What to Expect Before, During, and After Your Home Inspection
*Please see the bottom of the page for Radon and Mold Testing Information along with RepairPricer Information
BEFORE
✅ Secure Your Appointment
• Please sign the inspection agreement and submit payment within 24 hours of receiving your confirmation email, to avoid automatic cancelation of the inspection.
• If you prefer to pay in cash at the time of inspection, simply reply to the confirmation email to let me know.
• Note: Personal checks are no longer accepted.
🔑 Accessing the Property
• To help ensure the inspection proceeds smoothly, arrangements should be made in advance to provide access to the structure at the scheduled inspection time.
• I have SupraKey access and can enter the structure if a Supra lockbox (blue box accessed via phone app) is present.
• If a combination lockbox is used, the access code must be provided in advance.
• Please confirm access details with your Realtor prior to the inspection and verify that the inspection has been properly scheduled in ShowingTime (if your Realtor uses that platform), or directly with the listing agent, to help avoid delays or rescheduling.
💡 For Vacant Structures
• Confirm with your Realtor that all utilities (water, power, and gas) are turned on.
• Ensure all shut-off valves and breakers are in the ON position.
• My insurance policy does not permit me to activate or deactivate utilities or appliances.
🏠 For Occupied Structures
Ask your Realtor or the seller(s) to:
• Ensure the attic is accessible.
• Remove personal belongings from the following areas:
– Attic access areas
– Crawl space entries
– Electrical panels
– HVAC systems
– Water heaters and other major appliances
• I inspect what is safely visible and accessible. Personal items are not moved during the inspection.
🔔 Inspection Reminder & Client Concerns
• Prior to your inspection, you will receive a reminder email.
• Clients are encouraged to reply directly to that email or email me separately if there are any specific concerns, areas of interest, or past issues with the structure they would like me to pay special attention to during the inspection.
• While all accessible areas are inspected in accordance with applicable standards, advance notice of particular concerns can help ensure they are addressed during the inspection.
🐜 Wood Destroying Insect (WDI) / Termite Inspections
• A dedicated WDI (termite) inspection is highly recommended for most transactions, particularly in our region.
• WDI inspections are separate from a standard home inspection and are performed by licensed pest control professionals who specialize in wood destroying insect activity and damage.
• To learn more about why a dedicated WDI inspection matters and what to look for in a qualified WDI inspector, click here:
👉 https://www.prohitn.com/why-a-dedicated-wdi-inspection-matters/
DURING
Here’s what to expect on inspection day:
⏰ Arrival Time
• Inspections are scheduled for 9:00 a.m., and I typically arrive between 8:45 and 9:00 a.m.
• To help ensure the inspection begins on time, please confirm property access arrangements in advance with your Realtor.
👥 Client Attendance
• Client attendance is welcome and encouraged.
• The best time to arrive is typically around 10:00 a.m., which allows me to focus on documenting any significant issues during the initial portion of the inspection.
• You may arrive earlier if desired; however, I kindly ask that questions be saved until the end so I can maintain concentration during this critical phase.
• To ensure a thorough and accurate inspection, I ask that clients do not shadow me room-to-room or closely follow along during the inspection. Inspections require uninterrupted focus, careful documentation, and attention to many details throughout the structure.
• There will be plenty of time at the end of the inspection to review findings and discuss any questions or concerns.
• If you plan to attend the inspection, please reply to the confirmation email or email me in advance so I can expect your arrival and plan accordingly. As I may arrive early to vacant properties and finish prior to 10 am.
🕒 Inspection Duration
• Most inspections last between 90 minutes to 4 hours, depending on the age, size, and condition of the structure.
➕ Additional Services
• Your confirmation email included a list of optional add-on services, such as:
– Indoor Air Quality (IAQ) Testing
– Radon Testing
– Detached Structure Inspections
– And more
• If you would like to add any of these services, please contact me prior to the inspection so I can prepare accordingly.
AFTER
📄 Receiving Your Report
• You’ll receive your inspection report via email on the afternoon of the inspection.
• The report is detailed and packed with information. My goal is to be as thorough and transparent as possible on every structure I inspect.
📋 What to Expect in the Report
• Even in well-maintained structures, I typically identify 40 or more deficiencies.
• In older, neglected, or distressed structures, it’s not uncommon to identify 80+ issues.
• This level of detail ensures you fully understand the condition of the structure and its components, and gives you the knowledge needed to move forward with confidence.
📞 Questions? I’m Here to Help
• If you have any questions at all, don’t hesitate to reach out by:
– Text
– Email
– Phone call
⭐ Reviews Matter — Thank You
• After the inspection, you’ll receive a review request from my software.
• If you feel I’ve earned it, I would deeply appreciate your feedback.
• Your reviews are how I earn over 80% of my business and continue to provide for my family.
• I truly hope it’s clear how much pride I take in my work. Your understanding and clarity are my top priorities.
Radon Information
If you’ve added Radon testing to your inspection, here’s what to know:
🧪 How It Works
Testing is performed using a calibrated Corentium Pro monitor.
The test runs for a 48-hour period, measuring the average indoor Radon level in picoCuries per liter (pCi/L).
Results are available immediately when the device is picked up.
Any 48-hour average of 4.0 pCi/L or higher is considered elevated, and a mitigation system is recommended for the safety of the occupants.
🗓️ When Testing Occurs
The monitor will be set up either:
2–3 days before your inspection (to provide results at the time of inspection), or
During the home inspection, with collection taking place two business days later.
Scheduling depends on availability. If you have a preference for setup before or during the inspection, feel free to let me know and I’ll do my best to accommodate.
🌧️ Weather Considerations
Normal weather conditions (rain, light snow, and mild wind) do not affect results.
However, strong thunderstorms or low-pressure systems can skew readings.
If such weather is expected, I may recommend adjusting the schedule for more accurate results.
Indoor Air Quality Testing - Mold Testing
If you’ve added IAQ testing to your inspection, here’s how the process works:
🌬️ How IAQ Testing Works
Testing involves attaching a sealed laboratory slide to an air pump that draws 15 liters per minute of air for 5 minutes, creating a 75-liter air sample.
These samples are used to detect and measure airborne mold spores in parts per million (ppm).
🧪 Sample Collection
One outdoor “control” sample is collected to establish a baseline for comparison.
Two indoor samples (one per 1,000 sq ft of finished space) are collected as part of the base fee.
Pricing:
$400 with a home inspection
$450 standalone
+$50 for each additional 1,000 sq ft over 2,000 sq ft
🌦️ Weather Requirements
Testing requires:
At least two hours of dry weather before testing begins
Temperatures above freezing
If conditions are not suitable, the test may need to be rescheduled.
📊 Reporting
Samples are overnighted to an accredited laboratory for professional analysis.
You’ll receive two reports within two business days:
A lab report detailing the type and concentration of mold spores detected
A custom report from me documenting testing locations, sample media used, and any relevant recommendations
Repair
Pricer
Report
If you added a RepairPricer report to your inspection:
Your RepairPricer report will be emailed to you directly from RepairPricer within 24 hours of receiving your inspection report.
For Friday inspections, the RepairPricer report will be delivered the following Monday.
This report provides cost estimates for the deficiencies listed in your inspection and can be a helpful tool for negotiating repairs or planning future upgrades.
