How long does a home inspection take?

Most home inspections take approximately 3–4 hours, depending on the size, age, condition, and features of the property. Larger or older homes, homes with multiple systems, or properties with numerous concerns may take additional time.

I don’t believe in rushing through a home just to stay on a schedule. I’d rather take the time needed to properly inspect the visible and accessible areas of the property and give you a clear understanding of what I found.

Absolutely. I strongly encourage clients to attend the final 30–60 minutes of the inspection whenever possible.

This gives me time to complete the majority of the inspection without distractions and then walk through the important findings with you personally. It’s a great opportunity to ask questions, see concerns firsthand, and learn a little more about the home.

If you would like to attend the entire inspection, please let me know ahead of time so we can make the appropriate arrangements.

A standard home inspection is a visual, non-invasive evaluation of the visible and accessible components of the homeat the time of the inspection.

This generally includes the roof, exterior, structure, foundation, electrical system, plumbing, heating and cooling systems, interior components, attic, insulation, ventilation, installed appliances, and other readily accessible areas and systems.

The goal is not simply to create a list of defects. My job is to help you better understand the home, identify significant concerns, point out maintenance items, and give you useful information for moving forward.

A home inspection is visual and non-invasive, so there are limitations. I cannot see through walls, floors, ceilings, insulation, stored belongings, furniture, or other concealed areas.

A standard inspection also does not include destructive testing, engineering or architectural analysis, environmental testing, code-compliance certification, permit research, or guarantees of future performance.

Certain services such as radon testing, termite/WDI inspections, sewer scopes, well, septic, and indoor air quality evaluations may require separate services or qualified specialists.

If something is outside the scope of the inspection, I’ll do my best to explain why and point you toward the appropriate professional when further evaluation is warranted.

I know your inspection report is an important part of the home-buying process, so I work to get it to you as quickly as possible without sacrificing quality.

Reports are generally completed after I leave the property and have had time to review my photographs, observations, and findings. Rather than rushing a report from the driveway, I prefer to give it the attention it deserves.

Your report will include photographs, explanations, recommendations, and information designed to help you understand the home—not simply a checklist of defects.

Yes. Central Ohio has homes representing many different generations of construction, and an older home should not necessarily be judged by the same expectations as a newly built home.

When appropriate, I consider the age, location, construction methods, and characteristics of the property when explaining my findings. Older materials or construction methods aren't automatically defects simply because newer standards are different.

When an older condition presents a meaningful safety, performance, or reliability concern, however, I'll explain that as clearly as possible and recommend appropriate next steps.

Yes. New doesn't always mean perfect.

New construction inspections can help identify incomplete work, damaged components, installation concerns, safety issues, or items that may need attention before closing or while the home is still covered by the builder's warranty.

I offer inspections for different stages of new construction, including pre-drywall and final/move-in inspections. The focus is to document visible conditions and give you useful information to discuss with your builder.

Yes. Condos and townhomes can absolutely be inspected.

The inspection generally focuses on components that are accessible from and associated with the individual unit. Depending on the property and association, certain exterior, roofing, structural, attic, or shared components may be maintained by the condominium or homeowners association.

When those limitations apply, I'll identify them in the report and recommend contacting the association when additional information or documentation would be helpful.

Yes, I can perform a home inspection on many manufactured and mobile homes.

However, a standard home inspection is different from a structural certification, foundation certification, or engineering evaluation that may be required by certain lenders or transactions. Those certifications must be completed by an appropriately qualified professional.

If you're unsure what your lender requires, feel free to ask before scheduling and I'll help clarify whether a standard home inspection is the service you're looking for.

Yes. Radon testing and termite/WDI inspections can be coordinated along with your home inspection.

Some ancillary services are performed by qualified third-party professionals who specialize in those areas. When those services are added, I help coordinate the scheduling so you aren't left trying to arrange several different appointments yourself.

Results and reports for third-party services may be delivered separately from the home inspection report.

Sewer scope inspections can be coordinated when requested and are performed by a qualified plumbing professional.

A sewer scope can provide valuable information about portions of the underground main sewer line that simply cannot be evaluated during a standard visual home inspection.

This can be especially valuable with older properties, homes with mature trees, or whenever there are concerns about the condition or performance of the main drain.

Don't panic.

Almost every home has defects, maintenance items, aging components, or things that could be improved. Some homes simply have more than others.

My job isn't to scare you away from a house or convince you to buy one. I'll help separate the more important concerns from routine maintenance and smaller items so you can look at the property with some perspective.

At the end of the day, it's your home and your decision. My job is to make sure you have good information to help make it.

No—and that's intentional.

Whether a home is right for you depends on far more than the inspection. Your budget, plans for the property, tolerance for repairs, financing, and personal priorities all play a part.

I'll give you my assessment of the visible condition of the home, explain the concerns I find, and answer your questions as clearly as I can. The decision to purchase the home remains yours.

I'm there to give you information—not make the decision for you.

To respect the property, occupants, sellers, and everyone involved in the transaction, attendance is generally limited to the parties directly involved in the real estate transaction.

I completely understand wanting to bring family members, friends, contractors, or others whose opinions you trust. However, additional people can create distractions and make it difficult to complete a thorough inspection within the time available.

You're always welcome to share your inspection report with anyone you choose afterward.

Yes. Thermal imaging may be used during the inspection when conditions make it useful.

A thermal camera can sometimes help identify temperature differences that warrant a closer look, but it is not an X-ray machine and cannot see through walls. Thermal patterns can have many causes and should always be considered along with visual observations and other available information.

When appropriate, I may also use moisture meters, electrical testers, a drone, and other inspection tools to help evaluate visible conditions.

Home inspections are limited to areas that are visible, safely accessible, and reasonably available at the time of the inspection.

Furniture, stored belongings, locked rooms, finished surfaces, insulation, unsafe conditions, limited access openings, weather, or other circumstances can prevent certain areas from being inspected.

When a significant limitation is encountered, I'll document it in the report. Depending on the circumstances, additional evaluation may be recommended once access can be provided.

Yes. The inspection agreement must be reviewed and signed before the inspection begins.

The agreement explains the scope and limitations of the inspection, what services are being provided, and the responsibilities of everyone involved.

Your appointment should not be considered fully confirmed until the required inspection agreement has been completed.

Payment is due before the inspection begins unless other arrangements have been made in advance.

Payment options are provided during the scheduling and confirmation process. Inspection reports cannot be released until payment has been completed.

If you have a question about payment or need to make different arrangements, please contact me before the inspection.

Scheduling is easy.

You can use the online scheduling portal to view availability, enter the property information, select additional services, and receive pricing for your inspection.

If you'd rather talk to me first, that's perfectly fine too. You can call or text me with the property address and approximate square footage, and I'll be happy to help.

Once scheduled, you'll receive the information needed to complete your agreement and prepare for inspection day.

I don't believe a good home inspection should leave you more confused than when you started.

My goal is to inspect the home carefully, document what I find, and then explain it in a way that actually makes sense. That means giving important concerns the attention they deserve without making every loose screw sound like the house is falling down.

I also believe the report should feel like a continuation of our conversation—not a pile of generic statements copied from a software library.

Homes aren't perfect, and I don't expect them to be. I want you to understand the home you're buying, what deserves your attention now, what may need attention later, and who can help when further evaluation or repairs are appropriate.

At the end of the inspection, I hope you don't just know what's wrong with the house. I hope you know your house a little better.