Every service, clearly priced.
Drone roof scans and thermal imaging are included on every full inspection at no extra cost. Sewer scope and other testing are available as add-ons. Here's exactly what's covered and what it costs.
Start here for a purchase, sale, or warranty deadline.
Base price is $350 up to 1,500 sqft, scaling with square footage above that. Homes 50+ years old add $50. A travel fee may be assessed for certain properties based on distance.
Buyer's / Standard Home Inspection
View details →A full top-to-bottom inspection before you close — roof, foundation, systems, and structure — with drone roof scans and thermal imaging included.
- Roof, attic & structure
- Electrical & plumbing systems
- HVAC
- Same-day digital report
How long does the inspection take?
Typically 2–4 hours depending on home size — I'll give you a more exact estimate when you book.
Can I attend the inspection?
Yes, I encourage it — walking the property together lets me point out findings in real time.
Pre-Listing Inspection
View details →The same full inspection, done for sellers — know what a buyer's inspector will find before you list, so you control the negotiation instead of reacting to it.
- Full inspection scope
- Seller-facing report
- Repair-priority list
Do I have to share the report with buyers?
No — it's yours to use however you'd like, including deciding what to disclose.
Will this replace the buyer's own inspection?
Usually not — most buyers still hire their own inspector, but this helps you address issues before they're found.
11-Month Warranty Inspection
Catch construction defects while your builder's warranty is still valid — most buyers miss this window entirely. Full-system inspection of a finished home, priced the same as a standard inspection.
- Full inspection scope
- Warranty-deadline documentation
What if my warranty expires in less than 11 months?
Book as soon as possible — the goal is catching issues while you can still file a warranty claim.
What's different from a standard inspection?
Same full scope, timed specifically to catch defects before your builder's warranty window closes.
Phase inspections for homes being built.
Pre-Drywall Inspection
View details →Inspection of framing, rough electrical, plumbing, and HVAC before walls are closed up — the last chance to catch issues without opening a finished wall.
What exactly gets inspected at this stage?
Framing, rough electrical, plumbing, and HVAC — everything that gets hidden once drywall goes up.
Can this replace a final walkthrough inspection?
No — it covers different systems at a different construction stage; most new-construction buyers get both.
Final Walkthrough Inspection
Full-system inspection of the completed home before closing — priced the same as a standard inspection.
When should I schedule this?
Ideally after the builder's final punch-list is complete, before your closing date.
Does this cover the same ground as pre-drywall?
No — this is a full-system inspection of the finished home, separate from the framing-stage inspection.
Building new? Bundle all three and save.
Pre-drywall, final walkthrough, and 11-month warranty inspections work best together — each one catches issues at a different stage of construction. Ask about 10% off when you book all three as a package.
Technology most inspectors charge extra for.
No extra cost, no separate line item — these come standard.
Thermal Imaging
Infrared scanning across the home to catch hidden leaks, missing insulation, and overheating electrical connections.
Does this cost extra?
No — included on every inspection at no additional charge.
What can thermal imaging actually find?
Hidden moisture, missing insulation, and overheating electrical connections not visible to the eye.
Drone Roof & Gutter Scan
Aerial footage of the full roof, chimney, and gutters — safer and more complete than what's visible from a ladder.
Is this safer than a ladder inspection?
Yes — it gives a full view of the roof and gutters without anyone climbing on it.
Does weather affect this?
Strong wind or rain can delay the flight, but it's rescheduled as part of the same visit whenever possible.
Add testing to your inspection, save a follow-up trip.
Priced lower when bundled with a full inspection than booked on their own — see Standalone Services below for solo pricing.
Sewer Scope Camera
View details →Camera run through the main sewer line to catch root intrusion, bellies, and pipe damage before they become a post-closing surprise.
Why would I need this if the plumbing works fine?
Sewer line problems like root intrusion or cracks often don't show symptoms until they become expensive.
Is this required for older homes?
Not required, but strongly recommended for homes with mature trees nearby or clay/cast iron piping.
Radon Testing
View details →ANSI/AARST-compliant continuous monitor test for radon gas — required by many lenders in this region.
How long does the test take?
The monitor runs continuously for 48 hours; I place and retrieve it as part of your inspection visit.
Is radon common in this area?
Elevated radon levels are common enough in the DMV that many lenders require testing.
