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FREQUENTLY ASKED QUESTIONS

General Home Inspection FAQs

What is a home inspection, and what does it involve?​

A home inspection is a detailed evaluation of a property's key components — like the roof, structure, plumbing, electrical, HVAC, and foundation. At Vantage Point Inspections, we take it a step further by helping buyers truly understand not just what we find, but why it matters.

 

During the inspection, we walk the entire property — inside and out — checking for safety concerns, system functionality, signs of moisture or damage, and potential long-term risks. Our goal is to paint a clear picture of the home’s condition so you can make decisions with confidence, not confusion.

 

Every inspection comes with a customized digital report, usually delivered within 24 hours, filled with visuals, diagrams, and plain-language explanations. No confusing jargon. No scare tactics. Just honest insight tailored to buyers, not contractors.

 

We’ve inspected thousands of homes across Idaho Falls, Pocatello, Rigby, and beyond — and we know the types of issues common to Southeast Idaho, like polybutylene plumbing, cracked lava rock foundations, and the signs of winter weather damage. That local experience matters.

Whether it’s your first home or your fifth, we’re here to make sure nothing gets missed — and everything gets explained clearly.

Why is a home inspection important when buying a home?

A home inspection gives you more than just a checklist — it gives you clarity about what you’re walking into. For most people, buying a home is the biggest financial commitment they'll ever make. An inspection helps you see the full picture before that commitment is final.

 

At Vantage Point Inspections, we’ve seen how an honest, thorough inspection can protect buyers from unexpected repair costs, safety issues, or even walking into a deal that looks great on the surface but hides serious problems underneath.

 

It’s not just about finding “what’s wrong.” It’s about understanding how the home is functioning, what’s urgent vs. cosmetic, and what might become a problem in the future. Our job is to give you the insight to make decisions that feel confident — not rushed or blind.

 

In Southeast Idaho especially, we help buyers uncover things like improperly installed attic insulation, aging sewer lines, or hidden damage from winter weather — all of which might not show up during a basic walkthrough. Without a detailed inspection, these issues can easily go unnoticed until it’s too late.

 

A great inspection doesn’t kill a deal — it helps you move forward with eyes wide open. That’s exactly what we deliver.

How much does a home inspection cost in Southeast Idaho?

In Southeast Idaho, most standard home inspections range from $450 to $550, depending on the property’s size, age, and complexity. Our base inspection starts at $485 — and it’s priced that way for a reason.

You might see other companies offering inspections for significantly less, but in our experience: you get what you pay for. Cheaper inspections often come with rushed walkthroughs, vague checklists, or confusing reports that leave you with more questions than answers.

At Vantage Point Inspections, we take the time to do it right. Every inspection includes free thermal imaging, detailed system evaluations, and a custom report that’s written for real buyers — not contractors. It’s built to help you understand the home, not just check a box.

We also offer a Premium Package for buyers who want deeper peace of mind. It includes radon testing, mold air sampling, and a sewer scope — normally $660 when booked separately, but available together for $595. We even offer Pay at Close on that package, so there’s no upfront cost if you're rolling inspection fees into closing.

For what’s likely the biggest investment of your life, we believe the inspection shouldn’t be the cheapest thing you buy — it should be the clearest.

When during the home purchase should I schedule the inspection?

You should schedule your home inspection as soon as your offer is accepted and you’re under contract. In most Idaho real estate deals, the inspection period is short — usually around 7 to 10 days — so acting quickly gives you time to review the report, ask questions, and make decisions without rushing.

 

At Vantage Point Inspections, we recommend booking your inspection within the first 24–48 hours after going under contract. That gives you room to breathe if something shows up that needs negotiation, repair, or further evaluation.

 

We sometimes offer next-day appointments (depending on availability), and you can schedule online 24/7 to lock in your spot fast. And if you’re buying from out of state, we’ll guide you through everything remotely — including a digital walkthrough of your report with visuals, video, and clear explanations so you’re never in the dark.

 

After doing thousands of inspections across Southeast Idaho, we know how quickly deals can move here. Our process is built to help you stay ahead of that timeline — with fast reporting, clear answers, and peace of mind before your deadline hits.

What does a standard home inspection cover (which systems and areas)?

A standard home inspection with Vantage Point covers every major system and structure that affects the safety, function, and livability of the home. That includes:

  • Roof, gutters, and visible flashing

  • Exterior walls, siding, and foundation

  • Attic, insulation, and ventilation

  • Electrical panel, outlets, lighting, and grounding

  • Plumbing system, visible pipes, water heater, and fixtures

  • Heating and cooling (HVAC) — including furnace, A/C units, and ductwork

  • Interior floors, walls, ceilings, doors, and windows

  • Garage, driveway, and basic grading/drainage

  • Built-in appliances (limited safety/operation check)

  • Safety items — like smoke detectors, stair rails, GFCIs, and fire separation

 

What makes our process different is how we inspect and how we explain it. We don’t just walk through with a checklist — we evaluate each system with the mindset of: “Will this matter to the buyer later?” and “Could this become a bigger issue down the line?”

 

Because we inspect homes across Southeast Idaho — from Idaho Falls to Blackfoot — we also pay special attention to region-specific issues, like roof loads after heavy snow, signs of frost heave around foundations, older lava rock footings, or plumbing systems prone to freeze damage.

 

We also include free thermal imaging with every inspection, so we can spot insulation gaps, moisture intrusion, or electrical hotspots other inspectors might miss.

 

You’ll get a full digital report — usually by the next day — that’s clear, visual, and written to be used, not just filed away.

How far in advance do I need to book a home inspection?

We recommend booking your home inspection as soon as your offer is accepted — ideally within the first 24–48 hours. In Southeast Idaho, most contracts only allow 7 to 10 days for the inspection period, so locking in your spot early ensures you don’t run out of time to review the report, negotiate repairs, or schedule follow-ups.

 

At Vantage Point Inspections, we offer appointments within 1-3 days in most areas we serve — including Idaho Falls, Pocatello, Rexburg, and beyond — and our online scheduler is available 24/7 so you can reserve a time as soon as you go under contract.

