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Best Home Inspection Companies in Modesto, CA

Our Recommended Top 5

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  • Licensing
  • User Reviews
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Our goal is to connect people with the best local professionals. We scored Modesto Home Inspection Companies on more than 25 variables across five categories, and analyzed the results to give you a hand-picked list of the best.



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featured provider = Featured Provider

1205 Romano Way, Modesto, CA 95355 Rating

Review Sources

5.0 (60)
5.0 (2)

Why choose this provider?

LLB Inspection Services is a home inspection company that serves the Modesto metro area and the surrounding communities. The firm provides a variety of home inspection services, including buyer's inspection, pre-listing inspection, new construction inspection, and new home warranty inspection. Its inspectors also handle pool inspections, radon testing, and mold inspection. Other services include aerial photography and 360 home tour. The company uses thermal imaging cameras, aerial drone photography, and modern detectors in all its services.

  • Drone Roof Inspection
  • New Construction Inspection
  • Indoor Air/Mold Testing Analysis

233 Gelf Lane, Modesto, CA 95350 Rating

Review Sources

4.0 (4)
5.0 (1)

Why choose this provider?

The Home Inspector provides home inspection services to homeowners and investors in Modesto. The company's home inspections cover foundation and roofing, electrical HVAC systems, doors and windows, ventilation, fireplaces and attics, and porches and decks. After a home inspection, clients will receive a written report on the problems discovered by the inspectors. The company also offers guidance on routine maintenance and preventive repairs. Its InterNACHI-certified home inspectors have more than 25 combined years of experience in the industry.

  • Pre-Listing Inspection
  • New Construction Inspection

2037 Swanson Drive, Escalon, CA 95320 Rating

Review Sources

5.0 (3)
5.0 (3)

Why choose this provider?

M.K.I Home Inspections brings over 15 years of experience in the industry with approximately 3,750 completed home inspections under its name. The Modesta-based company serves various cities in San Joaquin, Stanislaus, and Merced counties. Its home inspection service provides an objective assessment of the condition of the home structure, roof and attic, foundation, walls, electrical, and plumbing systems. The company's home inspector Matthew Irion is certified and affiliated with various associations of home inspectors and realtors.

  • Pre-Listing Inspection

6333 Pacific Avenue, Stockton, CA 95207 Rating

Review Sources

5.0 (59)
5.0 (17)

Why choose this provider?

Healthy Home Inspections is a Stockon-based company that serves customers in the Modesto metro and the surrounding areas. The company's specialists conduct inspection services for manufactured homes, condominiums, and townhomes. The company helps customers before purchasing or selling a property through detailed narrative inspection reports with digital photos. The company's owner, Donn Singleton, has been in the industry for more than 10 years and has performed thousands of home inspections.

  • Pre-Listing Inspection
  • New Construction Inspection

1257 Sanguinetti Road, Sonora, CA 95370 Rating

Review Sources

5.0 (116)
5.0 (2)

Why choose this provider?

J Bixler Inspections is a team of insured and licensed professionals that serves home and business owners in Modesto. The InterNACHI-certified company conducts residential inspections, which cover various main components such as roofs, patios, ceilings, basements, and plumbing and electrical systems. Its crew also uses drones to examine solar panels, storage tanks, and pressure equipment. J Bixler Inspections, which also conducts termite inspections, is owned by Josh Bixler. He has been working in the inspection industry since 2004.

  • Commercial
  • Residential
  • Drone Inspection

Compare our Top Home Inspection Companies

NameExpertise RatingAddressPromotionsLearn more
LLB Inspection Services
1205 Romano Way, Modesto, CA 95355
The Home Inspector
233 Gelf Lane, Modesto, CA 95350
M.K.I. Home Inspections
2037 Swanson Drive, Escalon, CA 95320
Healthy Home Inspections
6333 Pacific Avenue, Stockton, CA 95207
J Bixler Inspections
1257 Sanguinetti Road, Sonora, CA 95370


  • How long does a home inspection take?

    The average home inspection takes two to four hours, or about an hour and a half for condos. Inspection time varies depending on home size, inspector experience, and thoroughness. After the inspection, it can take 24 to 48 hours to receive the inspector's report.

  • What is a four-point home inspection?

    A four-point inspection checks a home's plumbing, roofing, electrical wiring, and HVAC (heating, ventilation, and air conditioning) to ensure they meet current safety standards. It’s often performed for homes in areas prone to inclement weather events, such as flooding and tornadoes, and older houses. A four-point inspection is sometimes required to get homeowner's insurance.

  • How much does a home inspection cost?

    A home inspection costs between $300 and $1,000, depending on the home's size, property location, and scope of the inspection. Prices vary by inspector, so it's best to get several quotes before committing to one.

  • Who pays for home inspection?

    It's typically the buyer's responsibility to pay for a home inspection, although the seller may cover the cost sometimes. Sellers can also choose to pay for a pre-listing inspection to uncover problems that might arise during a buyer's inspection. This gives them the chance to make necessary repairs before putting the home on the market.

  • What to look for in a home inspection?

    Your home inspector should check for:

    • Structural integrity of walls and floors
    • Plumbing issues, including signs of water damage
    • Faulty or outdated electrical wiring
    • Roof and siding damage
    • Gutter drainage
    • Problems with windows and doors
    • HVAC functionality
    • Signs of pest infestation
    • Condition of major appliances, if included with the sale
    • Condition of deck and porch

  • What fixes are mandatory after a home inspection?

    If an inspection reveals severe problems, many lenders won't agree to finance the home purchase until they are fixed. This can include building code violations, structural concerns, mold, water damage, fire hazards, and other issues that can affect the buyer's health and safety.

  • When to walk away after home inspection?

    Home inspections may uncover serious hidden concerns, such as mold in the walls or the need for new electrical wiring, that can cost thousands of dollars to fix. If the seller is unwilling to pay for the repairs, it may be time to consider walking away from the deal. Unpermitted work (work done on the home without a permit) can be a dangerous safety hazard, so this is another reason to back out of the sale.