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Typically 3-7 days lead time, but we often have next-day availability for urgent buyer inspections during competitive escrows. Just call — we'll find a way to make it work.
Yes, strongly recommended. We provide an on-site walkthrough and verbal summary at the end of every inspection — and there's no substitute for asking questions in person while we're standing in front of the actual issue. If you can't physically attend, we'll do a video call walkthrough at the end.
Most inspections run 2.5 – 4 hours. Larger or older homes take longer. The walkthrough at the end typically adds another 20-30 minutes.
If you're the seller (pre-listing inspection), make sure we have access to the attic, crawlspace, electrical panel, and water heater. Move stored items out of the way of these access points if possible. If you're the buyer, your agent will coordinate access with the listing agent.
We believe thermal imaging is a baseline modern tool — not an upcharge. Many local inspectors charge $200+ for thermal scans. We already own professional FLIR equipment and have the training, so the marginal cost to use it on every inspection is small. The value to you, in catching hidden moisture, insulation gaps, and electrical hot spots, is significant.
Essential is our standard home inspection. Essential+ adds a sewer scope (highly recommended for any PNW home) and a free re-inspection after repairs. Complete adds mold testing on top of that. See our pricing page for full details.
Honest answer: No, we don't currently offer radon testing.
The Greater Puget Sound is in EPA Radon Zone 3 — the lowest-risk zone in the country. Average indoor radon levels here are typically below the EPA action threshold, and most homes test fine. We don't think the cost-benefit favors paying for professional radon testing on most homes in our service area.
We focus on residential inspections — single-family homes, condos, townhomes, and small multi-family (duplexes, triplexes). For commercial buildings, we'd refer you to a specialist who focuses on commercial inspection standards.
Yes, we inspect new construction homes. We also offer 11-month warranty inspections specifically timed for new builds — see our 11-Month Warranty page for details.
Inspecting a 1,400 sqft bungalow takes meaningfully less time than inspecting a 4,500 sqft custom home. Pricing by square footage keeps it fair — small homes don't subsidize large ones. See the full matrix on our pricing page.
If you bought the home and the seller agreed to fix specific items from our inspection report, we'll come back and verify those repairs were completed properly — at no charge. Included with Essential+ and Complete packages. We'll document the post-repair condition and update your report.
Payment is due at the time of inspection. We accept all major credit/debit cards through our scheduling system, plus check or cash on-site if preferred.
We don't run formal discount programs because we keep our base pricing fair for everyone. That said, we have priority scheduling and some additional tools for repeat real estate agent partners — see our For Agents page.
Within 24 hours — almost always the same day as the inspection. You'll receive a link to view the report online — or download as a PDF if you prefer.
Photo-rich, organized by severity (Action Needed / Monitor / OK), and structured for easy sharing. Typically 60-80 pages with 200-400 photos. View a sample report.
Always. There's no time limit on follow-up. We've answered questions for clients months — even years — after closing. That's part of what your inspection fee covers.
Call us. We'll talk through what we observed and our reasoning. Sometimes contractors and inspectors disagree about severity or repair approach — that's normal. We'll provide context and our honest opinion, and we're happy to talk to your contractor directly if helpful.