 

That said, we book out fast during busy seasons (especially spring and fall), so the earlier you schedule, the more flexibility you'll have with dates and timing. If you're under a tight deadline, we’ll do everything we can to accommodate — and we’ll always make sure you get your report in time to act on it.

How do I choose a qualified home inspector in Southeast Idaho?

Choosing the right home inspector isn’t just about price — it’s about finding someone who’s experienced, objective, and committed to helping you understand the home, not just check off boxes.

 

Here’s what we recommend looking for in Southeast Idaho:

  • Certification and insurance – Idaho doesn’t require home inspectors to be licensed, so it’s critical to choose someone who is certified (like through InterNACHI) and carries full general liability and E&O insurance.

  • Local experience – Look for an inspector who understands regional concerns like lava rock foundations, polybutylene plumbing, frost damage, snow load stress, and how older Idaho homes are built.

  • Report quality – Ask to see a sample report. It should be visual, easy to read, and explain not just what was found — but why it matters. If it looks like a template full of boilerplate, that’s a red flag.

  • Reviews and reputation – Consistent 5-star reviews and strong agent referrals say a lot about professionalism, responsiveness, and thoroughness.

  • Tools and extras – Do they use thermal imaging? Do they offer radon, mold, and sewer inspections in-house? Can they explain their process clearly?

 

At Vantage Point, we’re proud to have earned the trust of thousands of buyers and agents throughout Southeast Idaho by focusing on clarity, communication, and real-world insight — not scare tactics or generic reports.

 

Whether it’s your first home or your next investment property, the right inspector will help you feel more confident — not more confused.

How long will the home inspection take to complete?

Most home inspections take between 2.5 to 3.5 hours, depending on the home’s size, age, condition, and whether additional services (like radon or sewer scopes) are being performed.

 

For an average single-family home in Southeast Idaho, our inspections usually take about 3 hours. Older homes, multi-family units, or properties with complex systems may take longer because there’s simply more to evaluate — and we don’t rush it.

 

We also encourage buyers (and agents) to attend the last 30–45 minutes of the inspection, so we can walk through key findings together. It’s one thing to read a report — it’s another to see it in person with clear explanations and context.

 

Even though our team is efficient, we’ll never speed through just to squeeze in the next job. Our goal is to be thorough, visual, and thoughtful — and to leave you feeling informed, not overwhelmed.

Are there any limitations to what a home inspection covers?

Yes — a standard home inspection is a visual, non-invasive evaluation, which means there are some limitations to what we can inspect. We don’t damage or dismantle anything, and we don’t move personal belongings or furniture to access areas.

 

Here’s what a standard inspection typically does not include:

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  • Inside walls, behind insulation, or under flooring

  • Septic systems or underground tanks (unless scoped separately)

  • Wells and water quality (we can test, but it’s not part of a standard inspection)

  • Pools, hot tubs, or sprinkler systems

  • Code compliance or municipal permitting history

  • Pest or termite inspections (though we may note signs of activity)

  • Cosmetic issues (like paint touch-ups or worn carpet)

  • Environmental hazards beyond what's tested (like asbestos or lead)

 

That said, if we see something that looks suspicious — like staining, warping, or damage — we’ll flag it and explain whether further evaluation is needed. And if you're concerned about specific issues like radon, mold, or sewer lines, we offer affordable add-on services so you can go deeper.

 

We’ve inspected homes across Southeast Idaho for years, and we’re always transparent about where our job ends and when a specialist should step in. If something’s outside the scope, we’ll help you understand what to do next.

Will the inspector check that the house is up to code?

Not exactly — a standard home inspection isn’t a code compliance inspection. We don’t issue citations or verify that the home meets current building codes. Instead, we focus on identifying safety concerns, system functionality, and defects that could affect the home's condition or your peace of mind.

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That said, many of the things we look for — like outdated wiring, missing GFCI outlets, or improper venting — may also be code violations. If we spot something that wouldn’t meet modern standards or raises a safety flag, we’ll explain it in plain language and recommend what to do next.

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Homes in Southeast Idaho, especially older ones in places like Idaho Falls, Rigby, or Blackfoot, often predate current code requirements. That doesn’t automatically make them unsafe — but we’ll help you understand what’s typical for the era versus what needs immediate attention.

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If code compliance is critical for your situation (like new construction or a major remodel), we may recommend follow-up with a licensed contractor or local code official. Our job is to give you clear, practical insight — not red tape.

Can a house fail a home inspection?

No — a house doesn’t pass or fail a home inspection. The inspection isn’t a test with a grade. It’s a professional evaluation of the home’s current condition, designed to help you make informed decisions based on what’s working, what needs attention, and what may cause problems later.

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That said, an inspection can uncover major concerns — like foundation issues, roof damage, outdated electrical, or health-related risks (such as mold or high radon levels). But those findings don’t mean the house has “failed.” They simply give you leverage to negotiate repairs, adjust your offer, or decide whether it’s the right fit for you.

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At Vantage Point Inspections, our reports are built to explain, not alarm. We separate issues by priority and provide clear context so you can understand what’s urgent, what’s typical, and what might need a closer look.

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We’ve inspected homes across Southeast Idaho that had rough edges on the surface but were solid underneath — and others that looked pristine but hid serious issues. A home inspection helps you see what the listing photos don’t — and gives you clarity before you commit.

Do I really need an inspection if the bank appraises the home?

Yes — absolutely. An appraisal is not an inspection, and it doesn’t look at the same things. The bank orders an appraisal to protect their investment, not yours. It’s mainly focused on the home’s market value, not its condition.

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An appraisal might note visible damage or safety concerns, but it won’t check things like:

  • Roof condition

  • Electrical and plumbing systems

  • Furnace performance

  • Crawlspace moisture

  • Sewer lines, mold, or radon

  • Safety hazards or needed repairs

 

We’ve inspected plenty of homes across Southeast Idaho that passed appraisal — and still had foundation cracks, outdated electrical panels, or hidden water damage the appraiser never saw.

