Inspection FAQs
Buying a home comes with plenty of questions—and that’s exactly what we’re here for. At Ellingwood Pro, we believe every buyer deserves clear, honest answers about the inspection process, from what to expect during your appointment to how to understand your report afterward. Below, you’ll find answers to the questions we hear most often from homebuyers across Winchester and the surrounding area—so you can move forward with confidence, not confusion.
Residential Home INspection FAQ
Are your inspectors licensed and insured?
Yes. We are fully insured, and all of our inspectors are licensed and certified in their fields.
What is a home inspection?
A home inspection is a visual, non-invasive assessment of the home’s accessible systems and components, including the roof, foundation, HVAC, plumbing, electrical, interior, and exterior. It helps buyers and sellers understand the current condition of a property.
Why should I get a home inspection?
A professional home inspection provides an unbiased report that can help you make an informed decision, uncover hidden issues, and even serve as a negotiating tool during the buying process.
When should I schedule my home inspection?
Typically, inspections are scheduled once your offer has been accepted and before closing. Scheduling early ensures enough time to address any issues that may be found.
What if something isn’t accessible during the inspection?
If an area is inaccessible, such as an attic, crawl space, locked room, or if furniture or other items are blocking access, we will note it in your report and recommend that it be addressed separately. Please note that we cannot move items or furniture during the inspection.
How soon will I receive my inspection report?
You’ll receive your full inspection report digitally on the same day as the inspection. View our sample reports here.
Does the inspector make repairs?
No. While our inspectors have construction backgrounds, repairing defects would be a conflict of interest. We provide the report so you can seek the right professionals for repairs.
What area do you service?
We service Virginia, West Virginia, Maryland, and Tennessee. For a full list of counties and areas we cover, please visit our Service Area Page.
Please note that some services, such as WDO (Wood Destroying Organism) Inspections and Pool & Spa Inspections, are not available in Tennessee.
Do you provide sewer scope inspections?
Not at this time, but this is a service we are considering offering in the future.
Do you inspect wells and septic systems?
No. We do not currently offer well or septic inspections, but we do offer Water Quality Testing.
How long does a home inspection take?
Most inspections take 2–3 hours, depending on the home’s size, age, and condition.
Do I need to be at the home inspection?
We recommend clients arrive about a half hour after the inspection starts. This allows the inspector to get established and then walk you through their findings at the end. If you can’t attend, don’t worry because we’ll send a detailed report with photos and can review it with you over the phone.
What areas of the home are inspected?
We inspect major systems and components of the home that are accessible and safe to enter, including the roof, attic, crawlspace, foundation, HVAC, plumbing, electrical, and more. For a detailed list, visit our informational page.
Will the inspector go into the attic and crawlspace?
Yes, as long as the spaces are safely accessible.
Can a home inspection “fail”?
No. Inspections are not pass/fail—they are designed to report on the condition of the property. Most issues are repairable; it’s up to the buyer how to proceed.
How much does a home inspection cost?
Pricing depends on the home’s size and location. Use our free estimate tool to get an instant quote.
What should I do to prepare for the inspection?
Make sure all utilities are on, pets are secured, and access is clear to areas like the attic, crawlspace, and electrical panels. If utilities are not on, it limits what can be inspected.
Do you offer re-inspections?
Yes. We can return to inspect specific items after repairs have been made. Re-inspections are limited to previously noted defects and do require a separate fee to schedule
Do you offer multi-unit inspections?
Yes. We can inspect properties with up to 4 units. Anything over 4 units is considered a commercial building and is not part of our residential inspection services. For convenience, we offer a specific Multi-Unit Inspection option in our online scheduler, but we recommend calling us directly so we can assist with scheduling and ensure all details are covered.
New Construction Inspection FAQ
What is a new construction inspection?
A new construction inspection evaluates the quality and safety of a home that is being built. It helps ensure construction is completed correctly and that issues are identified before they become costly problems.
