Serving Anacortes and the San Juan Islands, Oak Harbor and Whidbey Island, Skagit, Snohomish and Whatcom County
Call for out of service area availability and travel fee.
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Inspection Pricing & Services
Here are our common inspection services. We provide complete home inspection services in accordance and exceeding the Home Inspection Standards of Practice and Code of Ethics. International Residential Code is used for all New Construction Inspections.
Full Inspection Report
*For Home Buyers, Seller's Listing and New construction
Our Master Inspector will perform a visual noninvasive inspection of readily accessible systems and components of the property in compliance with the Washington State Standards of Practice, as well as the International Association of Certified Home Inspectors (InterNACHI) and provide a written report with photos. Report processing times can vary depending on the size and condition of the home. Each report has specific curated comments that apply to the home purchase and often has direction for repairs when applicable. The inspector can often give an accurate turnover time at the end of the field visit based on the condition. Areas of standard inspection include: roof, exterior, basement, foundation, crawlspaces, structure, heating and cooling systems, plumbing, electrical, fireplace, attic, insulation, ventilation, doors, windows, interior spaces, fire and safety hazards. Limited interior inspections do not include a review of the exterior. This is usually due to an interior-only condominium condition or a townhome where a homeowners association is responsible for the exterior.
Based on total SQ FT of Structure
Total square footage is calculated by square footage established by total footage of each floor plate, including garages and unfinished areas that are to be inspected that the home inspector is liable for. Attics and crawlspaces are not part of the calculations.
Standard - Exterior & Interior Inspected
(Single Family/Multi-Family/Independent Town Homes)
Up to 1000 SQ FT - $530
*Each additional 500 SQ FT increment
after 1000 SQFT is $50 per increment.
*Multi-Family - Each single-family space/unit after 1st unit is $110 in addition to Base footage for units 1k ft or less.
Limited - Interior Only
(Condominium or HOA Town Homes)
Up to 1000 SQ FT - $400
*Each additional 500 SQ FT after 1000sqft is $50
Walkthrough Verbal Consultation
*Commonly referred to as a Pre-inspection*
Access to a licensed, Certified Master inspector and registered general contractor during the house hunting process for verbal consultation. During the walkthrough, the inspector will review the home as a full inspection yet a walkthrough does not include a written report (reflected in the pricing). A Verbal walkthrough is also a great option for homeowners who would like to become better acquainted with the condition and/or maintenance of their current home not involved with a real-estate transaction. It can be used as an annual maintenance property review or even by sellers who would like advisement on where to best improve their property prior to putting the house up for sale (see Quick Hit Inspection option as well below).
Based on total SQ FT of Structure
Total square footage is calculated by square footage established by total footage of each floor plate, including garages and unfinished areas that are to be inspected that the home inspector is liable for. Attics and crawlspaces are not part of the calculations.
Standard - Exterior & Interior Inspected
(Single Family/Multi-Family/Independent Town Homes)
Up to 2000 SQ FT - $300 FT
Greater than 2000 SQ FT - additional details needed
Limited - Interior Only
(Condominium or HOA Town Homes)
Up to 1000 SQ FT - $250
*Each additional 500 SQ FT after 1000sqft
Call for pricing
Maintenance Deficiency Report
*Recommended for sellers’ market prep*
A punch list of deficiencies only. (no photos)
Often used to help homeowners prioritize work to make a property market ready or provide repair and service items for home owners or Contractors and Handyman repair list. These list allow trade persons to price on the issues listed and remove guess work for more accurate pricing.
If you are looking to purchase a property a full-inspection or verbal walk-through is a more appropriate product. These reports can also be used for multi family property owners looking to identify maintenance schedules of their investment properties. We can provide an educational review of the home/property that will help clarify your property's upkeep needs.
Time frame onsite varies by condition and size, 3-hour average time frame for single family residence. Add an hour for every 1000 sqft over 2500sqft - time based on full written report accounts. Time may be less for verbal walkthroughs based on condition and client requested information.
Standard - Exterior & Interior Inspected
(Single Family/Multi-Family/Independent Town Homes)
Up to 1000 SQ FT - $400
*Each additional 500 SQ FT after
1000 $40
*Each space/unit after 1st unit has
an additional Per unit fee
(separate kitchens, baths etc) $110
*Multi-Family - Each single-family space/unit after 1st unit is $200 in addition to Base footage for units 1k ft or less.
Limited - Interior Only
(Condominium or HOA Town Homes)
Up to 1000 SQ FT - $300
*Each additional 500 SQ FT after 1000sqft
Call for pricing
Inspection Certified Services
Please review some of our standalone and ancillary inspection services and services that are often part of our full home inspection service.
