The scope is the same: a full home inspection. What changes is who orders it and when. You order it before you list, so you see the findings first and have time to decide what to do about them.

Why hire an inspector if the town already inspects the house?

Town and city inspectors check each stage against the building code, and they work for the town, not for you. A private inspection is done for you, looks at the house the way a buyer would, and gives you a written report with photos that you keep.

Which stage should I book?

If the walls are still open, book pre-drywall. If the house is finished and you haven't closed, book the final walkthrough. If you're coming up on a year in the house, book the 11th-month warranty inspection before your warranty period ends. Many buyers do more than one.

Which test do I need?

Start with what you're worried about. A musty smell or a past leak points to mold and air quality testing. Radon applies to any home, because you can't see or smell it. Water quality testing tells you what's coming out of the tap. Asbestos matters most in older homes, especially before a remodel. Call and we'll talk it through.

Are these part of a standard home inspection?

No. A home inspection is a visual inspection of the house. Environmental tests are separate services that sample or measure something specific.

How long do results take?

Mold and air-quality results typically return within 48 hours after sampling, subject to lab processing and weekends. Samples collected Thursday or Friday normally return Monday. Radon testing runs for 48 hours, with results typically available about 52 hours after setup. Water quality and asbestos results typically arrive about two days after sampling.

Is thermal imaging included in my home inspection?

Yes. Complimentary thermal checks are included with every home inspection, but these are not a full thermal scan. A separate full thermal scan with a full thermal report starts at $347, depending on the size of the home.

When do I get the solar report?

Within 24 hours of the inspection.

What is the BINSR?

It's the Buyer's Inspection Notice and Seller's Response form used in Arizona sales. Buyers list what they want repaired or credited, and the seller responds.

Should I ask the inspector what repairs will cost?

Repair pricing comes from contractors. We'll tell you what kind of trade to call, and a contractor estimate gives you a real number.