What does a home inspector actually look for during an inspection?
A full inspection involves evaluating the major systems and components of a home—structure, roof, electrical, plumbing, HVAC, attic, foundation, and safety features. The goal is to identify defects, maintenance issues, safety concerns, and items that may need repair or monitoring. It isn’t a code inspection, but it’s a comprehensive overview of the property’s condition on the day of the visit.

How long does a home inspection take?
Most inspections run about two to three hours depending on size, age, and condition. Older homes or homes with complex systems can take longer. I encourage buyers to attend so they can see issues firsthand and ask questions.

Do I need a home inspection on a new build?
Yes—new homes often have defects that aren’t visible to the untrained eye. Common issues include improper grading, incomplete insulation, missing roof flashing, damaged HVAC ductwork, electrical wiring shortcuts, and failed drainage around foundations. An 11-month warranty inspection is just as important to catch builder-covered repairs before the warranty expires.

Can a home inspector fail a house?
A home doesn’t “pass” or “fail” an inspection. I report on conditions, provide context, and help clients understand the severity and cost of each issue. My role is to give objective information so buyers and sellers can make informed decisions.

What are the most common defects you find?
Loose or unsafe electrical connections, roof installation errors, grading/drainage problems, sewer line issues, faulty GFCI/ARC-fault protection, deteriorated caulking, attic ventilation problems, and HVAC maintenance issues are among the most frequent. Radon is common in Northern Colorado and should always be tested.

Do you provide repair estimates?
I give general repair-cost ranges based on typical contractor pricing in Northern Colorado, as well as DIY-friendly estimates when appropriate. Exact quotes should be verified with licensed contractors.

Should sellers get a pre-listing inspection?
A pre-listing inspection helps sellers identify issues before a buyer’s inspector does. Many use my checklist workbook to address small fixes ahead of time, speeding up negotiations and reducing surprises.

Do you offer radon testing and sewer-scope inspections?
Yes. Radon testing is critical in this region due to naturally elevated soil gas levels. Sewer scopes are strongly recommended for any home with a cast-iron, clay, or older PVC sewer line, and even many newer homes show construction debris or misaligned joints.

What should buyers bring to the inspection?
Bring questions, a notepad if you like taking your own notes, and enough time to walk through the home with me. I’ll point out items that require future maintenance, safety improvements, and high-priority repairs.

Can you inspect if I can’t attend in person?
Absolutely. I provide a detailed photo-rich report, summary videos if needed, and post-inspection phone consultations. Many out-of-state clients use this option.

Do you perform repairs on homes you inspect?
No. To avoid conflicts of interest and preserve neutrality, I do not offer handyman or repair services. My only job is to give an unbiased assessment.