The checklist
What the inspection checks
Four areas, the same order every time. We talk you through what we find as we go, so nothing in the report is a surprise.
EXT
Outside the house
- Grading: does the soil slope away from the walls?
- Gutters, downspouts and where the water lands
- Visible foundation, window wells and brick for cracks or gaps
- Walkways, steps and patios for settling
BSM
Basement walls and floor
- A crack map: width, length and pattern of every crack we can reach
- Wall lean, checked with a level from top to bottom
- Moisture meter readings low on each wall
- Signs of past repairs, stains and efflorescence
FLR
Floors and framing
- Laser floor-level readings across the main floor
- Doors and windows: do they open, close and latch?
- Beams, posts and joists we can see
H2O
Water and air
- Sump pit and pump test, plus the discharge line
- Relative humidity in the basement
- Crawl space barrier, vents and wood moisture (if you have one)
After the visit
What you get
-
01
A written report, within 2 business days
Sent as a PDF. Yours to keep, whether you hire us or not.
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02
Photos and readings
A photo log, a floor-level map and a crack log with widths, so you can compare next year.
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03
Every finding in one of three groups
Cosmetic, watch or repair. Most reports have far more of the first two than the third.
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04
Priced options, including doing nothing yet
Fixed prices for any repair we recommend, with a 'now' and 'later' split where it is honest.
Sample
What a report looks like
Sample report excerpt: 1962 bungalow, poured foundation, about 1,100 sq ft
| Finding | Reading | Group | Next step |
|---|---|---|---|
| Vertical crack, east wall | 1.5 mm wide, 1.1 m long, dry | Cosmetic | No work needed. Recheck next spring. |
| Stair-step crack, north block wall | 4 mm, even width | Watch | Gauge fitted. Recheck in 6 months. |
| Floor level, living room | 18 mm drop over 4.2 m | Watch | Normal for the age. No repair. |
| Downspout, north-east corner | Empties 30 cm from the wall | Repair | Buried line to the yard, about $650. |
| Basement humidity | 64% relative humidity | Repair | Fix the downspout first, then a dehumidifier. |
Illustration only. Readings, findings and prices vary from house to house.
What it is not
- A full home inspection for a sale. We look at the foundation, water and crawl space only.
- A stamped engineering report. When a repair needs one, we arrange an independent engineer and show the fee before anything is booked.
- A sales visit. There is no sign-today price, and the inspector is not paid on commission.
Before we arrive
- Clear about 1 m along the basement walls if you can, so we can measure more of them.
- Find the sump pit and any crawl space access door.
- Note when you see water or smell damp: after rain, in spring, all year.
- Dig out any paperwork from past repairs or a previous inspection.