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Your inspection is about your protection. It helps you avoid surprise repairs, negotiate smartly, and feel confident about what you’re buying. Banks want to know it’s worth the loan. You need to know if it’s worth living in — and that’s where we come in.

Should I (the buyer) be present during the inspection?

We definitely recommend being present at the end of the inspection for the walkthrough.

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While it’s not required, being there gives you a chance to see what we’re seeing in real time and ask questions that might not come up just reading the report.

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That said, you don’t need to follow us around for the full 3 hours. Most buyers arrive for the last 30–45 minutes so we can walk through key findings, explain any concerns in person, and make sure you leave with a clear understanding of the home — not just a PDF full of technical notes.

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At Vantage Point, we take extra care to explain things in a way that’s easy to understand, especially for first-time buyers. And if you can’t be there in person — which happens often with out-of-state buyers — we’ll guide you through the report virtually with detailed notes, diagrams, and even short video walkthroughs when needed.

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We inspect homes across Southeast Idaho every week, and what buyers always tell us is:

“I’m so glad I was there — I learned so much more than I expected.”

What if it’s winter or snowing – can an inspection still be done?

Yes — absolutely. We perform home inspections year-round, even during heavy snow or freezing conditions. In fact, winter can sometimes reveal issues that wouldn’t be noticeable in other seasons.

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That said, there are a few limitations:

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  • If the roof is fully covered in snow, we can’t walk it or visibly inspect all surface areas

  • Exterior features like decks, patios, or foundation edges may be partially blocked

  • Irrigation systems and A/C units are often winterized and not testable

 

Even so, we use thermal imaging, attic access, and interior indicators to evaluate for roof leaks, poor insulation, and cold-air infiltration — common issues in Southeast Idaho winters. We also check for frost heave signs, freeze-prone plumbing, and how well the home is weathering the cold.

 

If anything is inaccessible due to weather, we’ll note it in the report with context — and offer to follow up when conditions improve, if needed. We’ve inspected hundreds of homes through Idaho winters, and we know how to adapt without sacrificing clarity.

Will the inspector be able to inspect the roof if it’s snow-covered?

If the roof is fully snow-covered, we won’t be able to inspect the surface directly — for safety and visibility reasons. That’s true for almost all inspectors in Southeast Idaho during winter.

 

But that doesn’t mean the roof goes unchecked.

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At Vantage Point, we use a combination of attic access, thermal imaging, and interior evaluations to check for signs of leaks, poor ventilation, or insulation issues. We also look for ice dam activity, staining, roof sagging, and any evidence of past water intrusion.

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If parts of the roof are visible (like from the eaves or uncovered sections), we’ll inspect those areas closely from the ground and zoom tools.

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And if you’d like, we can revisit the roof later when conditions improve — especially if it’s a major concern for you or your lender. We’ll always let you know exactly what was visible and what wasn’t, with photo documentation included in your report.

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Winter doesn’t stop us from giving you a full-picture inspection — it just changes how we get the information.

What happens if the inspection uncovers problems or defects?

Almost every home — even newer ones — will have some issues come up during an inspection. That’s completely normal. Our job isn’t to scare you away from the home — it’s to help you understand what you’re buying, what needs attention, and what’s just part of homeownership.

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If we uncover problems, here’s what typically happens:

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  1. We document everything clearly in the report, with photos, diagrams, and explanations written in plain language — so you don’t have to guess what anything means.

  2. We categorize findings by priority, so you’ll know what’s urgent (like safety hazards or big-ticket repairs) versus what’s minor or cosmetic.

  3. You, your agent, and your lender (if applicable) review the report and decide next steps — whether that’s asking for repairs, negotiating the price, or moving forward with confidence.

 

In Southeast Idaho, we commonly see things like outdated electrical, aging sewer lines, high radon levels, or insulation gaps — especially in older homes. These aren’t deal-breakers, but they’re important to know about before closing.

 

If something serious comes up, we’ll walk you through it, help you prioritize, and recommend trusted specialists if needed. You’ll never be left wondering “Okay… but now what?”

How soon will I receive the inspection report, and in what format?

You’ll receive your full inspection report within 24 hours — often the same evening, depending on the property and scope. We know you’re working with a tight timeline, and we’re built to move quickly without cutting corners.

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Your report is delivered as a digital, interactive web link, with a downloadable PDF version available as well. It includes:

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  • Clear section-by-section breakdowns (exterior, electrical, plumbing, etc.)

  • High-resolution photos of every finding

  • Annotated images and diagrams

  • Repair recommendations categorized by priority

  • A summary page for fast review

  • Optional tools to forward, share, or create a repair request list for your agent

 

We design every report for clarity — not complexity. Even if you’ve never read a home inspection before, you’ll know exactly what matters, why it matters, and what to do next.

 

Whether you're buying locally in Idaho Falls or reviewing it from out of state, you'll have everything you need to move forward with confidence — no guesswork, no jargon, and no delays.

Who will get a copy of the report – will my agent also receive it?

The inspection report is yours as the client, and we won’t share it with anyone — including your agent — unless you give us permission.

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That said, most buyers choose to share the report with their real estate agent so they can review it together and decide how to move forward. We make that easy: once you receive your report link, you can forward it directly to your agent or download a PDF version to send.

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If you’re working with an agent and want us to include them from the start, just let us know when booking — we can CC them automatically so the whole team is in the loop.

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Your privacy and control come first, but we’re here to support your transaction in whatever way is most helpful to you.

What if I have questions about the report after the inspection?

We expect you will — and we’re here for it.

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If something in the report isn’t clear, or you just want to talk through next steps, you can call, text, or email us anytime after the inspection. We’re happy to walk you through the details, explain what’s urgent versus cosmetic, and help you understand the “why” behind each finding.

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At Vantage Point, our job isn’t finished the moment the report is sent. We know that for most buyers — especially first-timers or those purchasing from out of state — this is a lot of new information. We take the time to make sure you leave the process feeling informed, not overwhelmed.

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Whether you have questions that evening, a few days later during negotiations, or even after closing, we’re available and happy to help. This is your home — you deserve clarity.

Do you offer re-inspections to verify repairs have been made?

