A straight answer on the house, before your deadline.
Home inspections for buyers, sellers and agents in Millbrook and nearby towns. Roof to foundation, with a photo report in your inbox the next morning.
- Report delivered
- 24 hr
- Time on site
- 2.5–4 hr
- Start times
- Mon–Sat
| Home size | On site | From |
|---|---|---|
| Under 1,500 sq ft | 2.5 hr | $395 |
| 1,500 to 2,499 sq ft | 3 hr | $465 |
| 2,500 to 3,499 sq ft | 3.5 hr | $545 |
| 3,500 sq ft and up | 4 hr + | $635 |
Concept pricing for illustration. Radon, sewer scope and other add-ons are in the pricing table.
What we inspect
Eight systems, every visit, same order every time. Anything we can reach safely, we look at, test and photograph. Anything we can’t reach is listed in the report so you know what wasn’t seen.
Roof and drainage
Covering, flashing, valleys, gutters and downspouts, from the roof when it is safe to walk.
Attic and insulation
Framing, ventilation, insulation depth, signs of past leaks and exhaust fans that end in the attic.
Exterior and grading
Siding, trim, windows, decks, steps, and whether the ground carries water away from the house.
Foundation and structure
Visible walls, slab, piers and beams, cracks measured and photographed, signs of movement.
Electrical
Service, main panel with the cover off, breakers, a sample of outlets, GFCI and smoke alarms.
Plumbing
Supply and drain lines, every fixture run, water heater, shutoffs and visible leaks.
Heating and cooling
Furnace or boiler, air conditioning, ductwork, filters and temperature split at the registers.
Interior and appliances
Walls, ceilings, floors, doors, stairs and railings, plus built-in kitchen appliances.
See what the report looks like
This is a sample from a fictional 1958 ranch. Pick a part of the house to read the findings the way you would get them: plain words, a photo, and a tag that tells you how urgent it is.
- Safety
- 2Fix before move-in
- Repair
- 7Fix it soon
- Monitor
- 6Keep an eye on it
Electrical panel
200 amp service, breaker panel in the basement, cover removed for review.
- EL-1
Double-tapped breaker
SafetyTwo wires share one 20 amp breaker. An electrician should separate them.
- EL-2
Panel cover missing two screws
RepairSmall fix, but the cover should be fully secured.
- EL-3
No arc-fault protection in bedrooms
MonitorTypical for the home's age. Worth upgrading when other electrical work is done.
Pricing
One price for the full inspection, set by the home’s finished square footage. Add only the tests you need. Sample pricing
| Finished area | Time on site | Price |
|---|---|---|
| Under 1,500 sq ft | 2.5 hr | $395 |
| 1,500 to 2,499 sq ft | 3 hr | $465 |
| 2,500 to 3,499 sq ft | 3.5 hr | $545 |
| 3,500 sq ft and up | 4 hr + | $635 |
- Photo report within 24 hours
- One-page summary for your agent
- Walkthrough with you on site
- Follow-up questions by phone, no charge
| Service | Price |
|---|---|
| Radon test48-hour continuous monitor, results with the report | $165 |
| Sewer scopeCamera run of the main line to the street, video included | $225 |
| Wood-destroying insect checkVisual check for termites and carpenter ants | $95 |
| Mold air samplingTwo samples plus an outdoor control, lab results in 3 to 5 days | $250 |
| Re-inspection after repairsWe check the items the seller agreed to fix | $175 |
Condos and townhomes are priced by unit size. Homes built before 1940 or with crawlspaces may take longer; we’ll tell you before you book.
From accepted offer to a clear list
- 01
Book within your contingency window
Pick a date online or call. Most buyers book the day their offer is accepted.
- 02
Join us for the last hour
Come at the end and we walk you through what we found, in the house, in plain words.
- 03
Get the report the next morning
Photos, severity tags and a short summary page, delivered within 24 hours.
- 04
Negotiate with a clear list
Use the Repair and Safety items with your agent. Call us with questions, no charge.
Where we inspect
Based in Millbrook. No travel fee within 15 miles of the office. Farther out, we add a flat travel charge and tell you before you book.
- Within 15 mi, no travel fee
- Millbrook, Alder Grove, Cedar Point, Hollis Ridge, East Fenwick
- 15 to 30 mi, $45 travel (sample)
- Port Wren, Stonebridge and nearby
Not sure? Enter your ZIP in the booking form and we’ll confirm.
Questions buyers ask
Anything else, call the office. A person answers from 7 a.m. to 7 p.m.
Between 2.5 and 4 hours for most homes, depending on size, age and add-ons. Older homes and crawlspaces take longer.
Book an inspection
Tell us the ZIP, size and date. We call or email within two business hours to confirm the time and get the address from you or your agent.
Prefer the phone? (212) 555-0142