Single Family Home Inspection
Available for single family residences, this complete top-to-bottom visual inspection is most often for buyers, but also available to sellers who want to minimize any costly hidden surprises prior to listing their home. This is a traditional home inspection. Thermal Imaging and Aerial Videography/Photography services are available and will be used on a case by case basis if a condition presents itself.
Condo and Townhome Inspection
Condos and Townhouses will have reduced pricing and will not include common areas to be inspected, typically covered by the homeowner’s association, including roofing, siding, attics or crawlspaces. If you would like these areas inspected, please use single family home pricing. Be aware that often times, a condo or townhouse H.O.A. will not allow for access to these areas as well as it is a common space owned and operated by the H.O.A.
Seller Pre-Listing Inspection
These inspections are for owners who have taken great care of their home and want to fully disclose the condition of it. This can also be made public to potential buyers if the current owner chooses to do so, to alleviate any surprises and help to make the offer process with no surprises, thereby marketing the home with nothing to hide (full disclosure). By providing this inspection report to potential buyers. The listed property might not be subjected to multiple home inspections that buyers would otherwise pay for. As these will be performed in the same manner as a Single Family Home Inspection, pricing will be reflective of this.
Sewer Scope Inspection
Sewer scope inspections are the only method available to see the condition of the sewer line from the residence to the street. A camera is inserted from an access point in the residence and records the condition of the line all of the way to the sewer hub at the street. Sewer scope inspections can show evidence of tree roots, blocked lines, corroded, restricted or broken pipes and can save a home buyer from costly repairs.
Mold Testing and Inspection:
Mold reproduces by means of microscopic airborne spores. Mold will start to grow indoors when the spores come in contact with damp/humid surfaces and will destroy these surfaces, including personal belongings and structural house components. I offer two different mold services that are more comprehensive then a DIY test. The results will be performed by an independent lab. Option 1 is a basic mold test that includes two air samples at a minimum. Option 2 a full inspection of the house that is more detailed, and also more informative in addition to the mold testing. I am not affiliated with any remediation companies, so I am fully unbiased to not be an alarmist. You will be able to make a much more informed decision on any health implications or remediation needs with the results.
Residential Home Inspections
What's Included and What to Expect:
A home inspection is a non-invasive inspection of the home and its conditions on the day of the inspection. It will include a report of any findings that would be of a concern compiled in the report with pictures as needed to help to describe the concern. Click here to see a sample inspection report.
The inspection will include the following:
Areas susceptible to current or previous water intrusion as visible. Water intrusion can be one of the largest problems for homes in the Northwest
Drainage - ensure there are no negative grades bringing water towards the house, proper landscape grading and clearance from the structure
Roofing - observe general type and condition, visible damage, detectable leaks, sheathing, proper flashing, proper installation and visible operation of gutter systems and drainage away from the structure. Skylights, plumbing vents, exhaust vents and roof vents (if applicable). Chimney integrity, chimney crowns, and spark arresting devices
Electrical - observe the service drop and service entrance (where applicable). Compare proper amperage rating for service type, electric reading(s) and grounding. Breakers, size of circuit brand wiring, test AFCI and GFCI circuits as well as combination AFCI and GFCI breakers. Fire hazards, corrosion, decay or unusual wear of the box. All sub panels and generator switches. Electrical fixtures by room, and proper function of GFCI protected outlets
Structural Components - including foundation, basement, crawlspace, slab, rafters/trusses, floor joist type and blocking, attachment
Siding or Exterior Cladding - inspect for current type(s) and condition
HVAC System - proper orientation, age (where identifiable). Condition of filtration, proper operation of controls and adequate heat gain or cooling gain(temperature allowable to test safely) and safety
Plumbing System - including locations of water shutoff, piping, drain type and adequacy, fixtures and faucets for functional flow and drainage. Identify leaks where possible. Observing toilets, sinks, showers, tubs, and any other components associated with plumbing in the residence. Observe water heater and protection device install and temperature of hot water delivery
Attics - when accessible, to observe insulation and condition of area and look for basic methods of construction and integrity.
Interior - including room by room for walls, ceilings, floors, stairs, fireplaces, a representative number of windows, doors and proper egress
Major Appliances - including washer, dryer, stove, refrigerator, oven, dishwasher (ensure proper drainage technique) and any other home appliances that may be present
Garage - check for function of garage doors and appropriate safety measures, firewall safety (as applicable) and electrical standards met
Life and General Safety - trip hazards, handrails and guardrail safety, deck safety if visible for attachment
Please Note - This is not an inspection for cosmetic appearances, paint conditions, carpet colors or flooring finishes, or anything that is aged and would be considered a hard finish. These are things that come with the house as is and should be considered as part of your purchase as is.
Prior to the Inspection, we will need to have a Customer Agreement acknowledged and on file from you. Upon inspection completion and receipt of payment in full, a report will be compiled and emailed to you within 24 hours. Your presence is highly recommended on site for the inspection so we can review any major items of concern in person and discuss any questions as they arise. I want you to be confidant in the purchase you are about to make and I also want you to be informed.
Your Inspection Report
To give you the high-quality home inspection you deserve, I use HomeGauge Software to produce my inspection reports. You’ll have access to your web-based report from your smartphone, tablet or laptop within 24 hours of your inspection. Your detailed report includes features such as:
Full Color High-Resolution Images
Video Explanations (if needed)
Detailed Inspection Notes
Click to see a sample inspection report.
Your home inspection report is valuable in negotiations and as a homeowner, since it thoroughly covers all the elements of your home. I’d love to help your family through the home buying process with an exceptional inspection of your property. Please contact me today with any questions or to schedule your next home inspection!