Termite / WDI Inspection
View details →Wood-destroying insect inspection, often required for VA and FHA loans. Performed by a licensed third-party pest control partner.
Who performs this test?
A licensed third-party pest control partner, not me directly — I coordinate scheduling.
Is this required for my loan?
Often required for VA and FHA loans — check with your lender.
Mold & Air Quality Testing
View details →Identify hidden mold and air quality issues before they affect your health or your closing. Additional surface swab samples available at $40/sample.
How many samples are included in the base price?
The base price covers standard air sampling; additional surface swab samples are $40 each.
How long do results take?
Lab results typically return within a few business days after your inspection.
What does this test for?
Basic safety markers for well or municipal water.
Which tier do I need?
Potability covers basic safety — if your loan requires more, see the FHA/VA or Deluxe tiers.
Water Quality — FHA / VA
Expanded testing panel meeting FHA and VA loan requirements.
Is this the same test lenders require?
Yes, this panel is built to meet FHA/VA loan requirements.
How is the sample collected?
I collect the water sample during your inspection and send it to a certified lab.
Water Quality — Deluxe
Our most comprehensive water testing panel, for buyers who want the full picture.
What makes this different from the other tiers?
It covers the widest range of contaminants for buyers who want the fullest picture.
How long until I get results?
Typically a few business days after sample collection.
Already own the home? These are priced on their own.
Booked without a full inspection, these run a bit higher than the bundled add-on price above — that's what covers a dedicated trip just for this service.
Sewer / Septic Line Scope (Only)
Standalone camera inspection of the main sewer or septic line.
Do I need a full inspection to book this?
No — this can be booked entirely on its own.
How long does it take?
About 1 hour on-site.
Radon Testing (Standalone)
Same ANSI/AARST-compliant test, priced the same whether bundled or standalone due to fixed vendor logistics.
Why is this priced the same as the bundled add-on?
Radon testing has fixed vendor logistics regardless of whether it's bundled, so the price doesn't change.
Mold & Air Quality (Only)
Standalone mold and air quality assessment. Additional surface swab samples available at $40/sample.
Can I book this without a full inspection?
Yes, this is a fully standalone service.
What's included?
Air quality sampling plus a visual assessment; surface swabs available at $40/sample.
Water Quality — Potability (Only)
Standalone basic water safety testing.
What does this cover?
Basic safety testing for well or municipal water, booked as a standalone visit.
Water Quality — FHA/VA (Only)
Standalone expanded testing panel for loan requirements.
Is this accepted by lenders on its own?
Yes — it's the same panel used to meet FHA/VA loan requirements.
Water Quality — Deluxe (Only)
Standalone comprehensive water testing panel.
Who should get this tier?
Homeowners who want the most comprehensive contaminant panel, independent of any loan requirement.
Re-Inspection
Follow-up visit to confirm repairs were completed correctly.
What does a re-inspection cover?
A follow-up visit to confirm previously identified repairs were completed correctly.
Do I need the original inspection report?
Helpful but not required — I can work from the repair list you received from any inspector.
Focused inspections for a specific concern.
Roof Inspection
View details →Focused roof assessment, including drone footage, for homeowners dealing with a leak or insurance claim.
Does this include drone footage?
Yes, drone footage is included in this focused inspection.
Is this enough for an insurance claim?
Often yes — check with your insurer on their specific documentation requirements.
Deck Inspection
Structural safety assessment of an existing deck.
What does this check for?
Structural safety — ledger board attachment, footings, railings, and general wear.
Foundation / Crawlspace Inspection
View details →For homeowners with a specific concern — cracking, settling, or water intrusion — without a full home inspection.
What signs suggest I need this?
Visible cracking, doors or windows sticking, or standing water in a crawlspace.
4-Point Inspection
Focused report on roof, electrical, plumbing, and HVAC — commonly requested by insurance carriers.
Who typically requests this?
Insurance carriers, especially for older homes.
What does it NOT cover?
It's a focused report — not a full home inspection.
Walk and Talk Consultation
An informal walkthrough with verbal guidance — no written report — for buyers who want a second opinion before making an offer.
Do I get a written report?
No — this is verbal guidance only, no written documentation.
Can I upgrade to a full inspection later?
Yes, anytime.
Office, retail, and mixed-use inspections.
Commercial properties are quoted separately — every job is scoped around your specific building.
Not sure which service you need?
Tell me what's going on and I'll point you to the right inspection — no pressure to over-buy.