Frequently asked questions

What exactly is a home inspection?

A home inspection is a detailed look at the major systems and components of a house — from the roof to the foundation. My goal is to give you a clear picture of the home’s current condition so you can make confident decisions, whether you’re buying, selling, or maintaining.

Can a house “fail” an inspection?

Nope. A home inspection isn’t a pass/fail test — it’s a snapshot of the house’s condition. Every home has quirks; the key is knowing what they are before you move forward.

How long does an inspection usually take?

Most inspections take between 2–4 hours, depending on the size and age of the home. I take the time needed to carefully look at each area without rushing, so you get the most thorough and accurate information possible.

Do I need to be at the inspection?

You don’t have to be there, but I encourage it! Walking through together gives you the chance to see things firsthand, ask questions, and learn about your home in real time.

What’s included in a home inspection?

I follow the InterNACHI® Standards of Practice, which means I inspect all the major systems:

  • Roof, attic, and insulation

  • Exterior walls, siding, and drainage

  • Plumbing and electrical systems

  • Heating and cooling equipment

  • Foundation, basement, or crawlspace

  • Doors, windows, and interior spaces

You’ll receive a detailed written report (with photos) outlining what I observed.

Will you tell me if I should buy the house?

That decision is always yours. My role is to give you the facts and clarity about the home’s condition. I’ll point out safety concerns, maintenance needs, and potential future issues — so you can decide what feels right for you.

What if you find something wrong?

It’s normal for homes to have issues — even new ones. Finding them isn’t about “failing” a house, but about making sure you know what’s there. Some things may be minor maintenance items; others might need a contractor’s attention. Either way, knowledge = power.

How much does a home inspection cost?

Pricing depends on the size and age of the home, as well as any extra services you choose (like radon or mold testing). I’ll provide clear pricing upfront so there are no surprises.

When will I get the inspection report?

You will receive the completed report within 24 hours, most reports are delivered same day. Radon takes 48 hours for the test to be completed and other add-ons can be a few days depending on the service.

Do you check for things like mold, radon, or wells?

Yes! Those are considered add-on services outside of the standard inspection. If they apply to your property or your peace of mind, I can provide those tests as well.

What makes your inspections different?

I approach every inspection with respect and detail. Respect for you (clear, non-condescending communication), respect for the home (careful presence), and respect for professional standards (InterNACHI® SOP). My mission isn’t just to deliver a report — it’s to give you the knowledge and confidence to care for your home.

What are the most common home inspection findings?

Every home we inspect has a few surprises, and that’s normal. Even brand-new construction has them. Here’s what we find most often, so nothing catches you off guard.

Safety items

  • Missing or non-working smoke and CO alarms. These are cheap and quick to fix, and they matter more than almost anything else on this list.

  • Missing GFCI protection. Outlets near water (kitchens, bathrooms, garages, exteriors) should shut off quickly if there’s a fault.

  • Loose or missing handrails and guardrails. Stairs and decks are a common spot.

Plumbing

  • Loose toilets. Usually an easy fix, but worth catching before it damages the floor.

  • Leaks under sinks. Small drips can quietly cause big damage over time.

  • Water heater issues. These include missing or improper discharge piping and signs of age or corrosion.

Exterior and water management

  • Poor drainage and grading. Soil that slopes toward the house sends water where you don’t want it.

  • Gutter and downspout problems. Clogged, damaged, or dumping water right at the foundation.

  • Worn roofing and flashing. Colorado weather is tough on roofs, so we always take a careful look.

  • Failed caulking and sealant. Around windows, doors, and trim, this lets moisture in.

Interior systems

  • Electrical panel concerns. Examples are double-tapped breakers, missing knockouts, and loose or improper wiring.

  • Dirty or neglected HVAC. Filters that haven’t been changed and systems overdue for service.

  • Dryer vent problems. Lint buildup is a real fire hazard.

  • Attic issues. Low insulation, poor ventilation, or signs of past leaks.

A quick reminder: Finding a few of these doesn’t mean the home is a bad one. Most are routine maintenance or inexpensive repairs. Our job is to help you understand which items are minor, which deserve attention, and which might need a specialist.