Pricing by Square Footage:

• Up to 2,000 sq ft — $400

• 2,001–3,000 sq ft — $450

• 3,001–4,000 sq ft — $500

• Over 4,000 sq ft — Add $50 per additional 1,000 sq ft

A comprehensive top-to-bottom evaluation of the home's major systems and components, including the roof, structure, foundation, electrical, plumbing, HVAC, and visible interior and exterior elements. One attached and/or detached garage is included with the standard home inspection.

Includes:

• Detailed digital report with photos

• Same-day or next-day report delivery

• Infrared thermal imaging when conditions permit

Optional Add-On Services

• Pool Inspection
  Inspection of visible pool components and safety features.
  $100

• Spa / Hot Tub Inspection
  Evaluation of accessible spa and hot tub systems and operation.
  $50

• Additional Outbuilding Inspection
  Inspection of detached garages, barns, sheds, or accessory structures.
  $50 per additional outbuilding

Preferred Client Rate : $199 for homes up to 2,000 sq ft

Standard Returning Client Rate: $250 for homes up to 2,000 sq ft
Additional 1,000 sq ft: +$50

Designed exclusively for past Obsidian clients, this annual inspection helps identify maintenance concerns, monitor previously noted items, and protect your investment year after year.

Book within 45 days of your initial inspection to lock in the Preferred Client Rate. After 45 days, the Standard Returning Client Rate will apply.

$125

A reinspection may be recommended after the original inspection to:

• Review repairs that were completed after the inspection

• Inspect areas that could not be accessed during the initial visit due to blocked access, locked spaces, stored belongings, or utilities being off

This follow-up visit helps provide additional information on previously limited or corrected items.

$150

A focused inspection of the roof covering, flashing, penetrations, drainage, and other visible components to identify damage, wear, and potential areas of concern.

Ideal for homeowners, buyers, or sellers who want a professional assessment of the roof’s condition and remaining lifespan.

$125

An evaluation of the home's heating and cooling systems, including the furnace, air conditioner, and visible ductwork.

We assess overall condition, operation, and any visible concerns related to performance, safety, and efficiency.

$125

A targeted inspection of the electrical system, including the main panel, visible wiring, outlets, and accessible components.

We identify potential safety concerns, outdated materials, and conditions that may require further evaluation.