A Trusted and Dependable Home Inspection Company
Our home inspection, in compliance with the CREIA Standards of Practice , includes a visual and basic functional evaluation (as applies) of the following:
- Cast-in-Place Slab-on-Grade Foundations
- Cast-in-Place or Masonry Raised Foundations & Floor Framing
- Conventional or Prefabricated Truss Roof Framing
- Wall Cladding including: Stucco, Fiber Cement, Brick, Various Shingle Types
- Various Architectural Components
- Grading & Drainage *
- Driveway, Walkways & Patio
- Decks & Balconies (attached) *
- Trellis Structures/Patio Covers (attached) *
- Retaining Walls *
- Gutters & Downspouts
- Steps & Landings
- Fencing (attached) *
*Additional fee's may apply
Clay & Concrete Tile
- Asphalt Shingles – 3 Tab & Dimensional
- Wood Shingles and Shakes
- Manufactured Shingles and Shakes
- Low Sloped Built-up of Various Kinds
Main Water Shut-Off
- Water Pressure/Regulator
- Combustion Air
- Air Ducts
- Main Panel
- Sub Panels
- Branch Circuits
- Outlets & Switches
Ground Fault Circuit Interrupters (GFCIs):
- Arc Fault Circuit Breakers (AFCIs)
- Light Fixtures
Water Infiltration/Moisture Intrusion
- Doors & Windows
Steps & Landings
Laundry Room Features
- Smoke & CO Detectors
- Safety Glazing
- All Built-In Appliances
- Exhaust Fans
- Ceiling, Walls & Framing (as applies)
- Floor Slab & Stem Wall Foundation
Fire Resistive Envelope & Door
Exterior Doors & Windows
Other Services Available
Inspection Specialty Tools
We carry a moisture meter, infrared camera and Zip Level in our “tool bag” and will use them at our discretion.
- The use of the infrared camera is probably the least understood and most overhyped tool that home inspectors carry. They are a wonder tool, if used properly, by a skilled inspector and if you know what you are getting. BUYER BEWARE!
- An IR camera is carried in our tool bag for field diagnostics. However, you'll probably never see us use it. We wanted to share some thoughts about inspectors who overly promote to prospective clients (home buyers) the use of infrared cameras during a home inspection. If "sold" on the idea, most buyers probably think that they are acquiring a "superior inspection method" for no extra charge that will make all the difference in their home inspection disclosure. Buyers are almost made to feel that these cameras will be used to survey every element of the home - walls, ceilings, roofing, door and windows, plumbing fixtures, electrical features, HVAC systems etc. and will help inspectors "see through walls". In fact, most inspectors, in the course of a home inspection, are in reality, only using the cameras "if deemed necessary" (can't get something for nothing) which sets up a situation where the inspectors are over-promising and under-performing and the buyer is unaware. The result is a false sense of security for the buyer and higher risk/liability for everyone involved.
- It should be understood that, when conditions are right, infrared thermography simply spots surface temperature differences, it DOES NOT find or detect moisture or, for that matter, prove, for example, that a fiberglass insulation batt is missing inside the wall. Follow up with a moisture meter, or further evaluation such as tearing open the wall, respectively, is required to confirm these conditions.
- The proper interpretation of the infrared image is the most critical. Thermography is extremely complex. Numerous, constantly variable interior versus exterior conditions all impact both the thermal image and its interpretation. The right conditions must exist for one of these cameras to discover or 'see' many latent deficiencies.
- The timing of an infrared inspection makes a difference. IR cameras work best during early morning hours, or in the evenings when it's cooler. Most home inspections are not performed at these hours. Unlike digital cameras, the use of an infrared (IR) camera requires significant training, knowledge and experience to be used effectively.
- Most home inspectors are not well trained for use of thermography. Many are not formally trained at all and if trained, most are "Level I" thermographers, which is a "beginner" status. At least, a Level II, preferably Level III would be needed to give you some assurance that they know what they were doing.
