Your inspection, step by step
What to expect at your home inspection
Here’s exactly how an inspection with me works: what happens on the day, how long it takes, what your report looks like and what’s worth adding.
Prefer to call? (678) 941‑6781
How it works
Four steps, start to finish.
Tell me about the house
The address, approximate size and age, basement or crawl space, your deadline and any add-ons. Repair records help too. I confirm the date, time and price with you, and with your agent if you have one.
Sign the agreement
Before the inspection, you’ll get Owl’s Eye’s inspection agreement to sign, and payment is made before the inspection too. Your agent usually arranges access to the house.
The inspection
Most inspections take two to four hours. Come for the end if you can, and I’ll walk you through what I found.
Your report
Photos, plain explanations and every finding sorted by how much it matters, within 24 hours of the inspection.
Booking for a client? Here’s what agents should send me.
Sample findings
What a finding can look like.
These four examples were written for this page, not taken from a client’s report. Each one shows what I saw, why it matters, what’s still unknown and what to do next. In your real report, findings sit under each system with marked-up photos, and each one is sorted into a category like these:
- Defect/Primary: the major, important findings.
- Marginal – FYI – Monitor: smaller items to know about, watch or put on your to-do list.
- Tips/Info: maintenance tips and good-to-know notes about the house.
- Not Inspected: what couldn’t be seen or reached.
Illustrative example 1 · Exterior
Deck support needs evaluation
Defect/Primary
- Observation
- There’s a visible gap between a deck support post and the beam it’s supposed to hold up.
- Why it matters
- That part of the deck may not be carrying its load the way it should. Stay off it until it’s been checked.
- What’s still unknown
- A visual inspection can’t tell how much the other posts and the hidden connections can carry.
- Next step
- Have a qualified contractor or engineer evaluate it and recommend a repair before anyone uses the deck.
Illustrative example 2 · Roof
Heavy sealant limits the view of the flashing
Marginal – FYI – Monitor
- Observation
- Heavy sealant covers parts of a roof flashing detail.
- Why it matters
- The sealant hides how the flashing underneath was installed, and sealant needs upkeep.
- What’s still unknown
- The sealant alone doesn’t show whether there’s an active leak or hidden damage.
- Next step
- Ask the seller for the repair history, and have a qualified roofer look at it and recommend any work.
Illustrative example 3 · Exterior
Plan for gutter cleaning
Tips/Info
- Observation
- Leaves and other debris are sitting in an accessible section of gutter.
- Why it matters
- Clogged gutters overflow and dump water right beside the house.
- What’s still unknown
- This doesn’t show how every gutter and buried drain is performing.
- Next step
- Have the gutters cleaned safely, then check that the water drains away from the house.
Illustrative example 4 · Insulation & Ventilation
A concealed area couldn’t be examined
Not Inspected
- Observation
- Finished material covers the area under the floor, so it couldn’t be seen.
- Why it matters
- The insulation and anything else in that area are unknown.
- What’s still unknown
- No conclusion is drawn about anything that couldn’t be seen or reached.
- Next step
- Check any construction records, and decide with your agent whether to arrange access before your deadline.
“It included clear pictures, drone footage, and color-coded descriptions based on the level of importance, which made everything easy to follow and prioritize.”
Amanda Petrone · Google review · Home inspection client Read the reviews on Google
On site
How long does a home inspection take? Two to four hours.
Most inspections take two to four hours, depending on the size and age of the house. Bigger homes, older homes and add-ons can add time.
I check the roof, attic, structure and foundation, the crawl space or basement, the exterior and drainage, electrical, plumbing, heating and cooling, insulation and ventilation, fireplaces, most built-in appliances and the interior. An infrared camera, a moisture meter and a drone help me see more when conditions allow.
A home inspection is a visual inspection of what can be safely seen and reached that day. I don’t open walls or take equipment apart, and out of respect for the sellers it’s “no touchy touchy” with their belongings and no moving furniture. It isn’t pass/fail, and it isn’t a code inspection. It’s an honest picture of the house as it is today.
Raining? Don’t cancel. Most of the inspection goes on as usual, and rain is a good time to spot an active leak from the attic.
Being there
Should you be at the inspection? Come for the end.
