Frequently Asked Questions

A standard residential inspection covers all visible and accessible systems and components:

• Structural: Foundation, framing, bearing walls, floors, ceilings
• Roof: Covering, flashing, gutters, downspouts, ventilation, attic structure
• Exterior: Siding, trim, windows, doors, decks, driveways, grading and drainage
• Electrical: Service entrance, main panel, branch circuits, outlets, GFCI/AFCI protection
• Plumbing: Supply lines, drain lines, fixtures, water heater, hose bibs
• HVAC: Furnace, air conditioning, ductwork, thermostats, fireplaces
• Interior: Rooms, walls, ceilings, floors, windows, doors, built-in appliances
• Garage: Structure, door operation, auto-reverse safety, fire separation

Yes — and we strongly encourage it. Attending the inspection gives you a firsthand look at all findings, lets you ask questions in real time, and teaches you about the property’s systems before you own them. You will learn more in three hours with an inspector than in a dozen online searches. Your real estate agent is also welcome to attend.

No. Every home — including new construction — will have findings in an inspection report. This is not a reason to walk away from most purchases. The inspection is a condition assessment, not a pass/fail test. Our job is to clearly distinguish between safety hazards, major structural or system defects, deferred maintenance, and normal wear. Most findings are routine and manageable. We present findings in context so you can make an informed decision rather than an alarmed one.

Absolutely. New construction is not exempt from defects. Common findings in brand-new homes include: improperly installed HVAC equipment, missing insulation, grading that directs water toward the foundation, electrical code deficiencies, plumbing venting issues, and roof flashing failures. A pre-closing inspection gives you the opportunity to have the builder correct items while they remain contractually obligated to do so.

If you have already closed on a new home, schedule a warranty inspection at 10–11 months — before your one-year builder warranty expires.

A pre-listing inspection is a full home inspection performed before you list the property. You receive the same report a buyer’s inspector would produce. The advantages: you learn about significant defects on your own schedule, you can repair items or disclose them accurately in your listing, you eliminate the buyer’s inspection as a source of surprises, and you reduce the risk of last-minute renegotiation or deal failure.

A pre-listing inspection typically costs $350–$450 — far less than an unexpected repair concession at closing.

Not directly. The inspection gives you information. What you do with it — repair, disclose, price accordingly — is your decision. Colorado sellers are required to disclose known material defects. Once you have an inspection report documenting a condition, you are generally considered to know about it and must disclose it. Talk to your real estate agent about the disclosure obligations specific to your transaction.

Yes, and many buyers do. Your agent will guide the negotiation strategy, but the inspection report provides documented, photographic evidence of conditions that may warrant a repair request, price reduction, or closing credit. Focus on safety hazards and major system deficiencies rather than cosmetic items or things the seller has already disclosed. A targeted, well-documented repair request is more effective than a list of 20 minor items.

It is strongly preferred that sellers vacate during the inspection. This allows buyers and their agents to speak freely, ask questions, and receive candid information without the awkward dynamic of the seller present. The home should be accessible — utilities on, all areas unlocked, including attic hatch, crawlspace access, electrical panels, and any outbuildings. If any area is locked or inaccessible at the time of inspection, we note it but cannot inspect it.

A Property Condition Assessment (PCA) is the standard due diligence inspection for commercial real estate. It follows the ASTM E2018 standard framework and evaluates the physical condition of a commercial property — its site, building envelope, structure, roofing, mechanical systems, electrical systems, plumbing, life safety systems, and interior. The output is a Property Condition Report (PCR) documenting findings, risk classification, and cost opinions.

Commercial PCAs are more detailed in scope than residential inspections and are typically required by lenders as part of the underwriting process for commercial loans.

A commercial inspection is appropriate in any of the following situations:

• Before purchasing any commercial property — retail, office, industrial, multi-family, mixed-use
• Before signing a long-term commercial lease as a tenant
• Before refinancing or securing acquisition financing
• As part of an ongoing asset management or capital planning program
• After significant weather events, fire, flooding, or structural incidents
• Before selling — a pre-listing PCA gives you the same information advantage as a residential pre-listing inspection

We inspect a broad range of commercial property types including:

• Office buildings and professional suites
• Retail and strip mall properties
• Warehouse, flex, and light industrial facilities
• Multi-family residential buildings (apartments, duplexes, larger complexes)
• Mixed-use buildings (retail ground floor, residential above)
• Investment properties and rental portfolios
• Religious facilities, community buildings, and institutional properties

Contact us to discuss the specific scope and requirements for your property type.