Home Inspections
A home is likely one of the largest purchase's you’ll ever make, so it’s important to understand the condition of your investment. We will perform a non-invasive evaluation of the home’s accessible structure, systems and components. While a home inspection alone can’t reveal every concern that exists, it will significantly reduce the risks of unforseen issues and concerns, by arming you with the knowledge you need to make an informed home-buying decision.
Home Inspections
Protecting your real estate investment by doing routine maintenance is crucial for gaining home equity. Regular maintenance and upkeep does have a cost, yet that price tag is only a fraction of the cost to repair, then homes with deferred maintenance damage. Having an Annual Home Maintenance Inspection and check list prepared by us, can help you understand and plan for the demands of maintaining your home properly. Some tasks are seasonal, and some items require more frequent attention, which we can identify and go over those timelines based on materials and the environment. You can elect to have us provide a write up of we can walk you through and let you take notes on corrections and product recommendations. Let us help you start on the path of higher equitable gain and responsible homeownership. Even if you’re a veteran homeowner or investor, our inspection Services can verify whether your investment property maintenance is sufficient, or maintenance items need to be addressed for service or repair. benefits of an annual inspection include: - Improving your home's energy efficiency and lowering your utility bills - Extending the lifespan of your appliances and systems - Preventing water damage, mold, pests, and fire hazards - Increasing your home's value and curb
Roof Inspection
Do you need just a roof inspection performed prior to getting your home reroofed or for a documentation for an insurace claim? we can perform a standalone Roof Inspection & Certification and evaluate your roof and roof structure when attic access is available. We check the eaves, attic for damaged sheeting and organic growth and will advise on sheeting replacment that is best done at time of re-roofing. We check the ventilation and will advise on corrections to meet current ventilation requirement, as well as walk on top of the roof decking when safe to do so and use a drone when roof conditions do not allow our inspectors to walk the roof. We will assess its overall condition, including the presence and status of flashing, chimneys, vents, skylights, and other penetrations. give us a phone call and we can go over your roofing concerns so we can see what best suits your specific needs.
Radon Gas Test
Hey, do you know if your home has been tested for radon? Radon is a radioactive gas that can cause lung cancer if you breathe it in for a long time. It comes from the natural breakdown of uranium in the soil and rocks. Some areas in western Washington have high levels of radon, especially near the Cascade Range. (See Radon Map) If you live in one of those areas, you should get your home tested as soon as possible. You can hire our professional to come out and set markers and get laboratory testing completed, to provide you with test information. Have your home tested for radon today for your home and family’s health giving you the peace of mind you deserve!
4-Point Inspection
Many insurance companies require a 4-Point Inspection for homeowner’s insurance and renewals for an existing policy on an older home. The “four points” covered in this limited inspection include the four vital systems of the home: the roof, electrical, plumbing, and HVAC. This inspection identifies their components, determines their age, and assesses their overall condition.
Plumbing Inspection
A plumbing inspection is a systematic process of assessing the critical areas of the plumbing system of a property. Our inspectors have had years of field experience along with continuous education. Have your plumbing system tested and reviewed by a skilled inspector to reduce the risk of unwarranted plumbing issues. Checking your plumbing system can reduce the risk of damage or rupture by catching any potential problems preemptively.
New Construction Inspection
Building a new home? We can be contracted to come out during different phases of the construction process to make sure your custom home is being executed according to agreed-upon specifications and that building code is being properly adhered to per International Residential Code. We can verify that scheduled work has been completed to an acceptable standard before final payment of phase or project, to retain control of project execution. We also provide Punchlist services prior to project completion to help you and your general contractor identify missed, incomplete, and/or improperly executed items. We can create a code-compliance list of items with supported IRC code, assisting your contractor with notations and direction for corrections and allowing the General Contractor to hand over punch-list items to a project supervisor/foreman and even sub-contractors. iNK Inspections is available for all parties involved to reach out directly to our master inspector during corrections and completion phase of your project(s).
Infrared Inspection
One of the benefits of having our home inspector use an infrared camera during the inspection is that it can reveal hidden issues that are not visible to the naked eye. For example, an infrared camera can detect moisture problems, insulation defects, electrical hot spots, air leaks, and pest infestations. These issues can affect the energy efficiency, safety, and comfort of your home. By using an infrared camera, our home inspector can provide you with a more thorough and accurate report of the condition of your home.
Pre-listing Inspection
Move-In Certified - Are you selling your home? Let us perform a pre-listing inspection before you even list your property/home. A Move-In Certified® Seller’s Inspection alerts you to any defects or problems with your home so that you can address them before prospective buyers discover them. You can then take the time you need to obtain reasonable repair estimates. Avoid 11th-hour negotiations and delays, and justify your full asking price by having your home for sale inspected now. Full transparency seller often get asking values with little or no push back.
