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Best Home Inspection Companies in San Francisco

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Golden Gate Home Inspections logo
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Golden Gate Home Inspections

388 Market Street, Suite 1300, San Francisco, CA 94111
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  • New Construction Inspection
  • Indoor Air/Mold Testing Analysis

Business Description

Established in 2018, Golden Gate Home Inspections conducts comprehensive residential inspections in the San Francisco area. Inspectors at the company protect the interests of potential homebuyers through a property assessment. They submit thorough inspection reports, from the structure's foundation, interior and exterior parts, the grounds, and up to the roofs. The firm's home inspectors also check the electrical wirings, plumbing systems, and attics. They look out for termites in the property before they give approval to the client.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Google
5.0 / 5 (99)
Yelp
5.0 / 5 (82)
Facebook
5.0 / 5 (26)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
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Arch Home Inspection LLC logo
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Arch Home Inspection LLC

San Francisco, CA 94117
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  • Indoor Air/Mold Testing Analysis
  • Pool & Hot Tub Certified
  • Fire & Chimney Inspection

Business Description

Arch Home Inspection LLC is a San Francisco owner-operator business conducting buyer and seller tailored home and condo inspections. Inspections observe the function and status of electrical, HVAC, and plumbing systems as well as the home’s structure, fixtures, foundation, and roof. Bathrooms, kitchens, and laundry rooms receive detailed attention. The Arch Home Inspection LLC inspector has a background in remodeling and restoring older and higher-end downtown San Francisco buildings.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.5
Yelp
4.5 / 5 (16)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
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Detail
Arnest Inspections logo
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Arnest Inspections

San Francisco, CA 94127
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  • Indoor Air/Mold Testing Analysis
  • Fire & Chimney Inspection

Business Description

Arnest Inspections is a father-son team of San Francisco home and termite inspectors. Home inspections are CREIA compliant, examining all components and systems of the home including grading, HVAC, attic, and other interior and exterior items. Termite, dry rot, and beetle inspections look at all areas of affected structure. Inspectors provide separate estimates for recommended repairs. Arnest Inspections employs an ASHI certified inspector.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.0
Yelp
4.0 / 5 (25)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
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Detail
Bay Area Home Inspections logo
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Bay Area Home Inspections

551 25th Avenue, San Francisco, CA 94121
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  • Pre-Listing Inspection
  • New Construction Inspection
  • Indoor Air/Mold Testing Analysis
  • Pool & Hot Tub Certified
  • Fire & Chimney Inspection

Business Description

Bay Area Home Inspections is a group of professionals providing modern home inspection and preservation services for the San Francisco Bay area. The group includes licensed general contractors, architects, structural engineers, and home efficiency, ICC, CREIA, ASHI, and InterNACHI certified inspectors. Employees conduct mold, asbestos, and lead testing, and earthquake preparedness, roof, termite, and other specialty inspections. Bay Area Home Inspections is part of the EcoSmart group in San Francisco.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
Better Home Inspections Inc. logo
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Better Home Inspections Inc.

San Francisco, CA 94112
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  • Pre-Listing Inspection
  • New Construction Inspection
  • Indoor Air/Mold Testing Analysis
  • Pool & Hot Tub Certified
  • Carbon Monoxide & Gas Analyst
  • Fire & Chimney Inspection

Business Description

Better Home Inspections Inc. is a San Francisco business serving customers throughout the Bay Area. Inspectors are ASHI and American Home Inspectors Training certified, working exclusively for the customer and not performing any repairs. Written and verbal reports note any safety or other major concerns found in examining more than 400 home items from roof to basement. Better Home Inspections Inc. provides home buyer, seller, construction, and pre-warranty expiration inspections.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Yelp
5.0 / 5 (11)
Google
5.0 / 5 (1)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
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Detail
Bruce MacDermott logo
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Bruce MacDermott

2801 Ashby Avenue, Berkeley, CA 94705
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  • Pre-Listing Inspection
  • New Construction Inspection

Business Description

Bruce MacDermott is a home inspector servicing the San Francisco metro and assisting homeowners, buyers, and other real estate professionals in getting to know their properties. Striving to offer both thorough and comprehensive inspections, MacDermott offers quality service and flexible scheduling options for his clients. Performing without bias and creating a complete, photograph-backed report afterward, MacDermott's goal is to ensure that his clients get the best view of their house and understand the steps that need to be done to repair or maintain it.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Google
5.0 / 5 (1)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
CoreSpect Home Inspections logo
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CoreSpect Home Inspections

