FAQ's

There are multiple options for booking, the fastest and easiest way is to call or text me at 907-252-6450. Next easiest would be to book through this website on our "Schedule Inspection" or Services and Pricing" page. If you don't like either of those options you can use the contact page or send me an email at Brennan@workhorseinspections.com. All of them work and I would be happy to get you on the schedule and do my best work for you.

A standard Written Inspection will take about 2.5-3 hours for homes up to 4000-4500 sqft. Some larger homes with multiple systems can take longer. We will always to our best to be timely but, want to ensure that we inspect everything and delivering you a thorough report on the property. Verbal Inspections (consultations) are quicker, usually taking between 1-2 hours.

I am based out of North Seattle, but I will travel to most places so please don't hesitate to ask, I'm usually up for a road trip. My main area is roughly from Tacoma to Mt. Vernon (north and south) and Seattle to North Bend or Monroe (east west).

Prices vary depending on the size of the home and the service you are requesting. Written reports are a bit more expensive than the verbal reports due to the added time it takes us to document everything. Please see our Services and Pricing (https://www.workhorseinspections.com/homeinspectionservices)page for more information regarding the price of inspections.

Yes. All of our written reports will include relevant photos in regards to defects or deficiencies that we find during the inspection. *Verbal reports do not include photos

A verbal inspection is a professional consultation appointment on a particular property, for use prior to making an offer. It is the same inspection process for us inspector as a full report, we just do not document our findings in a written or photo report for your review. Instead they are delivered to you in a walkthrough consultation at the end of the inspection. They are intended to be used prior to making an offer, once mutual acceptance has been made we will only do written reports.

Yes. I am both certified and licensed in the state of Washington to do home inspections. I have been trained and certified through both InterNachi (International Association of Certified Home Inspectors) and AHIT (American Home Inspector Training). My Washington state professional inspector license number is 22003098.

Yes. I carry both general liability insurance and e&o insurance.

I look for all visible or readily accessible systems and components during my inspections. It will include all of the major systems (foundation, structure, roof, attic, crawlspace, exterior, plumbing, electrical, hvac, interior, basements, site drainage/grading), along with many of the smaller systems and details that can be found throughout the home (switches/outlets, doors, windows, plumbing and bathroom fixtures, flooring and finished surfaces, appliances, venting, deck, porches, stairs, handrails). Some things are beyond the scope of a home inspection, I cant see or access them, or they may be hidden behind finished surfaces. Unfortunately I can't see everything but I do my best to ensure a thorough and quality inspection of every property. If you're extremely curious and enjoy painfully boring reading, here is a LINK (https://apps.leg.wa.gov/wac/default.aspx?cite=308-408c&full=true)to our Washington State Home Inspectors Standards of Practice. It covers everything we are required to inspect during an inspection.

Not to worry, you do not need to be there the entire time or at all if that is the case. Whenever possible I do encourage people to at least be there at the end for the verbal walkthrough (approximately 30-45 minutes), but if that is not possible I am happy to schedule a phone call to go over things with you. You will also receive the picture and written report containing all of the necessary information. (*not included with verbal consultations)

Typically I email an invoice that can be paid with a credit/debit card when I send you the report. I am also happy to accept cash, check or you can pay with a card on site at the end of the inspection.

No. I do not have any guarantees or warranties associated with my inspections. The inspection is to assess the overall condition of the home and its systems on the day of the inspection. It does not predict or assume any future conditions, concealed or latent defects.

Yes. Pre-listing inspections are becoming more and more popular these days. It allows the seller to disclose any concerns (or lack of) to potential buyers and aid in the fluidity of the sale. We are happy to offer pre-listing inspections if you need one.

Yes. We are happy to inspect townhomes or any residential property for you.

Yes. We are happy to inspect condos or any residential property for you.

No. Currently I do not offer sewer scope inspections. I do recommend having a professional sewer scope prior to buying any property. These two companies do a fine job in my opinion. *I do not receive any compensation for these referrals, they just do good work. Seattle Sewer Inspections (https://seattlesewerinspection.com/) Lighthouse Sewer Inspections (https://lighthousesewerinspection.com/index.html)

No. Aside from noting the presence of a septic system we do not inspect them. If there are any obvious visible defects to the system they will also be noted on the report and I would recommend further evaluation by a professional septic service company. I also always recommend a professional septic inspection prior to purchasing a home that is on a septic system.

