Proudly inspecting homes throughout San Diego County | 858-357-5645 |

The Inspection Fee

Condos/Townhomes – Starting at $300 (up to 1200 SF)
Single Family Home – Starting at $350 (up to 1300 SF)
Manufactured Homes – Starting at $325 (up to 1200 SF)

Sample Inspection Reports

Sample Report – Luxury Home

Sample Report – 50 Year Old Track Home

Sample Report – 80’s Two Story

Sample Report – Newer Condominium

Sample Report – Fix-Flip w/ Crawl Space

What To Expect

A general home inspection covers all operational items and visible structural components of the home. The average single family home inspection takes approximately 3 – 4 hours, depending on the size, age and general condition of the property.Inspecting a Condo or Townhome takes less time. The Home Owners Association owns the building structure, exterior cladding, roofing, grounds and walkways. Since you are not purchasing any of these items they are typically not included in this type of inspection; However, if there are any deficiencies observed which will impact the property you are buying, you will be notified so you can contact the HOA with any concerns you may have.

Foundations & Basements

  • Foundation and other support components
  • Under-floor ventilation
  • Location of under-floor access opening(s)
  • Wood separation from soil
  • Presence of drainage systems or sump pumps within foundation area
  • Presence or absence of seismic anchoring or bracing


  • Driveway, walkways, surface grade, hardscape, retaining walls and drainage
  • Wall cladding, veneers, flashing, trim, eaves, soffits and fascias
  • Exterior conditions of doors, windows and security bars
  • Decks, fencing & gates, porches, balconies, stairs, columns, guard-rails and handrails


  • Supply, waste, and vent piping
  • Fixtures, faucets and drains
  • Water heating equipment, including combustion air, venting, connections, energy sources,
    seismic bracing, and temperature-pressure relief valves
  • Functional flow of water supply and functional drainage at fixtures
  • Gas piping and connectors
  • Cross-connections

Roof Coverings

  • Roofing materials and condition
  • Flashing, vents, skylights and other penetrations
  • Roof drainage systems

Building Interior

  • Walls, ceilings and floors
  • Doors, windows and trims
  • Stairs, handrails, and guardrails
  • All cabinets and countertop surfaces
  • Laundry area and hook-ups

Attic Area & Roof Framing

  • Framing and sheathing
  • Access opening(s) and accessibility
  • Insulation material(s)
  • Ventilation

Electrical Systems

  • Service conductors, equipment, and capacity
  • Panels and over-current protection devices
  • Service and equipment grounding
  • Wiring types and methods
  • A representative sampling of switches, receptacles, and light fixtures
  • Ground-fault circuit-interrupters

Heating Systems

  • Heating equipment and operation using normal user controls
  • Venting systems
  • Combustion and ventilating air
  • Energy source and connections
  • Heating distribution system(s) including a representative sampling of ducting, duct insulation outlets, radiators, piping systems and valves

Central Cooling Systems

  • Cooling equipment and operation using normal user controls
  • Cooling distribution system(s) including a representative sampling of ducting, duct insulation,
    outlets, piping systems and valves
  • Energy source and connections
  • Condensate drains

Fireplaces & Chimneys

  • Chimneys, flues, dampers and associated components
  • Fireboxes, hearth extensions and permanently installed accessory components
  • Manufactured solid-fuel or gas-burning appliances

Pool & Spa (Upon Request)

  • Pool / Spa body
  • Filtering Equipment, plumbing & electrical components.
  • Heating Equipment, plumbing and electrical
  • Decking, Walks & Coping
  • Fencing / Gates

Built-In Appliances

  • Kitchen Appliances
  • Washer / Dryer
  • Ventilation

What my clients are saying…

"Ed was very detailed, informative and friendly. He had great customer service and I would highly recommend him."Brenda Prado - San Diego, CA
"Ed showed up as promised; he was equipped and ready to go to work. He finished the inspection and cranked out the report in short order....we got the house! I would not hesitate to recommend him or his service."Randy Lyle Julian, CA
"Ed was prompt in both his inspection and report. His clear documentation and the supporting images were easy to understand, even for first time buyers like us! Having Ed on our side made us all the more comfortable with our choice and resulted in several items in the home being repaired prior to our purchase."K. Schultz - Rancho Bernardo, CA