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
We inspect the roof, exterior, structure, electrical, plumbing, heating and cooling, and insulation against Washington’s Standards of Practice. We use thermal imaging where it helps investigate 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 the home’s condition before you list. A pre-listing inspection gives you a written report and time to consider repairs before buyer negotiations begin.
You’ll have time to make repairs or price accordingly — on your terms, before the house is on the market. Your written report can give a buyer confidence in the condition of the home.
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
Have a concern about one part of the home? Tell us what you’re seeing. We’ll confirm whether a focused inspection is appropriate and agree on its scope before we visit.
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.
Inspection pricing
Home inspections typically run $350–$500, depending on size, age, and location.
View inspection pricing
Inspection pricing
Home inspections typically run $350–$500, depending on the home’s size, age, and location. Your price is confirmed before inspection day.
| Service | Price |
|---|---|
| Radon testing | $150 |
| Sewer scope coordination | $200 |
| Spokane County well water sampling | $200 |
| Tri-County well water sampling | $300 |
Additional services are priced separately. Sewer scope pricing depends on provider availability. Use the estimator for your property, and we’ll confirm the final scope and price before inspection day.
Get your estimate and request a date
Questions? 509-903-5885
Questions before inspection day
How long does an inspection take?
Plan on about 3–4 hours, depending in part on how long you’d like to walk through and talk about your new home. We schedule one inspection a day, so there’s no next appointment pulling us away. In an unoccupied home, we like to leave you time to finish falling in love with the house—and get to know its quirks.
Should I attend the inspection?
You don’t need to be there the whole time. We’d love to have you join us for the closing walkthrough, and we’re happy to text you when we’re close. We’ll explain the findings, show you how the home’s systems work, and make time for your questions. If you can’t attend, your report will walk you through what we found, and we’re available for questions afterward.
Do you inspect manufactured homes?
Yes. That includes the crawlspace when there’s access and enough room to slither in safely. Most manufactured homes don’t have an accessible attic space to inspect. We explain any access limitations in your report.
What does the inspection cover?
The house is the biggest piece of your investment, and it gets our main focus. We inspect the roof, exterior, structure, electrical, plumbing, heating and cooling, and insulation against Washington’s Standards of Practice. We use thermal imaging where it helps investigate what we’re seeing.
Swimming pools, fencing, property lines, and internet or phone lines fall outside our standard home inspection. If one of those is important to your purchase, arrange a dedicated evaluation with the appropriate specialist.
We don’t offer lead, asbestos, or mold sampling. Those concerns are best addressed by a qualified environmental professional.
When will I receive my report?
Your home inspection report arrives the same evening, with photos, short videos, and the most important findings first. Take time to read it—we’re available if questions come up afterward.
How do I book an inspection?
Use our online estimator to get your price, choose an available date, and send your booking request. We review the request and confirm the appointment directly with you. Selecting a date sends a request; it isn’t an instant reservation. You can also call or text 509-903-5885.
Ready to see your price?
Estimate your inspection and pick an open date in a couple minutes.