What is a pre-drywall inspection?
A pre-drywall inspection is performed before insulation and drywall are installed. It allows the inspector to examine the foundation, framing, plumbing, electrical, and HVAC systems while they are still exposed.
What is a final new construction inspection?
A final inspection is performed when the home is completed but before the buyer takes possession. It checks for functionality, safety, and workmanship issues that should be addressed before closing.
Why should I get a new construction inspection if the county already inspects the home?
Municipal inspections check for code compliance but may be brief and limited in scope. Our inspections are more detailed and focused on protecting your investment as a homeowner.
When will I receive my new construction inspection report?
Reports are delivered digitally on the same day as the inspection.
Do I need both the pre-drywall and final inspection?
Yes. Having both inspections ensures hidden issues are caught early (pre-drywall) and that final details are correct before move-in.
Can I attend the inspection?
While we encourage clients to attend, not all builders will allow you to. We recommend verifying with your builder if they allow it. If you are not allowed to attend, you will still receive your inspection report the same day. You can call or text us with any questions you have about it.
Is a new construction inspection required?
Not usually. However, many buyers choose a third-party inspection for peace of mind and to catch missed defects and issues.
How do I schedule a new construction inspection?
It’s best to coordinate with your builder to schedule inspections at the right stage. Contact us to book your inspection, and we can help guide you on timing.
11 Month Warranty Inspection FAQ
What is an 11-month warranty inspection?
An 11-month warranty inspection (also called a “pre-warranty expiration” inspection) is performed near the end of a builder’s one-year warranty. It helps identify defects or issues that should be addressed by the builder before the warranty expires.
Why should I schedule an 11-month warranty inspection?
Builders are typically responsible for repairing defects within the first year. Scheduling an inspection ensures you catch problems in time for the builder to fix them at no cost.
What is included in an 11-month warranty inspection?
We inspect all major systems and components of the home, including the roof, foundation, HVAC, plumbing, electrical, interior, and exterior.
Do you report on cosmetic defects?
No. We focus on functional, structural, and safety issues. Cosmetic defects, like minor scratches, paint imperfections, or aesthetic differences, are not included in the report.
What is covered under my builder’s warranty?
Coverage varies by builder and warranty type. While we provide a full inspection report, it does not guarantee that the issues we identify will be covered under your warranty. You should review your warranty documentation for specific coverage details.
When should I schedule my inspection?
Schedule the inspection about one month before the warranty expires to allow time for the builder to address any issues.
When will I receive my 11-month warranty inspection report?
Reports are delivered digitally on the same day as the inspection.
Do I need to be present for the inspection?
We recommend attending so you can walk through the findings with the inspector and discuss any concerns directly. If you cannot attend, you will need to provide an alternative way to access the home for the inspection.
Can this inspection be combined with other services?
Yes. You can add on services like WDO, thermal leak scans, or water testing if desired.
What happens after issues are found?
We provide a detailed report documenting all defects. You can then submit the report to your builder to request repairs before your warranty expires.
Pre Listing Inspection FAQ
What is a pre-list inspection?
A pre-list inspection is a full home inspection performed by the seller before listing the property for sale. It helps identify issues that could affect the sale, giving the seller time to make repairs or disclose defects upfront.
Why should I get a pre-list inspection?
A pre-list inspection allows you to address potential problems before buyers request repairs or negotiate price reductions. It can make your home more marketable and reduce surprises during the selling process.
What is included in a pre-list inspection?
We inspect all major systems and components of the home, including the roof, structure, plumbing, electrical, HVAC, and interior/exterior elements.
When will I receive my pre-list inspection report?
Reports are delivered digitally on the same day as the inspection.
Can I schedule additional services with my pre-list inspection?
Yes. You can add on services such as WDO, radon, thermal leak scans, water testing, and more to get a more comprehensive view of your property’s condition.
How can a pre-list inspection help with selling my home?