I will inspect for any evidence of active or inactive oil tanks on the property, but i do not inspect the tanks themselves. I do recommend anyone interested in a property that has a buried oil tank have it inspected or request the decommissioning certificate from the seller. You can find more information in regards to the concerns and liabilities of having a buried oil tank on your property here at PLIA WA.(https://plia.wa.gov/) In regards to cleaning, inspection and removal here are a couple options to get you going. Filco (https://www.filcoenviro.com/)- Decommissioning and removal, soil testing, soil removal and more. Tanks By Dallas (https://www.tanksbydallas.net/)- Cleaning, decommissioning and removal, soil testing, soil removal and more.

No. I don't do code inspections, city code inspections, or code inspections for new builds. We use and reference code in home inspections, but there is no pass/fail with a home inspection. Codes are always changing and updating so many older homes will commonly have things that may not be up to modern code. If there are any code violations/defects that are a significant safety concern they will be noted on the report.

Yes. I would be happy to inspect a newly built home for you. Whether its is a custom build or part of a development I am here whenever you need a new home inspection.

Yes. I work weekends quite a lot, as it seems to line up better with my clients work schedules.

Yes. I do, and I highly encourage anyone that has a warranty on a new construction home they've purchased to do their 11 month warranty inspection.

I am based out of North Seattle, but I will travel to most places so please don't hesitate to ask, I'm usually up for a road trip. My main area is roughly from Tacoma to Mt. Vernon (north and south) and Seattle to North Bend or Monroe (east west).

Yes. I am happy to inspect duplexes.

Pretty much whenever it is light out I can/will do an inspection.

I am not a licensed pest inspector. I do look for past or present evidence of pest/rodent intrusion. I will also look for areas that create conducive conditions for wood destroying organisms, pests or rodents to access or damage a property. Any evidence of active, past or potential opportunity for pest intrusion will be noted on the report and I will recommend contacting a licensed pest control operator if needed.

No. I do not test for asbestos, however, I will identify on the report any areas or materials that are likely to or potentially contain asbestos. If found, I will recommend that you contact a licensed asbestos abatement company for testing and possible removal. We as inspectors can't legally confirm or deny the presence of asbestos without it being scientifically tested, so on your written report it may say something like "potential asbestos containing material, test prior to removal". Asbestos Testing Resources: Environix (https://www.environix.com/), Hawk Environmental Testing,(https://hawkenvironmental.com/) EMSL Analytical (https://www.seattleasbestostestinglab.com/home)(submit your own sample)

No. I do not test for mold, however I do look for mold, organic growth, or areas that have conducive conditions for potential mold growth and notify you of any concerns. If found, I would recommend you reach out to an appropriate remediation company for testing and treatment if needed. We as inspectors can't legally confirm or deny the presence of mold without it being tested, so on your written report it may say something like "potential mold or mildew like substance" or "organic growth". Mold Testing Resources: Environix (https://www.environix.com/), Hawk Environmental Testing(https://hawkenvironmental.com/)

No. We do not test for lead paint. There are some at home kits available for home testing or you can have it tested by a professional. If your house was built prior to 1978, or even for a few years after, there is a chance there is lead paint somewhere in the home. Lead Testing Resources: Environix (https://www.environix.com/), Hawk Environmental Testing(https://hawkenvironmental.com/)

No. I leave that to the professionals. If you are on a well supplied water system I do recommend having the water tested by a professional. Not only can it be a health hazard, some water can damage plumbing systems due to the acidity.

You can, but I do request that you do not and allow me to stay focused on my inspection. I do my best work when I can stay on task and put the pieces of the inspection together along the way and undistracted. I do however encourage you to walk around and do your own "mini inspection" while I'm working to accumulate any questions you want answered, those I am happy to address at the end, or occasionally during the inspection. I will do a thorough walkthrough with you at the end to point out and explain any findings and answer questions along the way.

Absolutely. Feel free to bring who ever you would like. That said I do request they do not follow me around during the inspections and try to point things out. I do my best work when I can stay on task and focused. They also will not be allowed to go onto the roof, into the crawlspace, or operate the systems of the home, these all pose liability issues and need to be left to a licensed inspector. I will do a thorough walkthrough with you and them at the end to point out and explain any findings and answer questions along the way.