Questions buyers ask.

Three to five days is comfortable. In busy months it can run a week, so call as soon as your offer is accepted — we can hold a slot before the contract is final.

Two to four hours for most houses. Larger properties, crawlspaces and add-on testing extend that. We do not rush and we do not book two inspections back to back.

Yes, if you can. Walking the house with the inspector is the fastest way to understand the report. Come for the last hour if the whole visit does not fit your day.

Utilities on, attic and crawlspace access clear, pets secured. Your agent usually handles this and we send a short list to pass along.

A standard inspection is visual and non-invasive. We do not open walls, dig up lines or evaluate anything behind finished surfaces. Radon, sewer scope, moisture and crawlspace work are separate add-ons.

Yes. New homes routinely have unfinished punch-list items, and a pre-closing inspection is the right time to catch them while the builder is still responsible.

No. We report condition, not advice. What we will do is explain which findings are routine maintenance and which are expensive, so you can decide with real numbers in mind.

The next morning, photographed, delivered by email as a PDF. Your agent gets a copy only if you ask us to send one.

Always, at no charge. Call or email and we will walk through any finding. Follow-up questions do not expire when the sale closes.

No. We take no referral fees and keep no contractor list, which is what keeps the report neutral.