It provides a clear picture of the home’s condition, allowing you to make repairs proactively, price the home accurately, and build buyer confidence by providing transparency.
Do I need to be present for the inspection?
It’s optional for sellers to attend. If you do attend, you can walk through the home with the inspector to understand any findings and ask questions.
Termite Inspection FAQ
What is a WDO inspection?
A WDO inspection looks for signs of termites, carpenter ants, beetles, and other wood-damaging pests, as well as conditions that could make a home vulnerable to infestation.
Why do I need a WDO inspection?
Many real estate transactions require the NPMA-33 form, which is the official document a WDO inspection provides. Even if it’s not required, it ensures the property is free of active infestations or damage that could impact its value or safety.
When will I receive my WDO inspection report?
You’ll receive your results the same day as the inspection on the official NPMA-33 form, separate from your main inspection report.
What areas are checked during a WDO inspection?
Inspectors look for signs of wood-destroying insects inside and outside the home, including the foundation, crawlspace, basement, attic, and other accessible areas.
What if evidence of termites or other pests is found?
If active infestation or damage is noted, treatment from a licensed pest control company may be required before closing.
Is a WDO inspection included in a standard home inspection?
No. It’s a separate service, but it can be scheduled at the same time as your home inspection for convenience.
Do you provide pest treatment if an issue is found?
No. We only perform the inspection and report, but we are hoping to expand into this service in the near future. For now, if pests are found, you’ll need to contact a licensed pest control provider for treatment.
Radon Inspection FAQ
What is radon and why should I test for it?
Radon is a naturally occurring radioactive gas that can enter homes through the foundation. It’s the second leading cause of lung cancer in the U.S. Testing is the only way to know if your home has elevated levels.
How is radon testing performed?
We place a continuous radon monitor in the home for a minimum of 48 hours. The monitor tracks radon levels continuously during that time.
When will I get my radon test results?
Radon test results are delivered within 48 hours after the inspection.
Does the home need to be prepared for radon testing?
Yes. Windows and exterior doors should remain closed (except for normal entry/exit) at least 48 hours before and throughout the testing period. This helps ensure accurate results.
Can radon levels change over time?
Yes. Levels can fluctuate daily, seasonally, and due to weather or ventilation changes. That’s why testing is recommended when buying, selling, or after major home renovations.
What happens if my radon levels are high?
If results show radon levels above the EPA action level (4.0 pCi/L), a mitigation system can be installed to reduce levels. We do not perform radon mitigation, but we can try to help you find a company that does.
Should I test for radon if the home already has a mitigation system?
Yes. Retesting ensures the system is functioning properly and maintaining safe radon levels.
Is radon testing included with a standard home inspection?
No. Radon testing is an add-on service but can easily be scheduled with your home inspection for convenience.
Thermal Leak Scan FAQ
What is a thermal leak scan?
A thermal leak scan uses infrared imaging to detect temperature differences in your home’s surfaces. At Ellingwood Pro, our scans are primarily used to identify potential moisture issues behind walls, ceilings, and other areas not visible during a standard inspection.
Why should I schedule a thermal leak scan?
Moisture behind walls can lead to mold growth, structural damage, and costly repairs if left untreated. A thermal scan helps detect hidden problems early before they become major issues.
Is a thermal leak scan included in a standard home inspection?
No. A thermal leak scan is an add-on service, but it is included in either our Advanced or Premium Inspection Package.
Can thermal imaging detect air leaks?
While thermal cameras can detect temperature variations from air leaks, we use our scans specifically to locate moisture intrusion rather than air leakage. For air efficiency issues, a duct leak scan or home energy audit would be more appropriate.
How long does a thermal leak scan take?
It is typically performed during the home inspection and does not add significant time.
When will I receive my thermal leak scan results?
Results are available the same day. If part of an inspection package, images are incorporated directly into your inspection report. If purchased as an add-on, a separate report is provided.
