Residential home inspections with clear, actionable reporting
A standards-based inspection of major systems and visible components—written in a way that's easy to understand and easy to act on.
A thorough, standards-based inspection
Whether you're buying, selling, or maintaining your home, a quality inspection helps you understand the condition of the property and prioritize next steps. Phantom Inspections focuses on safety, function, and material concerns — and delivers a photo-rich report you can confidently use.
Major systems
Roof, structure, electrical, plumbing, HVAC, attic, interior, and exterior — all evaluated based on access and visibility.
Clear prioritization
Safety items and material defects are highlighted so you can focus on what matters first without drowning in noise.
Photo-rich report
Photos and straightforward language so buyers, sellers, and contractors can quickly understand next steps.
What I look at — and how
Every major system evaluated. Scope is based on visible and accessible conditions at the time of inspection.
Roof
Covering, flashing, penetrations, ridge, valleys, drainage, and gutters evaluated for visible deficiencies and age indicators.
How I access it
I walk the roof whenever pitch, surface, and conditions allow — that's always my first preference. When a roof isn't safely walkable I use a drone (FAA Part 107 certified) for high-resolution aerial imaging. If drone flight isn't possible, I fall back to a 360° camera, binoculars, or a ladder. You'll always know which method was used and why.
Foundation & Structure
Visible foundation type and condition, framing where accessible, crawl spaces (when entry is safe), and signs of movement, settlement, or moisture intrusion.
Coming Soon
I am adding a remote-operated crawlspace crawler equipped with a 360° camera — allowing full crawlspace documentation without requiring manual entry. This will give buyers and sellers a clearer look at one of the most overlooked areas of a home.
Attic
When safely accessible: insulation type and coverage, ventilation, visible framing, sheathing condition, and signs of moisture, pests, or previous repairs.
Access note
Attic entry depends on the opening size, clearance, and conditions at the time of inspection. If the attic is not accessible, it is documented in the report.
Electrical
Main panel and any sub-panels, visible wiring, outlets and switches (sampled throughout), GFCI and AFCI protection where required, and visible safety concerns.
Plumbing
Visible supply and drain lines, fixtures, water heater condition and installation, functional flow and drainage at accessible fixtures, and visible signs of leaks or deterioration.
HVAC
Heating and cooling system operation (when conditions allow), visible ductwork, filters, flue pipes, and accessible components. Both systems tested if present.
Conditions note
HVAC testing follows standard protocols — cooling systems are not operated below 65°F and heat is not tested in extreme heat. Limitations are noted in the report.
Interior
Walls, ceilings, and floors for visible defects; doors and windows for operation and condition; stairs and railings; bathrooms and kitchen fixtures; signs of moisture or damage.
Exterior & Site
Siding, trim, eaves, soffits, windows, doors, driveways, walkways, grading and drainage relative to the foundation, decks, porches, and attached garages.
Buyer's, Pre-Listing, and 11-Month — what's the difference?
The inspection itself is essentially the same — same standards, same systems, same report format. What changes is the timing and who's commissioning it. Here's a plain-language breakdown.
Buyer's Inspection
The most common inspection type. A buyer commissions an independent evaluation of the property they're under contract to purchase. The goal is a clear, objective picture of what they're buying.
Pre-Listing Inspection
Same scope as a buyer's inspection — performed by the seller before putting the home on the market. Gives sellers time to address issues, obtain estimates, or make accurate disclosures before an offer is made.
11-Month Warranty Inspection
Conducted during the last few months of a builder's one-year warranty period. Identifies defects or workmanship concerns while the builder is still obligated to address them.
Not sure which applies to your situation? Call or text and I'll point you in the right direction.
What this inspection is not
A home inspection is a visual evaluation — not a code compliance audit and not a guarantee that no defects exist. Hidden conditions behind walls or under slabs may not be visible. I report what I can observe and test under normal operating conditions. If specialized evaluation is recommended, I'll clearly note it in the report.
Frequently Asked Questions
The inspection itself is essentially the same — same standards, same systems, same report format. What changes is timing and who commissions it: buyers before closing, sellers before listing, and homeowners near the end of a builder's one-year warranty.
Roof, foundation and structure, attic, electrical, plumbing, HVAC, interior, and exterior — all evaluated based on visibility and access at the time of inspection.
I walk the roof whenever conditions allow. If it's not safely walkable, I use an FAA Part 107 certified drone, and fall back to a 360° camera, binoculars, or a ladder if needed.
No. It's a visual evaluation, not a code compliance audit or a guarantee against defects. Hidden conditions behind walls or under slabs may not be visible; anything requiring specialized evaluation is noted in the report.
Schedule a residential inspection
Request a time and I'll confirm scope, access, and pricing.