Inspection Service
Full Home Inspection
A top-to-bottom evaluation by a former builder who knows exactly where problems hide.
Overview
A home is the biggest purchase most people ever make, and in the Bay Area the stakes are higher than almost anywhere in the country. Our full home inspection gives you a complete, objective picture of a property's true condition before you commit.
What sets us apart is experience on the other side of the wall. As a former builder, our inspector knows how homes are actually put together — and where corners get cut. That's why we routinely find issues that other inspectors walk right past.
We evaluate every major system and component, document our findings with photos, and explain what matters most in plain English. You'll leave knowing exactly what you're buying, what needs attention now, and what can wait.
Book Home Inspection
Full home inspection pricing is based on the square footage, age, and features of the property. Call or request a quote and we'll respond fast — usually within the hour.
(216) 505-8827Same-day availability · Report same day
What's Included
Roof & Exterior
Roofing, gutters, flashing, siding, trim, grading, drainage, walkways, and driveways.
Structure & Foundation
Foundation, framing, crawl spaces, and signs of settlement or movement.
Electrical System
Panel, wiring, outlets, GFCI protection, and safety hazards.
Plumbing System
Supply lines, drains, water heater, fixtures, and signs of leaks.
HVAC
Heating and cooling equipment, ductwork, and overall performance.
Interior
Walls, ceilings, floors, windows, doors, stairs, and built-in appliances.
The Equipment We Use
Every instrument below is used on a standard home inspection — none of it is an upsell.
Infrared thermal camera
Included on every full inspection, not charged as an extra. Finds moisture, missing insulation and overheating electrical connections behind finished surfaces.
Moisture meters
Confirms whether a stain is active or historic — the difference between a repair you negotiate and one you ignore.
Combustible-gas detector
Checks appliance connections and accessible gas piping during the walkthrough rather than assuming they are sound.
GFCI and receptacle testers
Verifies grounding, polarity and that protective devices actually trip, at every accessible outlet.
Telescoping inspection mirror and borescope
Gets eyes into flues, tight framing bays and behind equipment where a torch alone cannot reach.
Digital thermometer and manometer
Measures HVAC supply and return temperature split and gas appliance draft, so performance is measured rather than eyeballed.
What We Actually Find
The findings that come up again and again on Bay Area properties.
Original supply piping at end of life
Galvanised steel corrodes from the inside, so it looks fine until flow collapses. We test several fixtures under simultaneous demand rather than judging by appearance.
Electrical services sized for a different era
A 100-amp service installed in 1955 now runs air conditioning, induction cooking and EV charging. We check capacity against actual load, and flag known-problem panel equipment.
Unpermitted additions and converted space
Garage conversions and added units are widespread. We check egress, header sizing, ventilation and whether electrical or heating work appears to have gone through inspection.
Roof-to-wall flashing at addition junctions
Where a newer addition meets original roofing is where water gets in. It accounts for a large share of the concealed damage we find.
Foundation cracking and cripple wall bracing
We distinguish shrinkage cracking from active movement, and report whether anchor bolting and shear bracing are present — significant in a seismic region.
Deferred drainage and negative grading
Soil sloping toward the structure and downspouts discharging at the foundation are cheap to fix and the root cause behind a surprising share of crawl space problems.
Home Inspection in San Francisco
A San Francisco home inspection is not the same job as a suburban one. Most of the city was rebuilt quickly after 1906 on narrow, attached lots, using construction practices that no longer exist. Buildings share party walls, sit on steep grades, and were altered repeatedly across a century — usually without a complete permit trail.
Three things matter here that barely register elsewhere. Soft-story configurations, where a wide garage opening sits directly beneath living space, are the city's defining structural weakness and the subject of its Mandatory Soft Story Retrofit Program. Dry rot driven by fog and wind-driven rain concentrates at light wells, bay windows and west-facing walls. And ground-floor in-law units are extremely common, frequently unpermitted, and carry real questions about egress, ceiling height and heating.
Who Books This
Buyers in a contingency window
A complete picture fast enough to act on — which is why the report goes out the same day rather than three days later.
Buyers waiving contingencies
A pre-offer inspection so you know what you are taking on before you give up your protection. Increasingly common in competitive Bay Area offers.
Sellers preparing to list
A pre-listing inspection surfaces what a buyer's inspector would find, so you can fix it, price it in, or disclose it on your terms.
Owners planning renovation
An objective baseline of what is sound and what is not, before you spend money on the wrong thing.
Our Process
Schedule
Book online or by phone — same-day and next-day appointments are often available.
On-Site Inspection
A thorough 2–4 hour walkthrough of the entire property, inside and out.
Walk & Talk
You're welcome to join at the end so we can show you findings in person.
Same-Day Report
A detailed, photo-rich report delivered the same day so you never lose momentum.
On the Job
Frequently Asked Questions
Ready to schedule your home inspection?
Same-day appointments and same-day reports. Get honest, lab-backed answers from a certified inspector who actually built homes.