Still in the field
A professional home, mobile-home or commercial inspection is your ticket to knowledge and a wise decision. I act as a neutral moderator, probing for the true condition of the property. The report tells you what I saw, what it means, and what to do about it. You are welcome at the inspection, and the report is in your hands as soon as the next business day.
What I inspect
- Homes and condosEvery system, inside and out, top to bottom, for buyers and for sellers who want no surprises.
- Mobile and manufactured homesInspected to California's Title 25 standard. In 35 years I have examined thousands of them.
- Commercial and ICOMHotels, apartment complexes, warehouses and churches, as a general contractor and an industrial engineer.
- Environmental testingMold sampling with laboratory analysis, asbestos sampling and lead-based paint testing.
- Preventive maintenanceA regular check of a home you already own, with an action list and a photo album.
- Seismic safetyEarthquake Brace & Bolt to Standard Plan A with the CEA form, and balcony inspections under SB 326 and SB 721.
Fees
Small-business pricing with no compromises. One person does the inspection, writes the report and answers the phone. Single-family homes are priced by square footage and multi-unit buildings per unit. Some locations carry a trip fee.
Home inspections
| Property | What is included | Fee |
|---|---|---|
| Condo, townhouse or apartment, no garage, up to 2,000 sq ft | Every system, interior to exterior | $379 |
| Home up to 2,000 sq ft | Inspection including roof and crawlspaces | |
| Home 2,001 to 3,000 sq ft | Detailed inspection of a larger single-family home | |
| Home 3,001 to 4,000 sq ft | Comprehensive inspection of a large home | |
| Home 4,001 to 5,000 sq ft | Comprehensive inspection of a very large home | $749 |
| Custom-size homes | Let's talk about the property first | Call |
Mobile homes and multi-unit buildings
| Property | Notes | Fee |
|---|---|---|
| Mobile home, single or double wide | Inspected to California's Title 25 standard | $299 |
| Mobile home, triple or quad wide | $349 | |
| Mobile home with garage | $349 | |
| Duplex | Both units and all shared systems | $799 |
| Triplex | $999 | |
| Fourplex | Larger buildings are priced per unit | $1,199 |
Added to a home inspection
| Add-on | What is included | Fee |
|---|---|---|
| Technology bundle | UAV drone and FLIR thermal imaging: the roof from above, and HVAC register photos that show what the eye cannot. Not available on its own. | |
| Pool inspection | A complete pool inspection | $299 |
| Spa and jacuzzi | $199 |
Related services
| Service | What is included | Fee |
|---|---|---|
| Mold sampling package | Visual inspection, four air samples with laboratory analysis, and a written mold report | $779 |
| Preventive maintenance inspection | Visual inspection, an action-item list and a photo album | $279 |
| Earthquake Brace & Bolt, CEA form | Inspection for EBB Standard Plan A compliance and the completed CEA form | $279 |
| Balcony inspection, SB 326 and SB 721 | Exterior elevated elements on multifamily buildings, per element | $299 to $399 |
Where I work
Alameda, Contra Costa, San Francisco, San Mateo and Santa Clara counties, Napa, and the North Coast around Eureka. Cities I am in regularly: Alameda, American Canyon, Belmont, Burlingame, Campbell, Colma, Concord, Cupertino, Daly City, Danville, Dublin, East Palo Alto, Emeryville, Eureka, Fortuna, Foster City, Fremont, Hayward, Livermore, Los Altos, Los Altos Hills, Los Gatos, Martinez, Menlo Park, Millbrae, Milpitas, Monte Sereno, Moraga, Mountain View, Napa, Newark, Oakland, Orinda, Palo Alto, Piedmont, Pinole, Pleasant Hill, Pleasanton, Redwood City, Richmond, San Bruno, San Carlos, San Jose, San Mateo, San Pablo, San Ramon, Santa Clara, Saratoga, South San Francisco, Sunnyvale, Trinidad, Ukiah, Union City, Walnut Creek and Willits. Somewhere else? Ask. A trip fee may apply.
Things people ask before they book
Can I be there during the inspection?
Yes, please. Follow me from room to room and ask questions as I work. You will see what I see, and the report will make more sense for it.
When do I get the report?
It is written as a narrative with photographs of every item discussed, and it is online and in your hands as soon as the next business day.
Can an inspection be done in the rain?
Usually. If the rain will not last all day I start inside and move to the exterior and the roof when it stops. Heavy weather can delay the roof. It never lowers the standard. More on rain and inspections
What can a home inspector not do?
Fix the home they inspected, for one. It is against the code of ethics and can be illegal. An inspector reports the current condition. They do not estimate when a repair will be needed or guarantee what they cannot see. The full list
What is the difference between an inspection and an appraisal?
An appraiser establishes value for the lender and does not examine the systems. An inspection tells you the condition of the property: what works, what does not, and what it might cost. Both matter. Inspection and appraisal compared