- Performing thermographic inspections does not require the inspector to be certified and/or licensed. The lower cost of infrared cameras has opened the door for unqualified inspectors. Numerous errors can be made by unqualified inspectors. These errors can be costly - including false positives, recommendations for further evaluation, delays and needless concern.
- If your inspector claims to be measuring temperature, moisture, looking inside of wall cavities, etc., chances are they are unqualified.
Finally, use of the IR camera is outside the scope of a home inspector's standard of practice which likely means that they are not covered by any E&O insurance that they may have.
- Legal experts will also tell you that using a "high tech" diagnostic tool can also make a buyer think that ALL systems are tested/evaluated to a similarly high level of technology, which is clearly not the case - again, setting up an over promise, higher liability situation. If a buyer wants a home inspector to incorporate IR camera use into the inspection, for everybody's sake, we recommend asking for documentation that the home inspector is highly qualified for using IR cameras and that a statement of methodology (what's specifically included or excluded in the inspection?) and, at least, a "negative report" be recorded in the inspection report. Also, expect to pay "a little" more.
ZipLevel – Water Level/Manometer
- We can sketch out a floor plan and plot floor level readings in order to identify indicators of foundation movement for an additional fee. This is included in a limited structural evaluation.
- Confirmation of water intrusion is most reliable when using an electronic moisture
detector. The results of a moisture detector for water intrusion are much more definitive than the results of an infrared camera scan. We can conduct a systemic moisture intrusion inspection for an additional fee.
- We do not currently offer drone inspections in any capacity, but we work with highly qualified 3rd party professionals who do and can coordinate a roof fly over with associated analysis for an additional fee.
- Here again, it’s totally BUYER BEWARE with inspectors and inspection companies who advertise drone inspections included at no additional cost.
- We all know PT Barnum’s maxim and even with a legitimate fly over, there are important limitations as to what can be discovered about the condition of a roof. If the roof has problems, you can usually tell by conventional means (from ladder, ground, window and attic vantage points).
- The best roof inspection is from “boots on the ground” i.e., walking the roof.
- If a drone inspection is a must have, regardless of the real need, make sure that the operator carries an FFA drone operator’s license and written that permission from the seller and nearest neighbors has been obtained in advance.
There is no one fee schedule that can fit all situations. Fees are essentially based on time needed, complexity and conditions.
Fees are based on many factors with the major considerations being:
- Square footage of the property
- Type of foundation (slab-on-grade is assumed - a foundation crawl space/sub-area will add a nominal additional fee)
- Room/structural additions
- Detached buildings/structures
Other cost adds may accrue with the inclusion of:
- Attached, aftermarket wood decks
- Retaining walls
- Swimming pool and/or spa
- Floor level survey
Requested review of any seller provided documents such as:
- TDS, construction plans & specifications
- Earthquake (seismic) disclosure
- Grading & drainage plans, soils reports
- Structural repair and/or slope remediation documents
- Copies of permits etc.
Our basic fees are very competitive with the overall valve (fee + superior disclosure) being unbeatable.
Don't make the mistake of hiring an inspector based on fee alone. Home inspections are not a commodity - home inspector thoroughness, competence, experience, credentials, type of report, time on and off site (photo review) vary greatly.
With home inspectors who deliver on-site reports, you get "zero" of the off-site activities which is a huge shortcoming.
The combined elements of a home inspection take time, effort and an application of knowledge and judgement. A home inspector with a low fee is "cutting" you somewhere.
Call and let us discuss your needs. The discussion is free! Let us educate you about the home inspection process. Even if you don't select us to conduct your inspection, you'll be much more knowledgeable about this "adventure" and be in a much better position to select the inspector that best fits your needs and resources.
WE OFFER A FEE MATCH POSSIBILITY for a bona fide quote from another well qualified inspector with similar style report and inspection practices. In some cases we will negotiate a fee if we are speaking with the "decision maker" and they are willing to make a commitment.