Frequently Asked Questions

A home inspection is a visual examination of a property’s condition and structure. It assesses the major systems and components of a home, such as the foundation, roof, plumbing, electrical systems, HVAC, and more, to identify any existing or potential issues.

A home inspection is important because it helps buyers and sellers understand the condition of a property. It provides valuable insights into potential problems, safety issues, and necessary repairs, and can help in making informed decisions about the purchase or sale of a home.

A home inspector examines various aspects of a property, including the structure, exterior, roofing, plumbing, electrical systems, heating and cooling systems, insulation, ventilation, interior features, and any visible signs of damage or defects.

Yes, it is highly recommended for buyers to attend the home inspection. Being present allows you to ask questions, gain a better understanding of the property’s condition, and receive immediate feedback from the inspector.

The duration of a home inspection depends on the size, age, and condition of the property. On average, it can take anywhere from two to four hours. Larger or more complex properties may require additional time.

Getting a pre-listing home inspection can be beneficial for sellers. It allows them to identify any issues in advance and address them before listing the property, potentially avoiding surprises during the buyer’s inspection and ensuring a smoother selling process.

While a home inspection is thorough, it is not exhaustive. Inspectors can only assess visible and accessible areas. Some issues, such as hidden structural problems or concealed damage, may not be immediately detectable and may require further specialized inspections.

Home inspectors are not typically licensed contractors, so they cannot provide exact cost estimates for repairs. However, Cuyahoga Valley Inspections offers repair pricing for every home inspection and we can recommend trusted contractors to preform the work.

The time it takes to receive the home inspection report varies but is typically within 24 to 48 hours after the inspection. The report will outline the inspector’s findings, including any areas of concern or recommended repairs.

Home inspections in Northeast Ohio typically range from $300–$600, depending on:

• Square footage

• Property age (older homes may need more scrutiny)

• Add-on services (radon, mold, or sewer inspections)

We offer competitive, transparent pricing with no hidden fees. Contact us for a free quote tailored to your property.

While not required, we strongly recommend attending. Being there lets you:

• Ask questions in real time

• See issues firsthand (e.g., a leaky pipe or faulty wiring)

• Learn maintenance tips for your future home

If you can’t attend, we’ll review the report with you by phone or video call.

An appraisal determines a home’s market value for lenders, while an inspection assesses its physical condition.

• Appraisals are required for mortgages and focus on comparables.

• Inspections are for your benefit—revealing safety hazards, repairs, and long-term costs.

Pro Tip: Even if your lender doesn’t require an inspection, it’s one of the best ways to protect your investment.

Schedule your inspection immediately after your offer is accepted, during the due diligence period (usually 7–10 days in Ohio). This gives you time to:

• Negotiate repairs or credits

• Back out if major issues arise (per your contract terms)

We recommend booking early, as inspectors in Northeast Ohio can fill up quickly!

Yes! Even brand-new homes can have:

• Builder oversights (improper insulation, unfinished details)

• Code compliance issues

• Subcontractor errors (plumbing leaks, electrical faults)

We’ve found 1 in 5 new builds have significant defects. A pre-drywall inspection (during construction) and a final inspection can save you thousands.

In Northeast Ohio, we frequently see:

1. Roof wear (missing shingles, leaks)

2. Foundation cracks (from freeze-thaw cycles)

3. Improper drainage (leading to basement moisture)

4. Outdated electrical (knob-and-tube wiring, overloaded panels)

5. HVAC inefficiencies (old furnaces, poor ductwork)

Fun Fact: 60% of Ohio homes built before 1980 have outdated wiring that needs evaluation.

While inspections rarely “kill” deals outright, they can reveal issues that lead to renegotiations. Common scenarios include:

• Major structural problems (foundation cracks, roof damage)

• Safety hazards (faulty wiring, mold)

• Costly repairs (HVAC replacement, plumbing issues)

A good inspection protects buyers from unexpected expenses and gives sellers a chance to address concerns. In Northeast Ohio’s competitive market, we help clients make informed decisions—whether that means negotiating repairs, adjusting the price, or walking away.

Absolutely. Strategies include:

• Requesting repairs (e.g., fixing a leaky roof)

• Asking for credits (seller pays $5K toward HVAC replacement)

• Lowering the offer price (if repairs exceed budget)

We provide clear documentation to strengthen your negotiations. In 2024, our clients saved an average of $8,200 using inspection reports!

Yes! 1 in 4 Ohio homes has elevated radon levels (a leading cause of lung cancer). Our:

• 48-hour radon tests meet EPA guidelines

• Reports include mitigation recommendations

• Testing can be added to any inspection for $150

Did You Know? Summit and Cuyahoga Counties are Zone 1 (high risk) for radon.

Justin is a:

• Certified Professional Inspector (CPI)

• InterNACHI Member (world’s largest inspector association)

• Ohio-licensed with 20+ years in construction/inspections

• IAC2 member (Indoor Air Consultant) for both Mold & Radon

• A licensed FAA drone Pilot

• Licensed to preform WDI (Wood Destroying Insect Inspection) in the State of Ohio

• Lead Risk Assessor licensed by the state

• Radon Tester licensed by Ohio

We exceed Ohio’s requirements with 30+ hours of annual training.

