Inspection Overview...

A home cannot fail an inspection.  A professional home inspection gives you an independent, unbiased view of any problems so that you will have all the facts you need to make a sound, informed decision.
You will receive a comprehensive report, with pictures, emailed to you in .pdf format within 72 hours (excluding Sunday) of the inspection, or mailed via US Mail within 3-4 business days.  Every inspection is a complete and thorough analysis of all the major systems and components in the home. The report includes a clear description with pictures of what we have found with any problem areas noted, so you can easily identify them.
 
Depending on the size and condition of the home, a thorough home inspection will take approximately two to four hours.  Of course, if the house is larger or older than “average”, it will take longer. Ideally, you will accompany your inspector during the inspection, so that you will have visual reinforcement of your written report, with pictures.

A thorough home inspection will include a visual inspection of the readily accessible areas, including the following:

Roof (shingles, flashings, chimneys, vents, trim and gutters, drip edges, skylights, downspouts, and other visible roof related items)
Attics (insulation, ventilation, rafters, joists and collar ties, trusses, wiring attachments, and other visible related items)
 
Plumbing and Fixtures (water pressure, water distribution system, hose bibs, sinks and faucets, bath/showers and toilets, sanitary system, and other plumbing system components)
Interior (floors and ceilings, walls, stairs (if applicable) and banisters, finishes, sinks, cabinets, shelving, built-in appliances, smoke detectors and safety-related items, and other visible interior-related components)

Heating and Cooling Systems (furnace, air conditioner and lines, evaporative cooler, air cleaning components, duct-work, electronic gas sniffer testing, and other visible related HVAC components)
Electrical Systems (service entry and clearances, service panel, switches and outlets, visible wiring and junction boxes, grounding system, and other related electrical components)
Basements, Crawl Spaces, and Foundation (insulation, ventilation, posts, vapor barriers, utility attachment, structural items, floors and walls, and columns)  

Exterior (siding materials, attachments, windows, doors, sashes and lintels, vents, entryways, and other visible exterior related components)

Decks, Porches and Patio Covers
Fireplaces
Overall Structure

Additional Services Offered...

Pool and Spa Inspection
A Pool and/or Spa inspection is offered as an extra cost option.  This includes an evaluation of the pool and spa shell and surfaces, controllers, remotes, make sure that the pool/spa lights are operating properly and are GFCI protected for safety against possible electrocution, surrounding decks, pumps, heaters, enclosures and other related equipment.
Casita or Studio Apartment Inspection
A Casita or Studio Apartment inspection is offered as an cost option.  This includes inspecting all elements that are inspected in a normal home inspection.

Not Covered In The Inspection...

Irrigation/Sprinkler Operation
Testing of irrigation/sprinkler systems is not part of the home inspection.  We look at the irrigation system components for signs of damage, leaking, and pooling water.  We do not turn on and test the sprinkler system.
Low Voltage Lighting
Testing of the low voltage lighting system is not part of the home inspection.  We look at obvious issues with the transformer/timer and will report on obvious issues.
We do not inspect Septic systems or Drain Lines.  We also do not do building permit research.