Can thermal imaging see through walls?
No. Thermal cameras do not see “through” walls. They measure surface temperature differences that can indicate hidden moisture or other issues.
Air Quality Testing FAQ
What is air quality testing?
Air quality testing checks for elevated levels of mold spores and common indoor allergens. It helps determine if hidden mold or poor air conditions could impact the health of people living in the home.
Why should I have air quality testing done?
Mold and allergens are not always visible. Testing can identify hidden concerns that may affect your family’s health, indoor comfort, and even a home’s value.
How is the testing performed?
We collect 2 air samples from inside the home and 2 control samples from outside. These are sent to a certified laboratory for analysis. Additional air samples can be added on if you would like more than 2 samples inside the home.
When will I receive my results?
Lab results are typically available within 5–7 business days after testing, however, other factors like holidays, weekends, etc. can cause delays in receiving the results.
What happens if elevated mold or allergen levels are found?
We will provide you with the results from the lab. From there, you may need to consult a remediation specialist to address the severity and source of the problem.
Is air quality testing included in a standard home inspection?
No. Air quality testing is an add-on service but can also come included with our Premium Inspection Package.
Can I order air quality testing without a full home inspection?
Yes. Air quality testing can be scheduled as a standalone service in select areas if you are concerned about mold or allergens in your home.
Do I need to prepare my home before the test?
It’s best to keep windows and doors closed for at least 12 hours prior to testing, and to avoid cleaning or running air purifiers, which could affect sample accuracy.
Water Quality Testing FAQ
What is water quality testing?
Water quality testing analyzes a home’s water supply for potential contaminants such as bacteria, nitrates, lead, and other substances that could affect health and safety.
Why should I have my water tested?
Even if your water looks and tastes fine, it may contain harmful contaminants. Testing provides peace of mind that your drinking water is safe, especially if your home is on a private well.
How is water testing performed?
A water sample is collected from the home and sent to a certified laboratory for analysis.
What does the water test check for?
Our standard water quality panel tests for:
- Total Coliform
- coli
- Iron
- Lead
- pH levels
- Turbidity
- Nitrate
- Nitrite
- Total Nitrate/Nitrite
Is your water quality testing FHA loan approved?
Yes. Our testing meets FHA loan requirements and provides the documentation lenders often require.
When will I receive my results?
Results are typically available within 7–10 days after the sample is collected, however factors like holidays, weekends, etc. can delay receiving the results.
Is water quality testing included in a standard home inspection?
No. Water testing is an add-on service but is also included in our Premium Inspection Package.
Can I order water quality testing by itself?
At this time, water testing is only offered alongside a home inspection – it is not available as a standalone service.
What happens if the test shows contaminants?
The lab report will highlight any issues. Depending on the results, you may need to consider water treatment solutions, such as filtration or disinfection systems.
Home Energy Audit FAQ
What is a home energy audit?
A home energy audit is a detailed assessment of your home’s energy usage. It identifies areas where energy is being lost and provides recommendations to improve efficiency, reduce utility costs, and increase comfort.
Why should I schedule a home energy audit?
An audit can help you save money on heating and cooling bills, improve indoor comfort, and identify opportunities for upgrades like better insulation, sealing air leaks, or more efficient systems.
What does a home energy audit include?
We evaluate insulation, ductwork, windows, doors, and other components where energy loss is common. Tools like thermal imaging and duct leak scans may also be used to pinpoint issues.
Is a home energy audit included in a standard home inspection?
No. A home energy audit is a separate service, but it can be scheduled along with your home inspection.
How long does a home energy audit take?
On average, 1–3 hours depending on the size and condition of the home.
When will I receive my home energy audit report?
Reports are delivered the same day as the audit and include recommendations for energy-saving improvements.
Will you make repairs or improvements during the audit?
No. We provide a detailed inspection report and recommendations, but we do not perform upgrades or repairs.
How can I prepare my home for an energy audit?
