Frequently Asked Questions

A comprehensive visual evaluation of all major structures and systems required by WAC 308-408C Standards of Practice and RCW 18.280: roof, exterior cladding, flashing, decks, foundation, structure, garage, electrical systems, plumbing systems, heating and cooling (HVAC), ventilation, insulation, interior rooms, kitchens, bathrooms, and fireplaces. We also include FLIR thermal imaging in every inspection at no additional charge, which helps us detect hidden moisture, insulation gaps, and electrical hot spots invisible to the naked eye. Inspection is visual and noninvasive, limited to accessible areas per RCW 18.280.030.

Inspection length varies based on the size and condition of the property. For a typical single-family home, plan for 2 to 4 hours. Larger homes, older homes, or properties with multiple systems (pool, well, septic, etc.) may take longer. We never rush. Thoroughness is the point. We'd rather take an extra 45 minutes and find the thing that saves you $20,000 than hit a time target.

Yes. We hold a valid Washington State Home Inspector license per RCW 18.280 (License #25025346) and adhere to WAC 308-408C Standards of Practice. We carry [PLACEHOLDER · add E&O and general liability insurance details here]. You can verify our license status at any time at dol.wa.gov.

To ensure the most thorough inspection possible, make sure all areas are accessible: attics, basements, crawlspaces, garages, and utility rooms. Remove obstacles from around HVAC systems, electrical panels, and water heaters. If the property is vacant, make sure utilities (gas, electric, water) are connected and turned on. If the seller is still occupying the home, let them know we need access to all rooms, closets, and mechanical spaces. The more we can access, the more complete the report.

Pricing is based on the service you choose, your home's square footage, and the home's age. Our standard Home Inspection with Infrared starts at $499 (FLIR thermal imaging is included on every inspection at no extra charge). The Inspection + Sewer Combo, our most popular package, starts at $699. The Premium Package — which adds air quality / mold testing — starts at $999. Larger or older homes scale up; specialty add-ons like sewer scope, radon, water quality, lead, and asbestos are priced separately. See our full Pricing page for complete details and instant booking.

Same day, guaranteed. Your digital inspection report, complete with high-resolution photos and findings organized by system and priority, is delivered via email and a secure online link the same day as your inspection. You can view it on any device. We also offer an on-site report review at the end of the inspection where we walk you through the key findings in person before you leave the property.

Absolutely, and we encourage it. Buyers who follow along and ask questions during the inspection come away with a far deeper understanding of the home's condition than those who simply read the report afterward. You'll see exactly what we're seeing, hear our real-time findings, and leave with the kind of knowledge that makes you a smarter negotiator and a more prepared homeowner.

We offer a 100% Satisfaction Guarantee. If you are not completely satisfied with the thoroughness of your inspection, notify us in writing within 48 hours of the inspection's completion and we will refund your inspection fee in full. No questions asked. We stand behind our work completely. In our experience, the guarantee almost never gets invoked, because we don't leave anything on the table.

Yes. Mold testing is a critical add-on available with any inspection. We collect air and surface samples that are analyzed by an accredited laboratory, providing certified results for mold spore counts and species identification. Mold is not always visible; it grows inside walls, under flooring, and in crawlspaces where a standard visual inspection cannot reach. Testing is the only way to confirm a home's air quality is safe for your family. This is especially important in Pacific Northwest homes where moisture exposure is common.

Yes. Radon testing is an add-on available with any inspection. We use 48-hour continuous digital monitoring devices to measure radon levels, the most accurate method available for residential testing. Radon is an odorless, colorless radioactive gas that seeps from the ground into homes through foundation cracks and gaps. It is the second leading cause of lung cancer in the United States, and approximately 1 in 15 U.S. homes has elevated levels. We strongly recommend radon testing for all home purchases in Washington State.

Yes. Even newly built homes have defects — framing issues, improper installations, and code violations are common in new construction, and they're dramatically cheaper to catch before finishes are installed. A new build gets the same comprehensive inspection as any home, including FLIR thermal imaging that reveals envelope and insulation issues hidden behind drywall. A thorough pre-closing inspection on a new-construction home is one of the highest-value inspections you can commission.

A sewer scope is a high-definition fiber-optic video camera inspection of the main sewer lateral, the underground pipe connecting your home's plumbing to the city sewer main. The camera travels the entire length of the pipe, revealing root intrusion, pipe bellies (low spots where solids accumulate), cracks, offsets, and blockages. In the Pacific Northwest, tree roots are endemic and older clay and cast-iron pipes are common. A sewer scope is one of the most important add-ons you can request: a single sewer line replacement can cost $8,000 to $20,000 or more.

Yes. Every deficiency and area of concern is documented with high-resolution photography. Our reports are delivered using Spectora, modern inspection software that supports embedded video, 360-degree images of key areas like crawlspaces and attics, and plain-language findings organized by system and priority level. You can view the full interactive report on any device, share it with your real estate agent or contractors, and reference it for years after the inspection.

Yes. We bring FLIR thermal imaging cameras (included in every inspection), a 4K drone for aerial roof and exterior surveys, a high-definition sewer scope camera for underground pipe inspection, and pinpoint moisture meters to confirm thermal findings. These are not gimmicks. They are the tools that allow us to find problems a standard visual inspection cannot. Steep roofs, inaccessible crawlspaces, and underground pipes are precisely the areas where hidden defects hide. We go where others don't.

Yes. Our Potable Water Testing add-on covers bacteria, nitrates, and lead — analyzed by a certified laboratory. Available as a $349 add-on with any inspection or $499 standalone. Essential for any property on a private well and strongly recommended for older homes with galvanized or lead supply lines. (Note: we test water quality; we do not currently offer separate well or septic system inspections.)

Pool and spa inspections are evaluated case-by-case. Contact us with the property details and we'll let you know same-day whether the pool/spa equipment can be added to your inspection scope, or whether you'll want to bring in a specialty pool/spa contractor for that portion. Either way, we'll help you make the right call before closing.

A professional inspection acts like an insurance policy on your investment. It reveals the home's full condition before you close so you can:

1. Negotiate. Use findings to request repairs or a price reduction before closing.
2. Budget. Know exactly what deferred maintenance and future repairs you're taking on.
3. Walk away. If the home has issues beyond what you're willing to accept, find out before you own them.
4. Plan ahead. Even if everything is fine, the maintenance tracker in your report is a roadmap for homeownership.

The cost of a home inspection is trivial relative to the value of a home. Skipping it to save a few hundred dollars on a $500,000 purchase is the single worst financial decision a buyer can make.

No, and this is actually required by Washington State law. Per RCW 18.280.120, a licensed home inspector cannot perform any repair work on a property they have inspected for a period of one year from the date of the report. This is an ethical safeguard: it prevents inspectors from manufacturing repair work for their own financial benefit. We will note all deficiencies clearly in your report and can provide a list of trusted licensed contractors in your area, but we will never be the ones doing the repairs.