Yes — we offer re-inspections when repairs have been completed and you want confirmation that the work was done properly. It’s a smart way to protect yourself before closing, especially if the seller agreed to fix key items after the initial inspection.

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During a re-inspection, we return to the property and focus only on the specific items flagged for repair — like a roof patch, electrical correction, or plumbing leak — and check whether the work appears complete, functional, and safe.

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We’ll document what we find and update you with photos or written confirmation so you and your agent can move forward with clarity.

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Re-inspections are usually quicker than full inspections and are priced accordingly. If you’re unsure whether one is needed, just send us the repair list — we’ll give honest guidance on whether it’s worth coming back out.

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In Southeast Idaho, where last-minute fixes are common due to tight timelines and weather, re-inspections offer peace of mind that everything was handled as promised — before you sign the dotted line.

What other inspections or tests might be recommended (radon, mold, etc.)?

Alongside your standard home inspection, we often recommend a few add-on services that give buyers a deeper look at what’s happening behind the walls or underground — especially in Southeast Idaho, where certain risks are more common than people realize.

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Here are the most requested (and most useful) extras:

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  • Radon Testing – Southeast Idaho has moderate to high radon levels in many areas. Radon is a colorless, odorless gas that can build up in homes and increase long-term health risks. We use calibrated monitors to test radon levels over a 48-hour period and provide clear results.

  • Mold Air Sampling – Even in our dry climate, mold can grow in crawlspaces, basements, and around plumbing leaks. If we notice musty odors, visible staining, or moisture issues during the inspection, we may recommend a mold air quality test.

  • Sewer Scope Inspection – This is especially valuable for homes built before the 1980s or with mature trees on the property. However, we have had many newer homes in South East Idaho with bellies (low areas) in the sewer pipe, which have had to be replaced. A sewer scope checks the main sewer line for cracks, roots, and blockages — which can lead to expensive repairs if left unchecked.

  • Well Water Testing – If the home has a private well, it’s smart to test for coliform bacteria, E. coli, nitrates, and more. This is especially important in rural parts of our service area like Rigby, Shelley, or outside city limits.

 

We also include thermal imaging in every standard inspection at no extra cost — helping us detect insulation gaps, hidden moisture, and overheating electrical components that wouldn’t show up with the naked eye.

 

For buyers who want the most complete insight, we offer all three core services (radon, mold, sewer) in one bundled Premium Package — and we even offer Pay at Close to make it easier to access everything upfront.

Are home inspectors licensed in Idaho?

No — Idaho does not require home inspectors to be licensed by the state. That means anyone can technically call themselves a home inspector, even without training, certification, or insurance.

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That’s why it’s so important to choose your inspector carefully.

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At Vantage Point Inspections, we go far beyond the minimum. We’re certified through InterNACHI, carry full Errors & Omissions and General Liability insurance, and follow strict Standards of Practice on every inspection. We also invest in advanced tools — like thermal imaging — and stay current on building trends and safety concerns specific to Southeast Idaho homes.

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We’ve seen too many buyers regret hiring a low-cost inspector who missed something serious — simply because there’s no oversight in our state. We take that responsibility seriously, and we’ve built our reputation around trust, thoroughness, and clear communication.

What areas in Southeast Idaho does Vantage Point Inspections serve? (Which cities and regions do you cover?)

We proudly serve buyers, sellers, and agents throughout Southeast Idaho — with full coverage in:

  • Idaho Falls

  • Rexburg

  • Pocatello

  • Ammon

  • Rigby

  • Blackfoot

  • Shelley

  • Island Park

  • St. Anthony

  • Sugar City

  • Surrounding rural and mountain communities

 

We’re familiar with the unique construction styles, climate concerns, and soil types across the region — from basalt foundations in older Idaho Falls homes to well water and septic systems in outlying areas like Island Park.

 

Whether you’re buying in town, in the foothills, or on a rural acreage, we bring the same high standard of clarity, detail, and fast reporting — no matter the zip code.

 

If you're unsure whether we service your location, feel free to contact us directly. If we can get there, we’ll inspect it.

I’m a first-time home buyer – how does the home inspection process work?

Great question — and if you’re a first-time buyer, don’t worry. We walk you through everything step by step so you know exactly what to expect.

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Here’s how the home inspection process works with Vantage Point:

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  1. You schedule your inspection — usually right after your offer is accepted. You can book online 24/7 or call/text us directly. We'll confirm the time and answer any questions upfront.

  2. We inspect the property — typically over 2.5–3.5 hours, depending on the home’s size and condition. We check all major systems (roof, plumbing, electrical, structure, HVAC, etc.) using advanced tools like thermal imaging — included at no extra cost.

  3. You’re welcome to attend — most buyers join us for the last 30–45 minutes for a walkthrough. We’ll show you important findings in person and explain what they mean in real-world terms.

  4. You receive a detailed report within 24 hours — complete with photos, diagrams, clear recommendations, and a summary that highlights what’s urgent vs. cosmetic.

  5. We stay available — if you or your agent have questions after reviewing the report, we’re just a call or message away. We’ll make sure you understand everything before your inspection period runs out.

 

We’ve helped thousands of first-time buyers across Southeast Idaho feel confident, informed, and calm through a process that can feel overwhelming. No scare tactics, no confusing language — just the clarity you need to make the right decision.

Should I be present for the home inspection? (Can I attend and ask questions during the inspection?)

Yes — and we encourage it!

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You’re absolutely welcome (and even encouraged) to be present for the inspection. While it’s not required, being there gives you the chance to see the home through an inspector’s eyes, ask questions, and get real-time insight into what we’re seeing.

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That said, you don’t have to follow us around for the full 3+ hours. Most buyers prefer to join us near the end for a walkthrough of key findings, where we’ll explain what matters most, what’s typical for a home of its age, and what might need attention after you move in.

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If you're a first-time buyer, this part is especially helpful — we explain everything in plain language and make sure you leave with clarity, not confusion.

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Can’t be there in person? No problem. For out-of-state buyers or busy schedules, we’ll record or summarize key findings, and your digital report will be packed with high-resolution photos, diagrams, and clear next steps. You can always call us afterward with questions — we’re not just a one-and-done service.