Make sure all areas of the home are accessible, especially the attic, basement, and mechanical systems. Having past utility bills available may also help with the analysis.
Pool & Spa Inspection FAQ
What is a pool and spa inspection?
A pool and spa inspection evaluates the condition, safety, and functionality of a residential pool and/or spa, including equipment, structure, and visible components.
Why should I have a pool or spa inspected?
Pools and spas can have hidden issues like leaks, electrical problems, or equipment malfunctions. An inspection helps ensure safety, avoid costly repairs, and provides peace of mind for buyers or homeowners.
Do you perform pool and spa inspections?
Yes, we now perform pool and spa inspections, but we subcontract them to licensed pool inspection specialists.
Can a pool and spa inspection be added to a home inspection?
Yes. It can be scheduled alongside a home inspection or booked as a separate service.
Will the pool and spa inspection be performed on the same day as the home inspection?
We cannot guarantee the pool or spa inspection will be done on the same day as the home inspection. The date and time are at the discretion of our subcontractor.
What is included in a pool and spa inspection?
Inspectors check the pool or spa structure, plumbing, filtration and circulation systems, electrical components, safety features, and overall functionality.
When will I receive my pool and spa inspection report?
Reports are delivered digitally within 24 hours of the inspection.
Do inspectors repair issues found during the inspection?
No. We only provide an inspection report from our subcontractor. Repairs must be performed by licensed pool or spa service professionals.
Do I need to prepare my pool or spa before the inspection?
Yes. Make sure the pool or spa is filled with water, all equipment is operational, and access to the pool, spa, and equipment is clear.
Duct Leak Scan FAQ
What is a duct leak scan?
A duct leak scan identifies leaks, gaps, or inefficiencies in a home’s heating and cooling ductwork. Leaky ducts can lead to energy loss, higher utility bills, and uneven heating or cooling.
Why should I have a duct leak scan?
A duct leak scan helps pinpoint areas where conditioned air is escaping, improving energy efficiency, indoor comfort, and potentially lowering energy costs.
How is a duct leak scan performed?
We use specialized equipment to pressurize the duct system and detect leaks or pressure imbalances. The scan highlights areas that need sealing or repair.
When will I receive my duct leak scan report?
Reports are delivered digitally on the same day as the inspection.
Can a duct leak scan be added to a home inspection?
Yes. It can be added to your home inspection package or scheduled as a standalone service.
Do you repair duct leaks?
No. We provide a detailed report of any issues found. You will need to hire a qualified HVAC professional for repairs.
Will the scan show the efficiency of my HVAC system?
The scan identifies air leaks but does not assess the overall HVAC system performance. It’s focused on ductwork efficiency only.
Do I need to prepare my home for a duct leak scan?
Yes. Make sure all HVAC vents are open, the system is operational, and access to ductwork is clear.
Rental Property Inspection Faq
What is a rental property condition inspection?
A rental property condition inspection evaluates the condition of a home or rental unit for landlords, property managers, or prospective tenants. It helps document the property’s current state to protect both the landlord and tenant.
Why should I get a rental property condition inspection?
It helps identify issues before a tenant moves in or when a tenant is moving out. This can prevent disputes over security deposits, maintenance responsibilities, or damages.
What is included in a rental property condition inspection?
We inspect all major systems and components, including plumbing, electrical, HVAC, appliances, structural elements, and visible interior/exterior features.
When will I receive my rental property inspection report?
Reports are delivered digitally on the same day as the inspection.
Can I schedule additional services with a rental inspection?
Yes. You can add services like WDO, radon, water testing, thermal leak scans, and more for a more comprehensive evaluation.
Do tenants need to be present for the inspection?
Tenants do not need to be present, but access to all areas of the property must be provided.
How can this inspection help landlords or property managers?
It provides documentation of the property’s condition, which can be useful for maintenance planning, insurance, or resolving tenant disputes.