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Roof & exterior
Roof covering, flashing, penetrations, drainage; fascia, soffit, gutters; exterior cladding, grading, and water-management away from the foundation.
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Before the money moves
You found a house, you're under contract or about to be, and you need to know what you're really buying before the money moves.
A residential home inspection is the full picture: structure, roof, electrical, plumbing, HVAC, every major system and every room. Our lead inspector Konnor Kirkwood (Arizona BTR #72416) walks the entire property, documents what matters in plain English, and gets the report in your hands the same day, organized so your agent can write up requests on the BINSR form. Standard inspections start at $427.
Arizona BTR #72416
InterNACHI
ASHI
AHIT
Sprk Pro Certified
What's actually inspected
Every major system, every room, top to bottom. Here's the full scope of a standard residential inspection, grouped the way Konnor walks the house.
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Structure & foundation
Foundation type and visible distress (settlement, differential movement, cracks that matter vs. cosmetic), framing where visible, attic structure.
03
Electrical
Main panel amperage and condition, breaker and wiring issues, GFCI/AFCI protection where required, double-taps, representative outlets and fixtures.
04
Plumbing
Water service, supply and drain lines where visible, water heater condition and safety (TPR valve, venting), functional flow and drainage, visible leaks.
05
HVAC
Heating and cooling equipment, age and condition, ductwork and distribution, filter and return condition. In the desert these run hard, so Konnor looks closely at the cooling side.
06
Interior
Every room. Walls, ceilings, floors, windows, doors, stairs; visible moisture or past water staining; major appliances functional check.
Every inspection also includes
Attic & insulation
Insulation levels, ventilation, visible roof-deck issues, signs of leaks or pests.
Thermal & moisture tools
Infrared camera and moisture meter on every inspection: moisture behind walls, missing insulation, and electrical hot spots the eye can't see.
The report
BINSR Inspect, photo- and video-documented, plain-language, in your hands the same day.
We don't rush it. Get the report same day.
A full inspection runs four hours or more depending on the home's size, condition, and add-ons, and most days we take on just one so the property gets our full attention. At the end, Konnor walks the house with you for a verbal summary, or joins you on a Zoom call if you're out of state, and the report goes out the same day through BINSR Inspect, organized for your agent and your negotiation.
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Four hours, one property
We usually take on a single inspection a day. Four hours or more on site, scaled to the home's size, condition, and add-ons. No rushing, no skipping systems.
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A verbal summary at the end
When we finish, walk the house with Konnor for a plain-English rundown, or join a Zoom call if you're out of state. You hear it before you read it.
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Same-day report
Photo- and video-documented through BINSR Inspect, delivered the day of your inspection and organized so your agent can write up requests right away.
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Often added on
All services
Pair it with the right add-ons
Sewer Line Scope
A camera down the line so you see what you're buying underground.
Radon Testing
Invisible, odorless, and present in Arizona. You don't guess on this one.
Air Quality / Mold
Test what you're breathing before a health problem moves in with you.
Solar Inspection
Check whether the panels actually work, what's still under warranty, and what you're inheriting on the roof.
Before you book
The straight answers buyers ask most. Anything else, just call.
What does a home inspection include?
Roof, attic, foundation, structure, electrical, plumbing, HVAC, windows, doors, and major appliances. The whole house, documented in a BINSR report.
How long does it take?
Four hours or more, depending on size, condition, and add-ons. We usually book just one inspection a day so the property gets our full attention. We're not in a hurry.
When do I get the report?
The same day. Reports go out the day of your inspection, so there's no multi-day wait when you're under contract on a tight inspection window.
How much does it cost?
Standard inspections start at $427, varying by square footage and any add-ons like sewer scope, radon, or mold. You get a clear quote before booking.
What happens after?
You get a photo- and video-documented, plain-language report. From there you and your agent decide what to ask for: negotiate repairs, request credits, or evaluate your options.
Your Home. Your Health. Our Priority.
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Gilbert, Chandler, Mesa, Queen Creek, Scottsdale, Tempe, and the greater Phoenix Valley.