548 Market Street, San Francisco, CA 94104
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  • Green Certified

Business Description

CoreSpect Home Inspections is a California-based company serving San Francisco and its nearby areas. It caters to individuals looking to buy or sell a home, offering property inspection services that cover various elements of the home, including windows, doors, roofing, air conditioning, and electrical and heating systems. In addition to assisting prospective homeowners, the company serves insurance companies and real estate agents. Behind CoreSpect Home Inspections is a team that is certified by the American Society of Home Inspectors.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Google
5.0 / 5 (3)
Facebook
5.0 / 5 (1)
General Contractors Inspection Service logo
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General Contractors Inspection Service

1630A Taraval Street, San Francisco, CA 94116
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  • Pre-Listing Inspection

Business Description

General Contractors Inspection Service (GCIS) is a building inspection firm founded in 1977 that serves homebuyers, homeowners, and individuals in San Francisco and the surrounding areas. It specializes in building condition inspection, preservation, and construction. Its home inspections involve checking the condition of a home and reviewing its visible and accessible parts. Additionally, its contractors work on providing detailed and understandable reports that include information on the plumbing and heating systems, foundation, structure, and electrical systems of the property.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.5
Yelp
4.5 / 5 (32)
Milazzo Inspection Services logo
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Milazzo Inspection Services

San Francisco, CA 94131
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  • Pre-Listing Inspection
  • Indoor Air/Mold Testing Analysis
  • Fire & Chimney Inspection
  • Post Purchase Inspections

Business Description

The owner-inspector of Milazzo Inspection Services is a native San Franciscan, who has been servicing local homes since 1976. Residential home inspections include single-family, condo, and multi-unit dwellings, for sellers and buyers. Milazzo Inspection Services provides quick responses to appointment requests, earthquake safety evaluation, a courtesy review of existing termite inspection reports, an easy-to-understand report within 24 hours, and estimates for repairs onsite. Inspections are CREIA and ASHI compliant.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Yelp
5.0 / 5 (6)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
On-Site Inspections logo
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On-Site Inspections

South San Francisco, CA 94080
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  • Indoor Air/Mold Testing Analysis
  • Pool & Hot Tub Certified
  • Fire & Chimney Inspection

Business Description

Founded in 2000, On-Site Inspections conducts home and termite inspections in the San Francisco Bay area. The company's CREIA Master Home Inspector is also ICC and ASHI certified and serves as an ITA instructor. Standard home inspections examine interior and exterior systems, components, structure, and fixtures. Additional services include pool, spa, and termite inspections. The inspector has held leadership roles in and received awards from CREIA and is a litigation consultant.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.5
Facebook
5.0 / 5 (24)
Yelp
4.0 / 5 (24)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
PCA Inspections logo
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PCA Inspections

San Francisco, CA 94123
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  • New Construction Inspection
  • Indoor Air/Mold Testing Analysis
  • Fire & Chimney Inspection

Business Description

PCA Inspections is a dedicated home inspection company that has been serving residential and commercial property owners throughout the San Francisco Bay area for over fifteen years. As members of the California Real Estate Inspection Association and the American Society of Home Inspection, their experienced and highly skilled inspectors adhere to high technical standards in every home inspection project they handle. In addition to the basic inspection services they offer, which cover the structural, roofing, plumbing, and electrical systems of their clients’ properties, they also provide termite inspection, home energy scoring, and seismic home assessment. Bob Emmett, the owner, holds a license as a California contractor, is certified for LEED AP BC+D by the US Green Building Council, and is an associate constructor of the American Institute of Constructors.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.5

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
Ramey's Inspection Services LLC logo
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Ramey's Inspection Services LLC

Concord, CA 94521
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  • Drone Roof Inspection

Business Description

Ramey's Inspection Services LLC caters to the property assessment needs of buyers and sellers in San Francisco. Its inspectors check the interior and exterior parts of a property like the attic, basement, fencing, and major appliances. They look for undisclosed issues like poor insulation and faulty power outlets. While they walk on roofs to assess them, they also use a drone to obtain a 360-degree view of inaccessible or harmful roofing systems. In addition, they offer scope inspection for sewer lateral pipes.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Google
5.0 / 5 (33)
Walker Property Evaluation Services logo
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Walker Property Evaluation Services

San Bruno, CA 94066
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  • Pre-Listing Inspection
  • Indoor Air/Mold Testing Analysis
  • Fire & Chimney Inspection

Business Description

The owner-inspector of Walker Property Evaluation Services conducts buyer, seller, homeowner, and real estate professional inspections in San Bruno and the San Francisco Bay area. Inspections cover more than 400 standard items, including foundation, fixtures, heating and cooling systems, and drainage. EPA indoor air quality testing is also available. Walker Property Evaluation Services is BBB accredited, and its inspector is CREIA, ASHI, and ICC certified.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Yelp
5.0 / 5 (36)
Google
5.0 / 5 (1)
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Frequently Asked Questions

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.