Commercial PCAs follow the ASTM E2018 framework, while residential inspections follow InterNACHI© or similar Standards of Practice. Key differences:

• Scope: PCAs evaluate larger, more complex systems — commercial HVAC, sprinkler systems, elevators (noted but not tested), electrical switchgear, loading docks, and accessibility compliance considerations
• Report format: PCRs include a cost opinion matrix for repair/replacement items with 1-year, 3-year, and deferred cost estimates
• Lender requirements: Most commercial lenders require a PCA that complies with ASTM E2018 as a condition of financing
• Engagement scope: Commercial inspections often include interviews with property management and a review of available maintenance records and utility data

Yes. Our commercial Property Condition Reports follow the ASTM E2018 standard framework. This includes the Walk-Through Survey, document review, a Property Condition Report with findings classified by immediacy of risk, and an Opinion of Probable Cost (OPC) for significant items. If your lender has specific scope or format requirements beyond the baseline standard, contact us to discuss.

On-site time for a commercial inspection depends on the property type and size — a small retail suite may take two to three hours, while a large industrial facility or apartment complex may require a full day or multiple visits. The Property Condition Report is typically delivered within two to five business days of the site visit, depending on report complexity. Timeline is confirmed at the time of engagement.

Yes. We are experienced working within lender-driven due diligence timelines and can coordinate directly with your lender, broker, or underwriter regarding report delivery, scope confirmation, and any follow-up questions about findings. If your lender requires a specific scope letter or form before engagement, we are happy to review and confirm compliance prior to scheduling.

Residential reports are organized by system and component. Each finding includes a description, photographs, and a severity classification:

• Safety Hazard: Conditions that pose an immediate risk to occupants — requires prompt attention
• Major Defect: Significant system or component failures that affect function, value, or structural integrity
• Moderate Defect: Conditions that require repair but are not immediately dangerous or critical
• Maintenance Item: Normal wear and deferred maintenance that should be addressed over time

Start with the Executive Summary section for a prioritized overview. The full report provides context, photographs, and recommended action for each finding. Call or email us after delivery with any questions — we are available to explain our findings.

We provide a multimedia report — the number of photographs varies based on the property and findings, but we document every finding with at least one image and typically multiple photos for significant items. Each photograph is annotated and tied to its corresponding finding. The report also includes video clips for findings where movement or sequence matters (e.g., a stuck window, a dripping fixture).

Yes. The report belongs to you. Share it with your agent, lender, contractor, attorney, or anyone else involved in your transaction or repair planning. The online version is accessible via a shareable link; the PDF can be forwarded or printed. Many buyers share the report directly with contractors to get repair estimates, then use those estimates in negotiation.

Yes. We walk through major findings with you at the end of the on-site inspection. You can ask questions in real time while the conditions are visible. The written report follows within 24 hours with full documentation. After you receive the report, call or email with additional questions — we do not disappear after inspection day.

No. A property inspection is a visual examination of accessible conditions on the day of the inspection. It is not a warranty or guarantee. Hidden defects behind finished walls, under floor coverings, or in concealed systems cannot be identified without destructive investigation. The report documents what is visible and accessible — and notes anything that could not be evaluated. This is why Standards of Practice and professional insurance exist: to define what is in scope and provide recourse when something within scope is missed.

An inspection report reflects the condition of the property on the date of inspection. It does not have a fixed expiration, but conditions change. A report that is six months old may not accurately reflect current conditions — especially following weather events, occupant changes, or deferred maintenance. For transactions, lenders typically want an inspection dated within a certain window of closing. If significant time has elapsed since your inspection, contact us to discuss whether a re-inspection makes sense.

You can schedule three ways:

• Online: Use our booking form — available 24/7
• Phone/Text: Call or text (719) 301-3244 directly
• Email: Send a message via our contact page

Have the property address and your preferred date and time window ready. We confirm availability the same business day in most cases.

Residential inspection pricing is based on the finished square footage of the home:

• Up to 1,500 sq ft: $350
• 1,501–2,000 sq ft: $375
• 2,001–2,500 sq ft: $400
• 2,501–3,000 sq ft: $425
• 3,001–3,500 sq ft: $450
• 3,501+ sq ft: Contact us for pricing

See our full pricing page for the complete table including add-on services.

Commercial PCA pricing is custom-quoted based on property type, size, intended use (acquisition, financing, asset management), and required report scope. Contact us with your property details for a quote. We provide pricing promptly — typically the same business day.

We offer the following add-on services:

• Radon Testing: 48-hour closed-house test with results included in the report
• Sewer Scope: Camera inspection of the main sewer line from the home to the municipal connection or septic
• Mold Testing: Air sampling for mold spores — recommended when visible mold or moisture intrusion is found
• Infrared Imaging: Thermal camera scan to identify moisture intrusion, insulation gaps, and electrical hot spots not visible to the naked eye

See our pricing page for current add-on rates.