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At Vantage Point, we’re here to help you feel informed — not left in the dark.

What if I’m buying from out of state and can’t attend the inspection in person?

That’s totally okay — we work with out-of-state buyers all the time, and we’ve designed our process to make sure you don’t miss a thing.

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If you can’t be there in person, we’ll still inspect the home just as thoroughly as we would for a local client. Then, we’ll send you a detailed digital report within 24 hours, complete with:

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  • High-resolution photos of every issue we find

  • Visual diagrams and clear descriptions

  • Priority-based recommendations (what’s urgent vs. cosmetic)

  • Optional video walkthroughs if you'd like

  • Easy-to-use tools for sharing with your agent or attorney

 

And if you have questions — whether it’s that evening or a few days later — we’re just a phone call or Zoom away. We’re happy to walk you through the report, explain anything that’s unclear, and give honest guidance on what to do next.

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We’ve helped many buyers relocate to Southeast Idaho from out of state, and we know how important it is to feel like someone you trust is on-site, looking out for your future home. That’s what we do — with clarity, communication, and follow-through every step of the way.

What happens if my home inspection uncovers serious issues?

If your inspection turns up major concerns — like structural problems, electrical hazards, sewer line damage, or signs of mold — don’t panic. That’s exactly why inspections exist: to give you clarity before closing, not after.

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When serious issues are found, here’s what happens next:

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  1. We clearly document the problem in your report, with photos, descriptions, and priority-based recommendations — so you understand what it is, how serious it is, and what action is needed.

  2. You and your agent review the findings and decide how to respond. That might include asking the seller to make repairs, requesting a price adjustment, or walking away if the risk outweighs the reward.

  3. If needed, we’ll recommend follow-up with specialists (like structural engineers, licensed electricians, or sewer pros) to fully understand the scope or cost of repairs.

  4. We stay available to answer your questions and help you interpret the report in context — so you're not making decisions in the dark.

 

At Vantage Point Inspections, we’ve helped buyers across Southeast Idaho navigate all kinds of tricky discoveries — from cracked foundations in Idaho Falls to polybutylene plumbing in Rigby to high radon levels in Pocatello.

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A serious issue doesn’t automatically mean the deal is dead. It just means you now have the information and leverage to make the best decision for your situation — and that’s powerful.

Will the inspector tell me if I should or shouldn’t buy the house?

No — and that’s actually a good thing.

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A home inspector’s role is to give you a clear, unbiased picture of the home’s condition — not to tell you whether or not to move forward with the purchase. We don’t make the decision for you, but we give you all the information you need to make it confidently.

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At Vantage Point Inspections, we break down what’s functional, what’s concerning, and what’s worth keeping an eye on. We flag safety hazards, big-ticket repairs, and potential red flags — but we also explain context: what's typical for the home's age and what might be negotiable.

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You’ll get a full report, usually within 24 hours, with photos, explanations, and recommendations — and if you want to talk things through, we're happy to do that. We'll explain what’s urgent vs. cosmetic, and how issues might affect your budget, safety, or long-term plans.

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In short, we don’t say “walk away” or “go for it” — we help you walk in with your eyes wide open.

Can I back out or renegotiate after seeing the inspection report?

Yes — and that’s one of the biggest benefits of having a home inspection. Once you receive the report, you typically have the right (within your contract’s inspection contingency period) to request repairs, negotiate the price, or walk away entirely if the findings are more than you're comfortable taking on.

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Here’s what usually happens next:

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  1. You and your agent review the report and identify any serious or costly issues.

  2. Based on those findings, you can choose to:

    • Ask the seller to fix specific items before closing

    • Request a credit or price reduction

    • Proceed as-is, if you're comfortable

    • Walk away with your earnest money, depending on your contract terms

  3. We’re available to help clarify any findings so you can make informed decisions during that negotiation phase — especially if time is tight.

 

In Southeast Idaho, most deals don’t fall apart over small fixes — but issues like roof damage, sewer line problems, high radon levels, or major electrical concerns are common reasons buyers renegotiate or reassess.

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At Vantage Point, we’re not just here to inspect — we’re here to help you understand your leverage and move forward with clarity.

How do I choose a good home inspector in Southeast Idaho? (What qualifications or traits should I look for?)

Choosing the right home inspector is one of the most important steps in your purchase — especially in Southeast Idaho, where housing types, weather exposure, and local quirks can vary from city to city.

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Here’s what to look for in a great home inspector:

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  • ✅ Certification and training – Idaho doesn’t require a license, so make sure your inspector is certified (like through InterNACHI) and up to date on industry standards and best practices.

  • ✅ Insurance coverage – Look for full Errors & Omissions (E&O) and general liability insurance — especially if your lender or agent requires it.

  • ✅ Local experience – Southeast Idaho has unique issues like lava rock foundations, polybutylene piping, frost heave, and high radon levels. Choose someone who’s worked extensively in this region.

  • ✅ Report quality – Ask to see a sample report. It should be visual, clearly written, and explain both what was found and why it matters. If it’s just a generic checklist, keep looking.

  • ✅ Reputation and reviews – Look for consistent 5-star reviews and agent referrals. A good inspector won’t just find issues — they’ll communicate them in a way that helps you move forward.

  • ✅ Tools and services offered – Thermal imaging, sewer scopes, radon testing, mold sampling, and fast digital reporting all show a higher standard of care and insight.​

 

At Vantage Point Inspections, we’ve earned our reputation by focusing on clarity, responsiveness, and accuracy — not just speed. Our clients appreciate the way we take time to explain things clearly, without drama or vague checklists.

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The best inspectors don’t just tell you what’s wrong — they help you understand the home.

What questions should I ask my home inspector before, during, or after the inspection?

Great home inspectors don’t just check boxes — they help you understand the home. Here are some smart questions to ask before, during, and after your inspection to get the most out of the process:

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✅ Before the Inspection:

  • Are you certified and insured? (Idaho doesn’t require licensing, so this matters.)

  • How long have you been inspecting homes in Southeast Idaho?