What to expect from a home inspection?

During a home inspection, the inspector will walk through the home and take notes and pictures for any problems that they find. The inspector's job is to provide an objective opinion of the home's condition so you can make an informed purchasing decision.

What does a home inspection cover?

A home inspection covers all readily accessible and visible areas of the property, including bedrooms, bathrooms, the kitchen, basement, attic, garage, and porch or patio. Inspectors do not move appliances or other heavy objects to check for problems.

Do sellers get a copy of home inspection report?

Home inspection reports are the property of the client, so inspectors can only share the report with them. Some sellers may pay for part of the inspection costs, and in this case, they'll receive a copy of the report. Buyers can choose to share a copy of the report with sellers, but they aren't obligated to do so.

Who attends a home inspection?

There isn't a requirement for any specific person to attend a home inspection aside from the inspector themselves. Many buyers prefer to attend so they can learn more about the property and ask questions about its condition during the walk-through. The buyer's agent and the seller's listing agent sometimes also attend.

Is a home inspection and appraisal the same thing?

A home inspection checks the overall condition of the property, while an appraisal determines the home's financial value. Appraisers determine value by comparing the home with similar recent home sales in the area. Lenders usually require an appraisal for financing.

Do home inspections check for asbestos?

Home inspections rarely look for asbestos because inspectors can't take apart the walls and ceiling to check. Most home inspectors are not certified in asbestos testing, which involves taking samples of walls. Inspectors can only point out areas where asbestos might be suspected, but professional testing is needed to confirm its presence.

What happens after a home inspection?

After the inspection, you and your agent will review the findings noted on the inspector's report. At this point, you can choose to move forward with the purchase or ask for repairs to be made. The seller may agree to make the repairs or provide credits for you to pay for repairs yourself. You can also decide to cancel the purchase contract if the inspection findings aren't acceptable and the seller refuses to negotiate repairs.

Does home inspection affect appraisal?

Home inspectors and appraisers work independently and do not share their findings with each other, so the inspection has no tangible effect on a home's appraisal. Home inspections are done before the appraisal for other reasons, however. If the inspection is poor, you can back out of the sale without paying for an appraisal, which can potentially save you hundreds of dollars.

What should I ask during home inspection?

Attending the inspection gives you the opportunity to hear the inspector's thoughts on a property, which can be valuable when making a purchasing decision. Always ask about the condition of the roof, plumbing, electrical wiring, and other major components, and find out how long the inspector thinks they will last. Ask what the biggest problems are with the home, what the inspector recommends fixing first, and how much it might cost.

Do insurance companies inspect homes?

Insurance companies inspect homes to determine potential liabilities, which can cause increased premiums or even policy cancellation if problems are too severe. An insurance company inspection might be required if the home is old or hasn't been inspected in many years.

What should buyers do during home inspection?

Ideally, buyers should attend the inspection so they can talk with the inspector throughout the process. If you have questions or concerns about the property, bring them up before the inspection begins. During the inspection, it's a good idea to check light switches, appliances, sinks, and toilets to make sure everything is in working order.

Do banks require home inspections?

If you're getting a mortgage loan from a bank, a home inspection is not required, and it’s unnecessary to provide the bank with a copy of the results. The bank requires an appraisal, however. This determines the value of the home so the bank doesn't give you a loan for more than it's worth.

Do lenders require home inspections?

Mortgage lending companies rarely require a home inspection to give you a loan. Some lenders might request an inspection for specific potential problems, though. These can include termites, septic system issues, and lead-based paint. Federal Housing Administration (FHA) loans expect a basic home assessment that's like an inspection, but not as in-depth.

Who verifies repairs after a home inspection?

If repairs need to be made, you can verify the work by ordering a re-inspection. This usually isn't necessary if the repairs were done by a licensed contractor and the correct permits for the work were pulled. If the seller handled the repairs, though, a re-inspection can help ensure that the work was performed correctly.

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