residential
HOME Inspections
Thorough Home Inspections – Know Before You Buy or Sell
Buying, selling, or maintaining a property? Our home inspection services provide a clear, unbiased evaluation of a home’s condition so you can make informed decisions.
We follow the Home Inspector Code of Ethics established by the State of New York.
Single-Family Inspection SERVICES
Home Inspections – A comprehensive, detailed assessment of all major systems, including electrical, plumbing, roofing, foundation, HVAC, and more. Includes both Pre-Purchase Inspections and Pre-Listing Inspections for sellers who want to get ahead of potential issues before listing a home.
Walk and Talk Consultations – A quick, in-person walkthrough providing verbal insights on a home's condition for fast decision-making.
Radon & Water Testing – Protect your family’s health with essential environmental testing.
Home INspection
The home inspection provides the greatest insight and most detailed information regarding the condition of a home.
Whether you’re a seller scheduling a Pre-Listing Inspection to identify potential issues before listing or a buyer getting a Pre-Purchase Inspection after making an offer, a thorough evaluation ensures you have a clear understanding of the home's condition.
What to Expect DURING YOUR INSPECTION
A home inspection isn’t just about identifying issues- it’s about understanding the home as a whole. I do encourage you to attend the inspection! Many clients come for the whole duration, some at the end. Can’t make it? we can video chat!
As we walk through the property together, I’ll provide a clear assessment of its overall condition, major systems, and key components. I encourage you and your agent to ask questions so you can leave the inspection feeling confident and informed.
I’ll point out any major concerns that may require immediate attention, as well as maintenance items to watch over time. My goal is to help you make a well-informed decision, whether you're buying, selling, or simply getting to know your home better.
After the inspection, you’ll receive a detailed report with photos and explanations to serve as a useful reference - whether for negotiations, future planning, or homeownership peace of mind.
Let’s Schedule your inspection
Let’s get your inspection scheduled at a time that works best for you. I offer convenient and easy online scheduling for single-family inspections to make the process as simple as possible.
up to 2500 square feet: $600
2500 - 4000 square feet: $750
4000+, multi-units: Price varies, determined by information in the MLS listing. Learn more about Multi-unit and Commercial Inspections.
Please note: These are our standard inspection rates. Final costs may vary depending on factors such as the number of bedrooms and bathrooms, the home's age, accessibility, outbuildings, accessory garages, and any additional features that require extra evaluation.
What’s INCLUDED IN THe REPORT
Plumbing: Fixtures and faucets, water supply systems, drain, waste and vent systems, water heater, vents, flues and chimneys, and any sump pumps or fuel storage and distribution systems.
Heating, ventilation, and air conditioning: Heating and cooling equipment, ducts, vents and flues.
Structural systems: Foundations, grading & drainage, basements, walkways, and floor, wall and ceiling structures.
Roofing: Roof coverings, drainage systems, flashings and skylights, chimneys and other roof penetrations.
Electrical systems: Service entrance and panels, branch circuits, connected devices and fixtures, smoke and carbon monoxide detectors.
Interior - Bathrooms, Kitchens, Laundry, Living rooms, Bedrooms, Basements, Crawl spaces, Attics and all associated components.
Exterior - Exterior cladding, windows, doors, grounds, garages, outbuildings and more.
All of these items will be detailed in my easy-to-read report, delivered via email in a web based format. From that report, you’ll be able to see the items we discussed, with images for reference. A PDF of the inspection is available for download within that report.
WALK-AND-TALK consultation
During this in-person consultation, we’ll walk through the home and I’ll verbally point out any defects in materials or craftsmanship. This consultation is to provide a quick insight as to the overall condition of the home when multiple offers and quick decisions are needed about the purchase.
This is not considered a home inspection, and a written report is not provided with this service.
$175 / hr
ADD-ON TESTS
Protect your family’s health with essential environmental testing. You may add these tests when scheduling your inspection.
Radon Test
Radon gas is the 2nd cause of lung cancer In the world today. Keep yourself and family safe from the dangers of radon gas.
This simple test can determine if you need to mitigate for radon gas. LB Spaces uses Radalink Aircat radon detection system. Tests require 48 hrs and results will be available immediately following the test. The detailed report will provide recommendations on the need for a radon mitigation system.
$250 standalone test
$200 with inspection
SePTIC DYE TESt
A septic dye test is a non‑invasive screening method used to evaluate how wastewater moves through a home’s septic system. A safe tracing dye is introduced into the plumbing, and the inspector monitors the yard and drain‑field areas for any signs that dyed wastewater is surfacing or escaping where it shouldn’t.
Homeowners and buyers benefit from a dye test because it can reveal leaks, blockages, improper connections, or early signs of drain‑field failure without excavation. While not a full diagnostic, it’s an effective way to confirm that the system is accepting and dispersing wastewater properly and to identify conditions that may require further evaluation.
$250 standalone test
$150 with inspection
Water Test
If your water is supplied through a well system, it’s important (and sometimes required ) to test for the general potability of the water.
LB Spaces now offers full panel water testing through ETR labs.
This test includes coliform and E. coli, Hardness, PH, lead, arsenic, nitrates and more!
More info available at www.etrlabs.com
$250 – standalone test
$200 - with inspection
FAQs
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Home inspectors are not code inspectors, although we do base all of our recommendations and installation methods based on the current code standards.
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Home inspectors are not engineers or architects. We will point out defects in structural applications if they do not seem to be constructed properly, improper materials are used or other systems of the home are being affected by a weak structural application. Home inspectors are not authorized to give detailed repairs or installation methods regarding structural applications.
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Yes we can. Safety is the top priority when inspecting a home. If the roof seems like it is going to collapse, we will inform the buyer and seller of the safety concern and make immediate recommendations as to whether the home may be occupied or not.
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While a handyman is great to have and they carry a wide range of knowledge, when it comes to mechanical, electrical, plumbing or structural systems, hiring licensed professionals is always recommended. A handyman may be able to get things to work, but the safety and proper installation/repair methods may not be used for a long lasting or proper repair. Licensed skilled technicians and the companies they represent are held to higher standards that fall in line with NYS Code requirements.
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You can use this report as a great guide to the inner workings of your home and pass along the defect reports to skilled technicians for repair. It is also a negotiating tool when purchasing a home. Your report will also include a list of the materials used throughout your home. The report is a great reference when deciding on renovations or prioritizing repairs.
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Yes and no.
Yes - when a defect poses an immediate threat or possible harm to the occupants, repair is required.
No - A lot of defects in the home do not pose safety concerns (damaged siding, un-operational appliances, etc). The defects may be repaired at your discretion.