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
To ensure your inspection goes smoothly, please take the following steps:
✅ Secure Your Appointment
Sign the inspection agreement and submit payment within 24 hours of receiving your confirmation email.
If you prefer to pay in cash at the time of inspection, just reply to the confirmation email to let me know.
Note: Personal checks are no longer accepted.
💡 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:
Make sure the attic is accessible.
Remove personal belongings from:
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.
📝 Optional Addendum Language (for Contracts)
Consider including the following in your purchase agreement to help ensure proper access and utility activation:
A. Seller will have all utilities on and will ensure that crawl space, garage, and attic areas are accessible and free of debris or personal items.
B. If any areas or systems cannot be inspected due to utilities being off or access being blocked, the Seller agrees to make those areas available and cover the cost of any required re-inspection.
🔔 Inspection Reminder
A reminder email will be sent before your scheduled inspection.
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.
If you’re working with a Realtor:
Let them know I have SupraKey access and can enter the structure if a Supra box is present.
If a combo lockbox is used, I’ll need the access code in advance.
The inspection should also be scheduled in ShowingTime if your Realtor uses that app.
👥 Client Attendance
You’re welcome — and encouraged — to attend the inspection.
The best time to arrive is around 10:30 a.m., approximately 90 minutes into the inspection.
The first hour to hour and a half is when I’m most focused, following a detailed routine to thoroughly evaluate the structure.
You may arrive earlier if desired, but I kindly ask that you save questions until the end so I can maintain concentration during the critical first phase of the inspection.
🕒 Inspection Duration
Most inspections last between 2.5 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
Here’s what to expect once your inspection is complete:
📄 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 homes, I typically find 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:
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 peace of mind 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 — 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.