  • Do you include thermal imaging, roof evaluation, or crawlspace inspections?

  • What does your report include, and when will I receive it?

  • Can I attend part or all of the inspection?

 

🔍 During the Inspection:

  • Can you show me anything that looks like a major concern?

  • Is this issue normal for a home of this age?

  • What’s the difference between a repair I need to do vs. something that’s just cosmetic?

  • Are there signs of moisture or mold, especially in the attic or crawlspace?

  • Can you help me understand how the systems (HVAC, water heater, etc.) are functioning?

 

📄 After the Inspection:

  • Can I call or email if I have questions while reviewing the report?

  • Would you recommend a specialist for any of the findings?

  • Should I consider a radon test, sewer scope, or mold sampling for this home?

  • Do you offer re-inspections if repairs are made before closing?

  • What do buyers in this area typically do about [insert specific finding]?

 

At Vantage Point Inspections, we encourage questions at every step. We don’t just drop off a report — we walk you through what matters, what’s typical, and how to move forward with clarity. Whether it’s your first time buying or your tenth, there’s no such thing as a bad question — and we’re here to answer all of them.

Does the home inspection include checking for termites or other pests?

Not officially — a standard home inspection doesn’t include a licensed pest or termite inspection. However, if we notice visible signs of wood-destroying insects, rodent activity, or moisture damage that could suggest pests, we’ll absolutely note it in your report and recommend follow-up by a qualified pest control specialist.

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In Southeast Idaho, termite activity is less common than in other parts of the country, but it’s still possible — especially in older homes with wood framing near soil contact or excessive moisture. We also keep an eye out for:

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  • Carpenter ants

  • Rodents in crawlspaces

  • Wasp nests near attics or eaves

  • Wood rot that may attract future pests

 

We inspect attics, crawlspaces, and other hard-to-reach areas where pests often hide — and we’ll flag anything that looks suspicious.

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If you want a full pest inspection for added peace of mind, we can recommend licensed professionals we trust in the Southeast Idaho area.

Can you do a home inspection in winter when there’s snow on the roof or frozen conditions?

Yes — we perform home inspections year-round, including during Idaho’s winter months when snow, ice, and freezing temperatures are common. A little weather doesn’t stop us from delivering a full, professional evaluation.

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That said, there are a few limitations to keep in mind:

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  • If the roof is completely snow-covered, we won’t be able to inspect all of its surface directly. However, we check from the attic for signs of leaks, heat loss, or structural sagging, and we inspect any accessible areas.

  • Irrigation systems and A/C units are usually winterized and not testable.

  • Driveways, decks, and patios may be partially snow-covered and visually limited.

 

Despite these seasonal conditions, winter can actually reveal important clues — like poor attic ventilation, ice dam formation, or signs of frost damage. We also use thermal imaging (included in every inspection) to detect hidden cold spots, heat loss, or moisture behind walls — tools that are especially helpful in colder months.

 

We’ve inspected hundreds of homes across Idaho Falls, Rigby, Pocatello, and beyond in winter — and we know how to adapt our process to give you clear insight, even when the snow’s falling.

I’m moving to Southeast Idaho from out of state – what unique home issues should I be aware of here? (e.g. basements, winterization, radon, etc.)

Welcome to Southeast Idaho! It’s a beautiful place to live — but like any region, it comes with its own set of housing quirks and climate-related concerns that out-of-state buyers should know about.

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Here are a few local factors we keep an eye on during every inspection:

 

🏔️ Basalt & Lava Rock Foundations

Older homes in areas like Idaho Falls, Rigby, and Pocatello may have stone or lava rock foundations. While common in the region, they’re more prone to movement, moisture intrusion, and structural shifting — especially during freeze-thaw cycles.

 

🌬️ Radon Gas

Many Southeast Idaho homes — even newer ones — test high for radon, a naturally occurring gas that can enter through basements or crawlspaces. It’s odorless and invisible but linked to long-term health risks. We recommend radon testing on nearly every home.

 

❄️ Winterization and Freeze Risks

Our winters are long and cold, and improperly winterized homes can suffer from burst pipes, attic condensation, roof ice dams, and frost heave in foundations or driveways. We inspect for signs of heat loss, frozen plumbing, and water intrusion from snow buildup.

 

💧 Well Water and Septic Systems

Outside city limits (like in Island Park, Shelley, or rural Rigby), homes often use wells and septic systems. We recommend well water potability testing (for bacteria like coliform and E. coli) and checking septic history or pumping records when applicable.

 

🌲 Older Plumbing Systems

Homes built from the late 1970s to mid-1990s may have polybutylene (PB) plumbing, which is known to fail over time. We flag this immediately if found, as it’s often not covered by insurance and may require full replacement.

 

🧊 Ventilation and Attic Moisture

Cold weather and improper insulation often lead to hidden condensation, mold, or ventilation problems in attics and crawlspaces. Thermal imaging helps us catch this — and we include it in every inspection.

 

At Vantage Point Inspections, we’ve helped hundreds of buyers relocate confidently by giving them a clear understanding of the unique construction and environmental conditions in Southeast Idaho. If you're buying from out of state, we'll be your boots on the ground — and your eyes behind the walls.

​What makes a home inspection report clear and easy to understand?

A great home inspection report should do more than list problems — it should help you understand the condition of the home clearly, without overwhelm or confusion.

At Vantage Point Inspections, our reporting method is designed to deliver confidence, not chaos. We blend technical accuracy with plain-language explanations, making sure every client — whether it’s your first home or your fifth — can read the report and know what truly matters.

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✅ What makes our reports easy to use and understand:


🧭 1. Logical Layout & Summary First

You don’t need to dig for the big stuff. We start with a clean, prioritized summary, highlighting:

Major safety issues

Significant defects

Recommended next steps

From there, you can dive into detailed sections organized by system — roof, plumbing, electrical, etc.

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🖼️ 2. Photos, Diagrams & Video

We include:

High-resolution photos of issues — with arrows and labels

Annotated diagrams when extra clarity is needed

Video clips (when applicable) for dynamic concerns like drainage, mechanical noise, or sewer scopes

Visuals help you see what we saw, not just take our word for it.

