Standard single-family inspections run between $450-$650 depending on the homes size and age. Condos are less; homes over 4,500 square feet or over 100 years old are more. Call (540) 270-2501 for an exact quote - I give you a firm number before you book, not an estimate.

Plan on 2.5 to 4 hours for most homes. Yes - please come. I'll show you the major findings in person, demonstrate how to shut off water and gas, and answer anything that's been nagging at you.

Yes, absolutely - at least for the last 30-45 minutes. I will tour the house with you and show you every significant finding in context. You'll learn how to shut off the water and gas in an emergency, where the key mechanical components are, and what maintenance items to add to your calendar. 

Within 24 hours. Most reports are delivered same day. The report is photo-rich with a quick read summary, a full technical section, and has plain-English actionable comments. If I ever run late (weather, emergency, an unusually complex inspection), you'll get a text with a specific ETA.

Yes. I'm licensed as a Home Inspector by the Commonwealth of Virginia, certified by the international Association of Certified Home Inspectors (InterNACHI), and carry $1M in errors-and-omissions insurance plus general liability.

The baseline inspection follows the InterNACHI standards of practice: roof, structure, exterior, electrical, plumbing, HVAC, interior, insulation, ventilation, built-in appliances, and the garage. I also include a visual inspection of the chimney and use a thermal camera on each inspection. 

A home inspection isn't a tear-down - I can't see inside walls, under slabs, or behind sealed systems. Home Inspectors don't inspect for code compliance (that's a municipal code official's job), cosmetic preferences, or things that require a specialist (structural engineering, environmental hazards beyond what's visible, internals of mechanical systems). I'll tell you when something needs a specialist.

You'll hear about it in person, on-site, in context - not via email 6 hours later. I'll tell you what it is and whether it should affect your offer. I won't panic, I won't down-play, and I'll always give you enough information to have a real conversation with your agent and the seller.

I cover Fauquier, Loudoun, Prince William, Fairfax, Culpeper, Madison, and Rappahannock counties. Most of the week I'm working between Warrenton, Leesburg, Gainesville, Culpeper, Sperryville, and Ashburn. Call (540) 270-2501 - if your just outside the area, I may still be able to help.

Yes. Weekends are full working days in inspection season.