Standard Home Inspection
Starting at $475 for Single Family/Townhouses (Up to 1,500 SqFt). We take our time, spend up to 5 hours on site, and document an average of 70 issues per report so you know exactly what you are buying.
Single Family / Townhome Pricing
Columbus & Central OHSize is calculated using whichever is higher between MLS listing or tax records. Thermal imaging, drone roof evaluation (weather permitting), and our comprehensive 6-month warranty package are included with every standard inspection.
Fee Calculator
Transparent pricing math — exactly as described on our site
What’s Included in Our Standard Inspection?
We evaluate every major structural and mechanical component from roof to foundation. Rather than checking a representative sample, we test every accessible window and every accessible outlet using dedicated testing devices.
Roof walk or 4K drone inspection of the entire roof system.
Infrared thermal imaging on every standard inspection to spot hidden leaks and insulation gaps.
Dead-front removal, panel scan, outlets, wiring, and carbon monoxide/smoke protection.
Supply & drain lines, water heaters, furnace efficiency testing, and AC performance checks.
Electrical, plumbing, HVAC, appliances, structural, and roof leak coverage for 6 months (plus a full year of roof leak protection) at zero added cost.
What Makes Our Inspections Different
We are dedicated to protecting home buyers throughout Columbus and Central Ohio. Here is why our reputation is earned.
One Inspection Per Day — Yours.
We schedule one inspection per day. When your inspection begins, your inspector has nothing else on the schedule, no other client waiting, and no reason to rush.
How this differs from the norm: Most inspection companies schedule two, three, or four inspections daily. Time pressure is real — it affects how long an inspector spends in the attic, how carefully a finding is photographed and documented, and whether they stop to answer your questions. We eliminate that pressure completely.
We Spend 3 to 5 Hours On-Site.
We schedule up to 5 hours for every inspection because we genuinely do not know what we will find until we are there. A home with significant problems takes longer. A home where you have many questions takes longer. We build the time in so we never have to cut anything short. On average, our inspectors document over 70 issues per home. That number does not reflect alarm — it reflects what thorough looks like.
How this differs from the norm: 60 to 90 minutes is a common industry window. In that time, an inspector physically cannot test every outlet, open every window, run water in every fixture, inspect the attic, evaluate the panels, and document what they find. We have never finished an honest inspection in 90 minutes.
We Use Tools Most Inspectors Don't.
A flashlight and a clipboard miss things that technology finds. Here is what we bring to every inspection:
Thermal Imaging Camera
Detects temperature differences invisible to the naked eye. Used to find moisture intrusion behind walls, insulation failures, overloaded electrical connections, and HVAC airflow problems. Standard on every inspection — not an add-on.
Moisture Meters
Used to probe suspected wet areas and pinpoint hidden water damage before it becomes visible mold or active dry rot.
Digital CO Meters
This is used during the furnace test to determine if there's any concerning ambient carbon monoxide in the air.
FAA-Certified Drone
Deployed when walking the roof is not safe or feasible due to steep pitch or fragile materials. Either way, you receive close-up 4K visual documentation of roof conditions.
Borescope
A flexible camera probe that reaches into tight, enclosed spaces — behind walls, inside wall cavities, and within ductwork — to find problems a standard walkthrough simply cannot reach.
Electrical Circuit Analyzer
Plugged into outlets to test the wiring behind the receptacle. Catches bootleg grounds, improper voltage, dropped neutrals, and open grounds that a basic three-light tester misses.
How this differs from the norm: Many inspectors do not own thermal imaging cameras or combustion analyzers. These are not exotic tools — they are the difference between what a casual visual glance misses and what your home is actually doing.
Our Reports Are Complete — Not Curated.
Our goal is a long, accurate, honest list of issues — not a short list that makes a deal easy to close. Every documented issue in our report includes:
- A clear explanation of what the problem is
- How serious it is
- Your practical options to address it
- Relative priority for repair or replacement
We use plain language. If a furnace shows signs of heat exchanger stress, we say that. If a roof is at the end of its life and needs replaced, we say that. If foundation cracks are cosmetic and common, we say that too. Nothing is softened to make the transaction easier for someone else.
How this differs from the norm: Vague report language — phrases like "recommend further evaluation by a qualified contractor" with no explanation of what was observed or why — protects the inspector and smooths the deal. It does not protect you. We write reports for buyers, not for files.
Same-Day Report Delivery.
Inspections are scheduled in the morning. Reports are written off-site in the afternoon, away from the distractions of the property. Our goal is delivery by evening with complete high-definition photos and video clips.
How this differs from the norm: Reports written on a tablet during an inspection are written while the inspector is still actively walking the property — divided attention that produces rushed, less accurate documentation. Off-site writing, completed after the full inspection, produces a more thorough and carefully constructed report.
Your Post-Inspection Report Review — Included.
Every inspection includes a scheduled one-on-one virtual report review session with your inspector. We walk through the full report with you, explain what each finding means in context, discuss your options, and help you understand which items are safety priorities vs routine maintenance.
This is not a voicemail or a generic automated email. It is a real conversation with a trained professional about your actual home so that you feel 100% confident moving forward.
Our Complete Inspection Process — System by System
Here is exactly what we inspect, and how we evaluate each system:
Roof
We walk the roof when safe to do so. When pitch or weather prevents safe walking, we deploy our FAA-certified 4K drone. We inspect roof coverings, flashings, valley lines, roof vents, plumbing vents, above-roof electrical connections, gutters, downspouts, and chimneys.
Exterior
Inspected from the ground perimeter. We document siding, masonry, trim, soffits, fascias, downspout extensions, windows, exterior doors, sidewalks, driveways, patios, decks, lot grading, vegetation contact, and site drainage.
Foundation & Below-Grade
We inspect basements and crawl spaces from the interior. In finished basements, we deploy thermal imaging and moisture meters to look behind drywall for hidden water entry. We evaluate foundation walls from footings up: settlement cracks, bowing, past repairs, window wells, posts, beams, and floor joists.
Electrical Systems
We remove the dead front covers of every panel and sub-panel in the home. We use thermal imaging on every panel to identify loose or overloaded connections. We verify service entrance, meter base, grounding, bonding, breakers, and visible wiring, and test accessible switches and outlets.
Heating Systems
We document equipment age and brand. We deploy our CO meter on every gas furnace to measure exhaust gases, calculate combustion efficiency, and verify safe operation. We check supply registers with infrared thermometers, inspect flues, humidifiers, and air filters.
Cooling Systems
We photograph the data plate on outdoor condensers to verify age, refrigerant type, tonnage, and max breaker size. We test system operation when outdoor temperatures permit (above 65°F to protect compressor seals) and measure supply/return split temperatures.
Plumbing Systems
We evaluate the water heater (age, capacity, TPR valve, discharge piping), main shutoff, visible supply lines, and drain/waste lines. We test sump pumps and sewage ejectors, run every fixture, and scan beneath sinks and bathrooms with thermal imaging.
Interior
We inspect floors, walls, ceilings, windows, interior doors, cabinets, stairways, handrails, and built-in appliances. We separate structural and moisture concerns from cosmetic wear, giving you clear priorities for negotiation and repair.
Attic
We enter accessible attic spaces to measure insulation depth, verify proper ventilation (soffit, ridge, or gable vents), examine roof sheathing and framing for water staining or rot, and inspect bathroom exhaust duct termination points.
Ready to Book Your Inspection?
Transparent pricing starting at $475 for Single Family up to 1,500 SqFt. One home per day, up to 5 hours on site, 70+ average defects documented, and our full 6-month warranty included.