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💬 3. Plain Language + Technical Detail

We explain things in a way you don’t need a construction background to understand, but we also include technical terms where appropriate — so your contractor or agent can speak the same language when planning repairs.

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🧰 4. Recommendations, Not Just Problems

Each issue comes with a clear recommendation, such as:

"Monitor over time"

"Recommend licensed plumber evaluate"

"Repair for safety before occupancy"

We also highlight who to call — electrician, roofer, HVAC pro — so you're never left guessing.

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📄 5. Mobile-Friendly & Easy to Share

Your report is:

Delivered digitally

Accessible on desktop, tablet, or smartphone

Easy to share with your agent, contractor, or seller

Downloadable as a PDF copy for permanent records

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💡 Why it matters:

Buying a home is stressful enough. You shouldn’t have to decipher a confusing or generic inspection report. Our reports are built for clarity, negotiation, and long-term planning — so you can move forward with total confidence.

HOME SELLER FAQs

What is a pre-listing home inspection? (Should I get my home inspected before I put it on the market?)

A pre-listing home inspection is an inspection you schedule before putting your home up for sale. It gives you a clear understanding of your property’s condition so you can fix issues ahead of time, avoid surprises during escrow, and show potential buyers that you’ve taken care of the home.

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Here’s why it’s often a smart move:

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  • ✅ Fewer surprises during negotiations – You’ll know in advance what buyers might ask to fix or credit.

  • ✅ Time to make repairs on your terms – Instead of rushing through last-minute fixes, you can choose who does the work, when, and how.

  • ✅ Increased buyer trust – A clean inspection report (or proof of completed repairs) can make your home stand out in a competitive market.

  • ✅ Faster closings – With fewer unknowns, deals are less likely to stall or fall through.

 

In Southeast Idaho, where weather and older construction can cause hidden wear and tear, a pre-listing inspection is especially helpful for homes with lava rock foundations, aging roofs, or decades-old plumbing.

 

While not every seller needs one, many who use pre-listing inspections say it helped them sell faster — and with fewer headaches. If you’re unsure, we’re happy to review your situation and recommend whether it’s worth it for your home.

What are the benefits of getting an inspection before selling my house?

Getting a home inspection before listing gives you a major advantage as a seller. It helps you stay in control of the process and avoid surprises that could delay — or derail — your sale.

 

Here’s how a pre-listing inspection can help:

 

✅ Fix Problems on Your Terms

Instead of scrambling to fix issues after a buyer’s inspection, you can choose which repairs to make, how to make them, and who does the work — with time to get competitive bids if needed.

 

✅ Set a More Accurate Price

If you know your home’s true condition, you can price it confidently — and avoid inflated buyer repair estimates or last-minute negotiations that chip away at your bottom line.

 

✅ Speed Up the Sale

A clean pre-listing report builds buyer confidence and can reduce back-and-forth during escrow. Fewer surprises = smoother closing.

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✅ Build Buyer Trust

Sharing a professional report up front shows transparency. Buyers are more likely to trust a seller who has nothing to hide — especially in competitive markets like Idaho Falls or Rexburg.

 

✅ Highlight the Good Stuff

Inspections don’t just find problems — they can also show off what’s working well (a newer roof, updated electrical, solid structure). These positives can be promoted in your listing or open house materials.

 

At Vantage Point, we help sellers across Southeast Idaho reduce risk, increase leverage, and stay in the driver’s seat — whether you're selling an older home in Pocatello or a newer build in Ammon.

Will I have to fix everything found in a pre-listing inspection?

No — you’re not required to fix everything found in a pre-listing inspection. The report is for your benefit as the seller, giving you a clearer picture of your home’s condition so you can decide what’s worth addressing and what’s okay to leave as-is.

 

Here’s how most sellers handle it:

 

  • ✅ Fix high-priority issues — like roof leaks, safety hazards, or plumbing problems that might scare off buyers or affect financing.

  • ✅ Disclose lower-priority items — like older windows, cosmetic flaws, or outdated systems. This builds trust and shows buyers you’re being upfront.

  • ✅ Keep control of costs — By knowing what needs attention early, you can get competitive bids or choose to sell “as-is” while adjusting your price or strategy accordingly.

 

In Southeast Idaho, buyers are used to seeing older homes — but serious surprises during escrow can still derail deals. A pre-listing inspection helps you get ahead of concerns, reduce negotiation pressure, and show buyers that your home has been evaluated by a professional.

 

You don’t have to fix everything — but you’ll be in a much better position to explain what you did and why.

Do I need to disclose issues found by a pre-listing inspection to buyers?

Yes — in most cases, you’re legally required to disclose known issues once they’ve been identified in a pre-listing inspection. Idaho law requires sellers to be honest about material defects that could affect a buyer’s decision to purchase the home.

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That doesn’t mean you have to fix everything — but if something significant is discovered (like a foundation crack, roof leak, or high radon level), you’ll either need to:

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  • Fix it before listing, or

  • Disclose it clearly to potential buyers

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Sharing the full inspection report — especially when paired with receipts or documentation for completed repairs — often builds more trust than withholding it. It shows buyers you’re being transparent, which can lead to faster offers and smoother negotiations.

​

At Vantage Point Inspections, we’ve helped dozens of Southeast Idaho sellers use pre-listing inspections as a smart marketing tool — not just a checklist. You stay ahead of surprises, and buyers feel more confident in your home.

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When in doubt, talk with your agent about how best to disclose findings based on your state’s seller disclosure laws and market conditions.

Can a pre-listing inspection help my home sell faster or for a better price?

Yes — a pre-listing inspection can absolutely help your home sell faster, with fewer surprises, and often for a stronger price. It gives you a major edge in today’s market by making your home more transparent, trustworthy, and move-in ready in the eyes of buyers.

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Here’s how it helps:

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✅ Reduces Negotiation Friction

When buyers already know what they’re walking into — and you’ve addressed key issues or priced accordingly — there’s less back-and-forth, fewer delays, and more confidence at the offer stage.

