Homebuyer Inspections


A Pro Spex Home Inspection is not just a list of problems. It is an opportunity for the buyer to learn as much as they can, so that they can make an informed decision on how best to use the results. For this reason, we highly recommend the buyer attend the inspection.


This is our standard inspection service that helps a customer buying a home. This inspection examines all aspects of the home from the roof to the foundation, (plumbing, electrical, HVAC, roofing etc). The report is digital with photos, video and where appropriate infrared images.

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Our limited inspection services are inspections limited to a single component or issue. This service can be used before consulting a contractor, or to examine a contractors work. This type of service is priced per incident and is limited to one area of concern. Two or more incidents would be priced accordingly.


The single most expensive component of a home that is almost never considered when requesting a home inspection. The underground sewer line is not part of a typical home inspection, and can cost thousands to repair or replace. These lines can remain unchecked for many years, leading to sewer backups.

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Foundation and framing inspections of homes as they are being built. While county inspectors do a good job, customers must understand they are constrained by the minimum standards of the building code, and are not required to report to the home buyer.

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Mold assessments attempt to identify, not just visible mold, but conditions conducive to mold by examining ventilation systems, and moisture control. All homes have mold in varying levels and types. Mold becomes a problem when it begins to grow. Mold grows when it finds a constant source of moisture.


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Termite inspections, better referred to as Wood Destroying Organism (WDO) inspections, inspects for a variety of insects that destroy wood, not just termites.

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This inspection service is designed to assist those customers who want to strengthen their offer but are unwilling to forego the home inspection. This is a walkthrough inspection (no report is issued) to identify potential major flaws that may affect your offer price.


Section 203(k) program enables homebuyers and homeowners to finance both the purchase (or refinancing) of a house and the cost of its rehabilitation through a single mortgage or to finance the rehabilitation of their existing home.


Section 203(k) program enables homebuyers and homeowners to finance both the purchase (or refinancing) of a house and the cost of its rehabilitation through a single mortgage or to finance the rehabilitation of their existing home.

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Homeowner Inspections

Set your sales price with confidence, and inspect before they do. Pro Spex provides a variety of inspection services for existing home owners.


Know the issues ahead of time, and schedule a pre-listing inspection to avoid costly repairs when others find them. Eliminate big surprises, and set a price with confidence.

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Few home owners know what to look for when reviewing contractor work. Many make final payments only to discover problems down the road that a thorough inspection would have uncovered. Every home owner renovation contract should include a 3rd party inspection clause.


Like an automobile, every home should be subjected to an annual maintenance check. The purpose of this inspection is to help maintain the house and diagnose possible problems before they become a major repair item.


A Pro Spex Deck Safety inspection, evaluates each deck, using today’s standards as a baseline. While it is not a code compliance inspection (reserved for county inspectors), this inspection often exceeds the standards currently adopted by many counties.

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Most builders have a one year warranty on new homes. This inspection provides the same level of detail as our full service inspection. It is designed to help customers prepare a detailed list of deficiencies to present to their builder before their warranty expires.

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New Construction Inspections

Inspecting a home under construction is critical. With the builder only required to meet minimum standards to pass code, mistakes are often made that go unnoticed. 


This inspection is performed in order to view and evaluate the footings, foundation water proofing, exterior perimeter drain tiles, and foundation ties (all of which will later be hidden by soil or wooden framing members).

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This inspection evaluates the structural components of the home before they are concealed. It is therefore very important that HVAC, electrical and plumbing be completed before we conduct this inspection.

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As with the Pre-Sale/Pre-Purchase Inspection, this is a top to bottom whole house inspection. We prefer to perform this inspection prior to the final walk-through so that any areas of concern can be included in the punch-list that you and the builder develop at the walk-through.

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Real Estate Investor

Make investment decisions with timely inspection results and reduce the amount paid due to buyer inspection results.


Inspections are designed for the investor in residential real estate to provide time-sensitive information for decision making, in a rapidly changing real estate market. By focusing on major issues that may affect your investment decisions, we can deliver a digital color summary report within 24 hours of the inspection.


Avoid the uncertainty of the buyer's inspection. For a fraction of the cost of a delayed settlement, re-working repairs, make us a part of your quality control team.


Our limited inspection services are inspections limited to a single component or issue. This type of service is priced per incident and is limited to one area of concern. Two or more incidents would be priced accordingly.

Sewer Scope


Sewer lines are the most expensive part of a home to replace, but are the most over looked. With our advanced camera equipment, we can inspect up to 200 feet of underground sewer line.


Unlike other home components, sewer lines are never seen, hardly ever cleaned, and highly likely to experience some type of failure at significant cost to the homeowner.

With proper maintenance, 100% of sewer backups can be avoided. With replacement costs averaging well over $5k, any home buyer would be well advised to find out the sewer line condition when negotiating a purchase.


Environmental Inspections

Environmental inspections include testing for high levels of Radon, termite infestations, and/or mold growth.


Termite Inspections are conducted by State-Certified Consultants to evaluate the presence of Wood Destroying Insects/Organisms (WDI/WDO). Please note: Termite Inspections can only be scheduled with a home inspection.  If you only need a termite inspection, please call our office for a referral.


The EPA states that radon is the second leading cause of lung cancer. The Surgeon General and the EPA recommend testing for radon and, if present in amounts above safe levels, reducing radon in these homes.


Molds are part of the natural environment. Outdoors, molds play a part in nature by breaking down dead organic matter such as fallen leaves and dead trees, but indoors, mold growth should be avoided.


203K Consultant Services

If you are buying a home under the FHA 203K program, you will need a renovation consultant to review the contractor proposal before signing, and to supervise the renovation and approve contractor payments


1) Review contractor estimates

2) Ensure completion of required repairs

3) Ensure scope of work includes FHA/HUD requirements

4) Assist with budgeting

5) Perform initial property inspection

6) Obtain signed lein waivers

7) Request corrections from contractor


With the amount of moving parts involved in successfully closing a 203k loan on time, the designated 203k Loan Consultant is a key player on your Rehab Loan Team. Client should enter into a formal consultant agreement as soon as possible. The agreement should detail the roles of all parties and how fees are to be determined.


1) Initial Consultation

2) Initial Property Inspection/Visit

3) FHA 203(k) Lender Write-Up

4) Prepare Contractor Bid Packages

5) Work Write Up

6) Facilitate Contractor Relationships

7) Consultant Fees


Deck Safety Inspections

Decks are exposed to the elements all year, but are the least maintained of all home components. As decks age, the wood frame deteriorates and the connectors begin to fail.

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Exposed to the elements, decks are often not inspected. Changing weather cause components to come loose, and other to deteriorate. Decks should be inspected before use annually.


All new decks should go thru a permit and inspection process of the local jurisdiction. Often this is not the case. Without proof from the owner, any home buyer should ensure the deck is properly inspected.

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Deck failures can be avoided with proper construction, and periodic inspections.
Over 30,000 injuries occur annually due to deck failures, according to the CPSC.


Rental Inspection Services


The Baltimore City & County Inspections requires completion of the county issued inspection sheet. On the sheet there are 7 primary  areas of concern, all focused on health and safety: Smoke detectors, electrical, water, basement sleeping areas, furnace, stair railings, and other health and safety concerns.


With HUD becoming more strict with their guidelines of having the mortgage companies order and be responsible for the certifications, the mortgage companies need a way to comply with these guidelines. Our goal is to make it easy and painless for them to follow the requirements when you need a certification that has been required by the appraiser.

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