You don’t need to follow me around for three hours. But if you can, be there at the end. I’ll walk you through the key findings in person, show you where they are and answer your questions. A report is great, but nothing beats being there in person.
That way, you’ll have heard the main findings before you read the full report. Can’t make it? No problem. The report explains everything with photos, and I’ll talk it through with you by phone.
Your report
Photos, plain words, within 24 hours.
Your home inspection report arrives within 24 hours of the inspection, and often the same day. On an average house I take about 300 photos, and the report marks findings with arrows and circles so you can see exactly what I mean. The report is organized by system (roof, heating and cooling, plumbing, electrical and so on), and each finding is sorted by how much it matters, from the major concerns down to maintenance tips.
| Service | When you get results |
|---|---|
| Home inspection report | Within 24 hours of the inspection |
| Radon test | After at least 48 hours of monitoring, plus pickup; I confirm when you’ll have it when you book |
| Mold testing | The lab’s results usually take about two business days; shipping and weekends can add time |
| Sewer scope | Video and written findings; I confirm timing when you book |
| New construction stages | I confirm report timing for each stage when you book |
“He provided the report the same day and the report was thorough. The repair checklist was very helpful…”
Micheal Turner · Google review · Home inspection client Read the reviews on Google
Add-ons
What to add, and when it’s worth it.
Radon testing
EPA recommends testing every home. The monitor runs at least 48 hours, so add it when you schedule.
Radon testingSewer scope
Older homes, big trees near the line or any history of backups. You get video and written findings.
Sewer scope inspectionsMold testing
When there’s a reason: a musty smell, a past leak or a stain that keeps coming back.
Mold testingTermite letter
The Official Georgia Wood Infestation Inspection Report. I do the termite inspection, usually on the same visit, and ProCare Pest Control issues the report. It isn’t available everywhere I inspect, so ask first.
Termite lettersPool & spa
A pool or built-in spa: the equipment, the safety features and, when the pool is open, a test for whether it’s losing water.
Pool & spa inspectionsFloor plan
A floor plan of every level with room sizes, scanned on the same visit.
Floor plansAlso available: chimney camera inspections (not a Level 2 chimney inspection). Building a new home? See new construction inspections.
After the report
Questions after the report? Text me.
Read the report, then text me with anything that’s unclear, even weeks or months later.
- Get repair quotes or specialist evaluations for anything I flag, within your due-diligence period.
- Talk through your options with your agent. I’m happy to talk with you, your agent (with your OK) or both of you together.
- Keep the report. It makes a handy owner’s manual for the house, especially the maintenance tips.
The report describes the home’s condition. It doesn’t price repairs or decide what the seller should fix; that’s between you, your agent and the seller.
Questions
Common questions.
Do I need to be there?
It isn’t required, but it’s worth it, at least for the last 30 minutes. If you can’t make it, your agent can handle access and I’ll walk you through the report by phone.
Can the seller be there?
It’s still their home, so sellers can be present. I keep what I find between me and my client, so I may step aside with you to talk privately. Don’t be alarmed; it’s to protect you.
Who gets the report?
You do. I share it with your agent when you’ve authorized that, and I respect your wishes if you ask me not to.
What if part of the house can’t be inspected?
The report says what couldn’t be seen or reached, such as a blocked attic hatch or a roof too wet to walk. That way you know what’s still unknown and can decide whether it’s worth arranging access before your deadline.
How much does an inspection cost?
It depends on the house and the services you add. Text me the address and I’ll tell you, and you’ll know the price before you sign anything. Comparing inspectors? Ask each one the same three questions: who actually does the inspection, how long they spend at the house, and when you get the report. My answers: me, two to four hours, and within 24 hours.
Do you come to my town?
Probably. I inspect homes within about an hour and a half of Flowery Branch, across North Georgia and metro Atlanta. Find your town →
Next step
When do you need your inspection?
Eyes open, not fingers crossed. — George
What happens next
Tell me the property address and when you need the inspection.
I confirm the date, time and price with you.
I inspect the home myself. If you can join me at the end, I’ll walk you through what I found.
I send your home inspection report, with photos, within 24 hours of the inspection. Questions afterward? Text me.
You’ll know the price before you sign anything.