WDO Termite/Beetle Inspection
Wood-destroying insects can cause serious damage to the wooden structural components of a house. They can hide and go undetected for a long time, but there are many telltale signs for different species that indicate their presence. We inspect your home for evidence of activity advise on ways to reduce exposure and can line you up with a treatment specialist before WDO issue can develop into larger costly repairs. Service is stand alone or included with our full inspection service.
Healthy Home Inspection
A healthy home inspection is a comprehensive assessment of the indoor environment of a home. It is designed to identify potential health hazards and provide recommendations for improving indoor air quality and reducing exposure to toxins. The inspection process involves visual inspection, air quality testing, and moisture testing
Repair Verification / Follow-Up Inspection
Verify that your work is performed as promised. We review your home projects or verify work completed for homeowners, contractors, and real estate transactions. Remodeling or repair work done by a contractor. With 30 years in the residential trade, we review the work to verify that it was completed to code or acceptable cosmetic standards. Call to see if this service is for your project.
Sewer Scope Inspection
Purchasing a home and want one of the major systems inspected that not a SOP required item. We will review the side sewer line to the city sewer main with a sewer line video scope (more info on sewer page). We look for and identify line materials, condition and any interferences, deficiencies and damage. We will provide a brief written report and video link to your sewer line recording. Sewer line scopes can reveal issues at home purchases, that may be a negotiable item and can save buyers from 600-1500 dollars in sewer repairs.
Deck Inspection
If you have a deck in your home, you might wonder why and what our inspector is looking for when they come to check it. A deck inspection is a way to make sure your deck is safe and meets the current codes. A deck inspector will look at the following things: - The foundation of the deck, including the footings, posts, beams, and joists. They will check if they are properly sized, spaced, and anchored to the ground and the house. - The ledger board that connects the deck to the house. They will check if it is securely attached with bolts or screws, and if it has flashing to prevent water damage and rot. - The decking boards that form the surface of the deck. They will check if they are in good condition, free of cracks, splits, or decay, and if they are fastened with nails or screws that are not loose or rusty. - The railings and stairs that provide access and safety to the deck. They will check if they are sturdy, stable, and high enough to prevent falls. They will also check if they have balusters or spindles that are spaced no more than 4 inches apart to prevent children from getting through. A deck inspection can help you identify any problems or hazards with your deck and give you recommendations on how to fix them. A deck inspection can also help you avoid fines or lawsuits if your deck does not comply with the local codes or regulations. A deck inspection can also increase the value and appeal of your home if you plan to sell it in the future.
Pre-Drywall Cover Inspection
Building a new home or doing a remodel, has the project been “approved to cover” the wall and ceiling cavities; consider a pre-drywall cover inspection for your home or investment? It's a smart move that can save you a lot of trouble and money later. A pre-drywall cover inspection is when a qualified residential inspector reviews the structure and mechanical systems in wall before the drywall is installed. We review the anchoring and earthquake hardware for proper installation (regional requirement), framing, plumbing, electrical, and in wall ducting and line for your HVAC system, making sure work had been done right and according to code and standards. Allowing us to note and report any deficiencies and notify the contractor so any issues can corrected before the drywall covers in wall construction items. To ensure fire blocking, nailing, proper framing connections were made, proper stair stringer connections (commonly not made correctly even though the city may had signed them off), electric connections, studs are full length and not over notched at seal/bottom plates, in wall plumbing and routing, nail plates are installed etc… Also, we can make recommendations for backing behind areas where handrails, towel bars, heavy picture, closet shelving systems and televisions may be hung or installed. So, fasteners have a solid backing that can hold weight without pulling from drywall. We can take pictures of the wall cavities and document where the studs, pipes, and wires are for future refrence. And you can have peace of mind knowing that your home is safe and well-built. So don't skip this important step when building your new home. It's worth it!
Moisture Inspection
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Moisture intrusion inspection is a process of identifying and locating moisture sources in a building. It is important to identify the source of moisture intrusion because it can lead to mold growth and structural damage. The inspection process involves visual inspection, moisture meter readings, and thermal imaging.
Drone Inspections
Using a drone to capture images of unsafe or hard-to-access areas, such as Slopes and bluffs, Extreme pitched and fragile roof, and additional hard to get to area or view angles. Drones allow us to get an up-close look at any issues and defects that would otherwise not be properly inspected and reported. I can also take aerial photos of the property for real estate listings and informational purposes. Ask your inspector for standalone drone inspections.
Monster Free Inspection
Moving to a new home can be stressful for children, too. That’s why I offer a Monster-Free Inspection and Certificate. Your child can accompany me while I inspect under their bed, under the stairs, in the closet, and anywhere else they want so I can assure them that there aren’t any monsters. Simply request this service when I schedule your inspection and I’ll bring a personalized Monster-Free Certificate with me.