residential

HOME Inspections

Thorough Home Inspections – Know Before You Buy or Sell

Buying, selling, or maintaining a property? Our certified home inspection services provide a clear, unbiased evaluation of a home’s condition so you can make informed decisions.

We follow the Home Inspector Code of Ethics established by the State of New York.

Single-Family Inspection SERVICES

  • Full Home Inspections – A comprehensive, detailed assessment of all major systems, including electrical, plumbing, roofing, foundation, HVAC, and more. Includes both Pre-Purchase Inspections and Pre-Listing Inspections for sellers who want to get ahead of potential issues before listing a home.

  • Walk and Talk Consultations –  A quick, in-person walkthrough providing verbal insights on a home's condition for fast decision-making.

  • Radon & Water Testing – Protect your family’s health with essential environmental testing.

FULL Home INspection

The full home inspection provides the greatest insight and most detailed information regarding the condition of a home.

Whether you’re a seller scheduling a Pre-Listing Inspection to identify potential issues before listing or a buyer getting a Pre-Purchase Inspection after making an offer, a thorough evaluation ensures you have a clear understanding of the home's condition.

What to Expect DURING YOUR INSPECTION

A home inspection isn’t just about identifying issues—it’s about understanding the home as a whole. As we walk through the property together, I’ll provide a clear, straightforward assessment of its overall condition, major systems, and key components. I encourage you and your agent to ask questions so you can leave the inspection feeling confident and informed.

I’ll point out any major concerns that may require immediate attention, as well as maintenance items to watch over time. My goal is to help you make a well-informed decision, whether you're buying, selling, or simply getting to know your home better.

After the inspection, you’ll receive a detailed report with photos and explanations to serve as a useful reference—whether for negotiations, future planning, or homeownership peace of mind.

Let’s Schedule your inspection

Let’s get your inspection scheduled at a time that works best for you. I offer convenient and easy online scheduling for single-family inspections to make the process as simple as possible.

  • up to 2500 square feet: $550

  • 2500 - 4000 square feet: $700

  • 4000+, multi-units: Price varies, determined by information in the MLS listing. Learn more about Multi-unit and Commercial Inspections.

Please note: These are our standard inspection rates. Final costs may vary depending on factors such as the number of bedrooms and bathrooms, the home's age, accessibility, outbuildings, accessory garages, and any additional features that require extra evaluation.

What’s INCLUDED IN THe REPORT

Plumbing: Fixtures and faucets, water supply systems, drain, waste and vent systems, water heater, vents, flues and chimneys, and any sump pumps or fuel storage and distribution systems.

Heating, ventilation, and air conditioning: Heating and cooling equipment, ducts, vents and flues.

Structural systems: Foundations, grading & drainage, basements, walkways, and floor, wall and ceiling structures.

Roofing: Roof coverings, drainage systems, flashings and skylights, chimneys and other roof penetrations.

Electrical systems: Service entrance and panels, branch circuits, connected devices and fixtures, smoke and carbon monoxide detectors, and making sure your outlets are GFCI-protected.

All of these items will be detailed in my easy-to-read report, delivered in PDF. From that report, you’ll be able to see the items we discussed, with images for reference.

WALK-AND-TALK consultation

During this in-person consultation, we’ll walk through the home and I’ll verbally point out any defects in materials or craftsmanship.  This consultation is to provide a quick insight as to the overall condition of the home when multiple offers and quick decisions are needed about the purchase.

This is not considered a home inspection, and a written report is not provided with this service. 

$150 / hr

ADD-ON TESTS

Protect your family’s health with essential environmental testing. You may add these tests when scheduling your inspection.

Radon Test

Radon gas is the 2nd cause of lung cancer In the world today. Keep yourself and family safe from the dangers of radon gas.

This simple test can determine if you need to mitigate for radon gas. LB Spaces uses Radalink Aircat radon detection system. Tests require 48 hrs and results will be available immediately following the test. The detailed report will provide recommendations on the need for a radon mitigation system.

$175

Water Test

If your water is supplied through a well system, it’s important (and sometimes required ) to test for the presence of coliform bacteria. I collect a sample of the water and send to a lab for results.  If coliform bacteria is present, you’ll receive a phone call within 24 hrs of the test to notify you of any bacterial colonies present, followed by a written report within 10 days. Faster results are available at an additional charge.  

Testing for other contaminants (lead, nitrogen etc. ) is available for additional charges.  

$110 – Basic Test (coliform)

FAQs

  • Home inspectors are not code inspectors, although we do base all of our recommendations and installation methods based on the current code standards.

  • Home inspectors are not engineers or architects. We will point out defects in structural applications if they do not seem to be constructed properly, improper materials are used or other systems of the home are being affected by a weak structural application. Home inspectors are not authorized to give detailed repairs or installation methods regarding structural applications.

  • Yes we can. Safety is the top priority when inspecting a home. If the roof seems like it is going to collapse, we will inform the buyer and seller of the safety concern and make immediate recommendations as to whether the home may be occupied or not.

  • While a handyman is great to have and they carry a wide range of knowledge, when it comes to mechanical, electrical, plumbing or structural systems, hiring licensed professionals is always recommended. A handyman may be able to get things to work, but the safety and proper installation/repair methods may not be used for a long lasting or proper repair. Licensed skilled technicians and the companies they represent are held to higher standards that fall in line with NYS Code requirements.

  • You can use this report as a great guide to the inner workings of your home and pass along the defect reports to skilled technicians for repair. It is also a negotiating tool when purchasing a home. Your report will also include a list of the materials used throughout your home. The report is a great reference when deciding on renovations or prioritizing repairs.

  • Yes and no.

    Yes - when a defect poses an immediate threat or possible harm to the occupants, repair is required.

    No - A lot of defects in the home do not pose safety concerns (damaged siding, un-operational appliances, etc). The defects may be repaired at your discretion.