Yes—we check every accessible area:

• Roofs: From the ground/ladder (unless unsafe)

• Foundations: Interior/exterior cracks, water intrusion

• Crawl spaces: Moisture, pests, insulation issues

Safety Note: We don’t walk on steep/unsafe roofs but use drones when needed.

Most reports are delivered within 24 hours (often same-day). Your PDF includes:

• Color-coded summaries (Safety, Repair, Monitor)

• High-res photos of issues

• Repair cost estimates (for major items)

Urgent concerns (gas leaks, active water damage) are called out immediately.

Our reports identify:

• Immediate repairs (to meet Ohio landlord laws)

• Long-term liabilities (aging roofs, outdated wiring)

• Tenant safety risks (carbon monoxide, mold)

Pro Tip: We flag “tenant-proof” features (e.g., durable flooring, PEX plumbing).

Inspections help investors:

• Avoid money pits (hidden structural/mechanical issues)

• Accurately estimate rehab costs

• Leverage reports for financing (hard money lenders often require them)

We’ve helped 200+ investors assess flips, rentals, and BRRRR properties.

Yes! Sewer line repairs can cost $5K–$15K. Our camera scopes reveal:

• Tree root intrusions

• Collapsed pipes (common in older Ohio homes)

• Bellied lines (standing waste)

Recommended for: Homes built before 1980 or with large trees near sewer lines.

Yes! We offer:

• 2–4 unit multi-family inspections (common for Ohio duplex/triplex investors)

• Light commercial inspections (small apartment buildings, mixed-use properties)

• Rental property audits (meeting Ohio landlord-tenant laws)

Note: Large commercial properties may require a specialized inspector.

Absolutely. Our reports highlight:

• Load-bearing walls (can you open the floor plan?)

• HVAC/electrical capacity (will it support an addition?)

• Permit history (was the basement finished legally?)

• Cost-to-fix estimates (e.g., “$8K–$12K for kitchen rewiring”)

Pro Tip: Ask about our pre-demo inspections to avoid costly surprises mid-renovation.

We prioritize these high-cost warning signs:

• Structural issues (cracked foundations, sagging rooflines)

• Water damage (stains, mold, musty odors)

• DIY electrical/plumbing (unpermitted work, shoddy repairs)

• Termite/rodent evidence (frass, gnaw marks, droppings)

• Flipper shortcuts (fresh paint hiding cracks, poorly installed flooring)

Investor Insight: We’ve saved clients from $20K+ surprises by catching flipped homes with hidden defects.

We cover 30+ Northeast Ohio cities, including:

• Summit County: Akron, Hudson, Stow, Cuyahoga Falls

• Cuyahoga County: Cleveland, Independence, Solon

• Medina/Portage Counties: Medina, Kent, Aurora

• Lorain County: Lorain, Elyria

• Trumbull County: Warren, Youngstown

Full list on our Service Area page. We often jokingly tell our customer if you know how to pronounce Cuyahoga then we can help you.

Our primary service area spans 1 hour from Cuyahoga Valley, including:

• Urban: Cleveland, Akron, Youngstown, Canton

• Suburban: Beachwood, Strongsville, Twinsburg, Elyria

• Rural: Hiram, Garrettsville, Peninsula

Travel fees may apply beyond 1 hour from our office.

Yes! We’re experts in:

• Pre-1950s construction (balloon framing, knob-and-tube wiring)

• Historic materials (slate roofs, plaster walls, hardwood floors)

• Local challenges (clay soil shifting, hard water scale buildup)

Yes—with a specialized approach:

• Non-invasive techniques (no drilling into original woodwork)

• Period-accurate knowledge (e.g., evaluating coal chutes, cisterns)

• Preservation-minded advice (repair vs. replace recommendations)

Note: We coordinate with local historical societies when needed.

Anytime! But seasonal perks include:

• Spring: Spot drainage issues (snowmelt/flooding)

• Summer: Assess AC performance (85°F+ days)

• Fall: Check heating systems before winter

• Winter: Detect ice dams/insulation gaps

Pro Tip: Schedule weekday inspections for faster bookings!

We stand out by:

• 20+ years in construction (not just inspections)

• Real estate investing expertise (understand ROI like an investor)

• Tech-enabled reports (drones, thermal imaging when needed)

• No hidden fees (upfront pricing)

Of course! Benefits include:

• Accurate repair quotes (contractors love our photo documentation)

• Permitting support (e.g., flagged electrical issues for rewiring)

• Renovation planning (load-bearing wall notes, HVAC specs)

We provide a shareable digital link with your report.

While inspections are snapshots in time, we:

• Offer free clarifications (review your report questions)

• Provide warranty referrals (for roofs, foundations, etc.)

• Maintain relationships with trusted contractors