the inspector may not be able to pause and explain every detail along the way. We generally recommend arriving near the end of the inspection for the walkthrough, when the inspector will review the major findings and answer your questions. If you do plan to attend, please let us know so we can make sure the inspector is aware.

The best questions are the ones that help you understand the home and plan for the future. Asking about upcoming major expenses (like roof or HVAC timelines) or potential safety concerns gives you practical insight you can use right away. What inspectors can’t answer are opinion-based questions such as “Should I buy this house?” Our role is to provide the facts so you can make your own decision. We know the walkthrough can feel like a lot of information at once, so don’t worry about remembering every detail. Everyday items like the location of your main water shutoff or the size of your HVAC filters are already included in the Information tabs of your report for easy reference.