Payment is due at the time of the inspection. We accept cash, check, and all major credit cards. For commercial inspections, we may require a deposit at the time of booking. Payment details are confirmed when your appointment is scheduled.

We serve the entire Colorado Front Range corridor — from Pueblo in the south to Fort Collins in the north, including Colorado Springs, Denver, Boulder, Castle Rock, Parker, Loveland, Greeley, and all communities between. We are based in Peyton, CO and cover El Paso, Douglas, Denver, Boulder, Larimer, Weld, and Pueblo counties. View our full list of service areas. If you are not sure whether we cover your location, call or text — we travel to serve you.

We understand that real estate timelines change. Please notify us as early as possible if you need to reschedule or cancel. Contact us directly by phone or email — we will work with you to find a new time that fits your transaction timeline.

Radon is a naturally occurring radioactive gas produced by uranium decay in soil and rock. It is colorless, odorless, and is the second leading cause of lung cancer in the United States after smoking. Colorado consistently ranks among the highest states for indoor radon levels due to its geology — granite-rich soils across the Front Range produce elevated radon concentrations. El Paso, Weld, Larimer, Boulder, and Jefferson counties all show high average radon readings.

We strongly recommend radon testing on every Front Range inspection. Testing is a 48-hour closed-house test using an EPA-approved measurement device. If results exceed 4.0 pCi/L (the EPA action level), mitigation is recommended. A standard sub-slab depressurization system typically costs $800–$1,500 and reduces levels dramatically. Radon mitigation is a well-understood fix — not a reason to walk away from an otherwise sound property.

Expansive (or swelling) soils contain clay minerals that absorb water and expand significantly in volume — then shrink when dry. The Front Range, particularly El Paso and Douglas counties, has some of the most expansive soils in the United States. This soil movement is the leading cause of foundation cracking and structural damage in Colorado homes.

During an inspection, we look for evidence of differential foundation movement: cracks in foundation walls, sticking doors and windows, sloped floors, and gaps at trim and framing. We also evaluate grading and drainage to assess whether moisture management around the foundation is adequate — poor drainage accelerates expansive soil problems significantly.

You should have your roof inspected after any hail event where stones reached one inch (quarter size) or larger. Colorado’s Front Range is one of the most hail-prone regions in the country — the corridor from Denver south through Colorado Springs and Pueblo sits in “Hail Alley.” Hail damage to asphalt shingles causes granule loss, bruising, and fracturing that is often invisible from the ground but reduces the roof’s remaining life and voids most shingle warranties.

Insurance companies have deadlines for storm damage claims — often 12 months from the event. If you have experienced a significant hail event, do not wait for an interior leak to get a professional assessment. By the time moisture intrudes into the interior, the damage is far more extensive and expensive.

Colorado’s altitude affects several systems and components that require attention in an inspection:

• Combustion appliances: Gas furnaces and water heaters require proper adjustment for altitude — combustion efficiency decreases at higher elevations, and improperly adjusted equipment can produce carbon monoxide
• Roofing: Intense UV exposure at altitude degrades roofing materials and exterior finishes faster than at lower elevations — asphalt shingles on the Front Range have shorter lifespans than the same product at sea level
• Concrete: High UV and the freeze-thaw cycle accelerate concrete scaling and spalling
• Mechanical systems: Some HVAC equipment designed for lower altitudes requires de-rating or reconfiguration

Colorado’s Front Range experiences dramatic temperature swings — it is common for temperatures to drop below freezing at night and rise above 60°F the same afternoon, particularly in spring and fall. This repeated freeze-thaw cycle affects nearly every exterior material:

• Caulk and sealants: Fail faster than in stable climates — inspect and replace around windows, doors, and penetrations every 1–2 years
• Concrete: Driveways, sidewalks, and stoops crack and spall from water infiltration that freezes and expands
• Masonry: Brick mortar joints degrade from freeze-thaw — tuck-pointing is a routine maintenance item in Colorado
• Roofing: Ice dams form when heat escapes through the roof deck and melts snow that re-freezes at the cold eaves — a sign of inadequate attic insulation or ventilation
• Plumbing: Exterior hose bibs and supply lines in unheated spaces can freeze if not properly winterized

Wildfire risk is a legitimate concern for many Front Range communities — particularly those in the wildland-urban interface west of I-25 and in foothill communities. A property inspection does not assess wildfire risk ratings directly, but we do evaluate conditions relevant to fire resistance:

• Roofing material (Class A, B, or C fire rating)
• Defensible space and vegetation proximity to the structure
• Deck material and conditions where debris can accumulate near combustibles
• Vent opening protection (ember intrusion)

For formal wildfire risk assessment, contact your county’s wildfire mitigation program or a fire-adapted communities specialist. Colorado State University Extension also provides excellent resources for fire-adapted landscaping.