Every inspection, built around one house a day
A full inspection for every stage of owning a home, plus the added local services, tools, and know-how this region actually needs.
Our Inspections: Purchase New Construction Pre-Listing Seller Aging-in-Place
Added Services: Radon Sewer Scope Well Water Targeted Look
"The best home inspector period… There is no place he won't go in a home to inspect it. Attics, crawl spaces and everything accessible, Jim will inspect it."
— Loves Restoration
Our Professional Diligent Inspections
Real Estate Purchase Inspection
Roof, exterior envelope, structure, electrical, plumbing, HVAC, insulation, and every major system — checked against Washington's Standards of Practice , informed by thermal imaging where it helps confirm what we're seeing. We book one inspection a day, so nothing is rushed.
By law, licensed home inspectors don't perform repairs on homes we inspect, and we don't sell fix-it services — unlike a contractor walking the same house, who has a reason to find (and sell you) work. We're not evaluating what we could charge to fix; we're just reporting what's there.
Roofing & exterior
Covering, flashing, gutters, siding, grading and drainage around the foundation.
Electrical & panel
Panel condition, wiring type, GFCI/AFCI protection, and visible fixture safety.
Plumbing & fixtures
Supply and drain lines, water pressure, fixture function, and visible leaks.
HVAC & water heater
Furnace and cooling operation, ductwork, and water heater age and condition.
Crawlspace & foundation
Structural framing, moisture, ventilation, and foundation cracks or movement.
Attic & insulation
Insulation depth and type, ventilation, and signs of roof leaks from below.
Inspection day
What to expect, start to finish
1
Full inspection
We work the property top to bottom, no other appointment pulling us away.
2
Findings & add-ons
Radon, well, or sewer scope happen alongside it — no separate visit.
3
Same-day report
Photo-rich, real risks flagged first, ready the same day.
Walk it with us at the end
Once we've been through the whole house on our own, we invite you to join us for a closing walkthrough — room by room, at your pace, asking as many questions as you want. We'll cover the big items on site; smaller items are noted in the written report. And if new questions come up after you've had time to read it, we're always available for a call.
"Found some things wrong with a house we were looking at that we would've missed without them! They even offered to do a follow-up inspection once the repairs are made."
— Tyler R.
A neutral second set of eyes on the process
New Construction / Phased Inspection
A city permit and a builder's own punch list aren't the same as an independent set of eyes. We inspect new builds at the pre-drywall stage and again before closing, still held to the same Washington Standards of Practice as a resale purchase inspection — catching framing, plumbing, and electrical issues while they're still easy to fix, and confirming the builder's finish work matches what you were promised.
Ask about scheduling both phases together, or a single closing inspection if the pre-drywall stage has already passed.
Our inspections
Pre-Listing Seller Inspection
Know what a buyer's inspector will find before you're negotiating around it. We walk the property the same way we would for a buyer, and you choose the format: a full written report, or a verbal-only walkthrough if you just want to know where you stand without creating a disclosure document.
Either way, you'll have time to make repairs or price accordingly — on your terms, before the house is on the market. And if you go with a written report, it can hand a buyer real confidence in the condition of the home, which often helps the deal move faster.
Added service
Radon Testing — EPA Zone 1
Our mountains are beautiful, and the same granite and uranium-bearing soils behind that beauty give Spokane County a higher radon potential than most of the country. Radon is odorless and invisible, so the only way to know your level is to test — we place a continuous monitor during the inspection, so results are ready alongside the rest of your report.
If levels come back elevated, a mitigation system typically runs $1,500–$3,000 and involves cutting an exit path and installing a vent pipe. It's worth having that cost addressed at closing — and it's far easier to get the work done while the house is still empty.
Added service
Sewer Scope Coordination
Aging clay and cast-iron sewer lines are common across older Spokane neighborhoods, and root intrusion or a collapsed section isn't visible from inside the house. We coordinate a camera scope of the line — recorded footage included — so it's checked before you're the one who owns it.
Most useful on homes built before the 1980s, or any property with mature trees near the line's path.
Added service
Well Water Sampling
Many homes outside Spokane proper rely on a private well rather than municipal water. We collect a sample and coordinate lab testing for bacteria, nitrates, and general water quality, so you know what's actually coming out of the tap before you close.
We'll also take a look at well components — cap, pressure tank, and visible wellhead condition. For anything more involved, a full specialist check of the pump, wellhead, draw-down, and production test is worth considering, and we can point you to who to call.
Added service
Limited-Scope / Targeted Look
Sometimes you don't need the whole house — just a second opinion on one system or one concern. We'll come take a focused look at exactly what you're worried about, and give you a straight answer.
Good for a single-item re-check, a pre-purchase gut check on one area, or a question that's come up since you moved in.
Our inspections · not a WA SOP inspection
Aging-in-Place Inspection
For homeowners planning to stay put, or families evaluating a home for an aging parent, we assess the property against practical aging-in-place needs — entry thresholds, stair and bath layout, lighting, grab-bar backing, and single-level living options. This inspection isn't evaluated against the Washington Standards of Practice; it's its own scope, built around accessibility rather than SOP defect reporting.
You'll get a plain-language report on what changes would help most, roughly what they involve, and what can reasonably wait.
Ready to see your price?
Estimate your inspection and pick an open date in a couple minutes.