Q.01Can I attend the inspection?
Absolutely — and I'd encourage it, especially the last hour. Being on site means you leave with the house in your head, not just on paper. Bring questions, bring your agent, bring coffee.
Q.02How long does a residential inspection take?
Two to four hours on-site, depending on square footage and age. Larger or older homes run longer. I'd rather spend the time than cut the corner.
Q.03When do I get the report?
Same day. Every time. Full PDF with every photo, every finding, every location — delivered by end of business.
Q.04Do you scope the sewer line?
Yes — as an add-on. For any Denver-metro home older than ~30 years, I recommend it without hesitation. Root intrusions and bellied lines are the most common expensive surprise in post-purchase repair.
Q.05Do you test for radon?
Yes. Colorado is an EPA Zone 1 — high-radon — state, and a 48-hour continuous-monitor test is the only defensible way to know what's in the house. Most buyers include it.
Q.06What does "pre-1980 surcharge" mean?
Older homes take longer — more layers of renovation, harder-to-access systems, and more deferred maintenance to document. The $75 surcharge reflects the extra time on-site, not a judgment on the house.
Q.07What if I have questions after I get the report?
Call or text. No time limit, no hourly rate. I'll walk through findings a month later, six months later, or when you're getting bids three years in.
Q.08How soon can you come out?
Typical lead time is 24–72 hours. Inside a contingency window and need faster? Call — I'll work the schedule.
Q.09What's your service area?
Denver and the surrounding metro — Commerce City, Aurora, Thornton, Westminster, Arvada, Wheat Ridge, Lakewood, Englewood, Centennial, Parker, Brighton. Farther out? Call and we'll work it out.
Q.10What won't you do?
I won't pressure you into add-ons you don't need. I won't recommend a contractor for a kickback (I don't take them). I won't soften findings to make your purchase feel safer than it is. The report says what the house says.
