Your Questions, Answered

  • Our residential home inspections include a visual evaluation of the home’s major systems and components, including roofing, structure, exterior, plumbing, electrical, HVAC, interior components, and more.

  • Most home inspections take approximately 3–4 hours depending on the size, age, and condition of the home.

  • Yes. Water, electricity, and gas services should be active at the time of the inspection so major systems and appliances can be properly tested. If utilities are off, portions of the inspection may be limited and could require a reinspection at an additional fee.

  • One attached and/or detached garage is included with the standard home inspection. Additional outbuildings, workshops, barns, or detached structures may require an added fee depending on size and complexity.

  • Yes, we highly encourage buyers to attend. Walking through the property with your inspector allows you to better understand the home, ask questions, and learn about maintenance and major systems firsthand.

  • Inspection reports are typically delivered the same day or within 24 hours of the inspection.

  • Yes. Even newly built homes can have defects or incomplete work. A professional inspection helps identify concerns before closing.

  • A reinspection is a follow-up visit after the original home inspection. This service may be used to review repairs that were completed after the inspection or to inspect areas that were inaccessible during the initial visit due to blocked access, locked spaces, stored belongings, or utilities being off.

    Reinspections help provide additional information on previously limited or corrected items but are not a full home inspection.

  • We understand that not every transaction makes it to closing. If we completed your inspection and the deal falls through, returning clients receive $50 off their next full home inspection when they rebook with Obsidian Home Inspection.

  • Obsidian Home Inspection proudly serves Southwest Michigan, including Kalamazoo, Portage, Battle Creek, Mattawan, Paw Paw, Plainwell, Three Rivers, St. Joseph, Benton Harbor, Grand Rapids, and surrounding communities.