Questions I get a lot

Two to three hours on site for a typical detached house. Bigger or older places take longer; condos and small units are quicker.

Everything I can see and safely reach: roof, exterior, structure, electrical, plumbing, heating and cooling, the attic and crawl space, insulation, interior, windows, doors, the garage, and safety items like alarms and GFCIs. It's visual — I don't open walls or take things apart.

You don't have to be, but it's worth it. Most people show up for the last half hour and I walk them through what I found. If you can't make it, call me once you've read the report.

Usually the same day, 24 hours at the outside. I'll give you a firm turnaround when you book.

It depends on the property — type, size, age, where it is. Send me the details and I'll give you the actual price, not a range.

It's the same inspection, timed for the gap between your accepted offer and subject removal. If something serious comes up you've still got room to renegotiate or walk.

Yes. For a condo I stick to the unit interior. For a townhouse I do the full interior plus the attic, crawl space, and exterior parts that are yours.