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✅ Builds Trust with Buyers and Agents

Buyers are far more likely to move forward quickly when they see that a licensed, independent inspector has already evaluated the home. It signals honesty, preparedness, and professionalism.

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✅ Lets You Fix or Price Strategically

A pre-listing report gives you the power to fix important issues on your terms, before you’re under deadline pressure. Or, if you choose not to fix something, you can price it accordingly and disclose it upfront — which often earns you goodwill.

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✅ Helps Your Home Stand Out

In Southeast Idaho, where buyers are often juggling tight inspection windows or out-of-state closings, a home with an inspection already done feels more turnkey and less risky.

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At Vantage Point Inspections, we’ve seen well-prepared homes with pre-listing reports sell faster, attract stronger offers, and experience fewer delays during escrow. It’s one of the smartest tools sellers can use to move forward with clarity and control.

If I already had a pre-listing inspection, will the buyer still need their own inspection?

Most likely, yes. Even if you’ve had a pre-listing inspection, buyers still have the right to hire their own inspector — and many will, especially if they’re working with an agent or financing through a lender.

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But that doesn’t mean your inspection was a waste — quite the opposite.

A quality pre-listing inspection helps in several ways:

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✅ Shows buyers you’ve taken good care of the home

✅ Prepares you for negotiations by identifying issues before the buyer’s inspector does

✅ Reduces the chance of surprises derailing the deal later

✅ May influence the buyer to waive or simplify their inspection contingency — especially if you’ve shared the report and made repairs proactively

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In competitive Southeast Idaho markets like Idaho Falls, Rigby, or Rexburg, many buyers are moving quickly. If they see your home has already been inspected and key items addressed, it makes their decision easier — and may even lead to stronger offers or faster closings.

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Just be sure your pre-listing inspection is done by a certified, insured inspector (like Vantage Point), and be transparent with buyers about what’s been fixed and what hasn’t. That honesty builds confidence and keeps the transaction moving smoothly.

How do I prepare my house for an inspection? (What should I do before the inspector arrives?)

Great question — and doing a little prep before your home inspection can make the process smoother, faster, and more accurate. Here’s how to get your house ready:

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✅ Unlock Access to Key Areas

Make sure the inspector can reach:

The attic (remove closet contents if needed)

The crawlspace or basement

The electrical panel

The furnace, water heater, and A/C unit

The garage and all outbuildings (if included)

Any locked gates or utility closets

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✅ Turn On All Utilities

If the home is vacant, double-check that water, gas, and electricity are all turned on. We need them operational to test plumbing, heating, and appliances.

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✅ Replace Burned-Out Light Bulbs

This helps us confirm whether a fixture works — otherwise, we may have to report it as “inoperative.”

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✅ Clear the Perimeter

Move trash bins, yard tools, snow piles, or debris away from siding, the foundation, and exterior HVAC units so we can inspect properly.

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✅ Empty the Dishwasher and Oven

We'll run built-in appliances briefly to check for functionality and safety.

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✅ Secure Pets

If you have pets, keep them kenneled or off-site during the inspection. It ensures everyone stays safe and focused.

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✅ Fix Easy Wins

This is a great time to replace air filters, test smoke detectors, and patch small drywall dings — they’re minor, but they add up on reports.

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✅ Leave a Note for Special Features

Have solar panels? A soft-start A/C unit? Just leave a quick note with details — it helps us give more accurate context in the report.

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Preparing in advance shows buyers (and inspectors) that you’ve taken care of the home — and it can even help avoid unnecessary repair requests by making sure we can see everything clearly the first time.

What are the most common issues that come up during home inspections in our area? (And can I address some of these beforehand as a seller?)

Yes — and addressing common issues before listing can help your home sell faster, reduce repair requests, and avoid last-minute negotiations.

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In Southeast Idaho, these are some of the most frequent issues we see during home inspections:

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🛠️ 1. Roof Wear & Granule Loss

Our harsh winters and seasonal wind take a toll. Shingles may be curling, missing, or aging out. Flashing around vents and chimneys is also a common trouble spot.
Fix it: Have a roofing contractor do a quick check or patch minor areas before listing.

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🌬️ 2. Insufficient Attic Ventilation or Insulation

Poor airflow leads to moisture buildup, mold, or heat loss. This shows up in thermal imaging and makes buyers nervous.
Fix it: Add vents or insulation where needed — or at least disclose the condition honestly.

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⚡ 3. Electrical Panel Issues

Double-tapped breakers, unlabeled panels, and outdated wiring (like aluminum or knob-and-tube in older homes) are common in Idaho Falls, Rigby, and Blackfoot homes built before the 1990s.
Fix it: Have a licensed electrician do a quick review or tighten any loose connections.

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🚿 4. Plumbing Leaks or Outdated Piping

Drippy fixtures, slow drains, or polybutylene piping (common in the ‘80s and ‘90s) often come up.
Fix it: Replace worn washers or leaky traps — and know if you have PB piping so you can disclose it properly.

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🐾 5. Crawlspace Concerns

Standing water, rodent signs, missing vapor barriers, or uninsulated piping in crawlspaces are big red flags.
Fix it: Clean the space, check for moisture, and seal small access points.

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💨 6. Non-Functioning GFCI Outlets

These are safety devices near sinks and exterior outlets. Older homes often don’t have them where code now requires.
Fix it: A simple outlet swap by an electrician can fix this affordably.

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📉 7. Minor Exterior Grading & Drainage Problems

Homes with negative slope or compacted soil near the foundation are at risk of water intrusion.


Fix it: Add dirt to redirect water away from the house or clean out clogged gutters.

Taking care of small, visible issues up front can boost buyer confidence, shorten your inspection contingency period, and reduce price reductions. You don’t need to renovate — but proactive maintenance can pay off big.

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At Vantage Point Inspections, we’ve inspected hundreds of Southeast Idaho homes and know exactly what shows up again and again. If you’re preparing to sell, we’re happy to walk through your options with a pre-listing inspection — so you stay ahead of surprises.

Should I be present or leave during the buyer’s inspection of my home?

It’s best for sellers to leave the home during the buyer’s inspection — or at least give the inspector, buyer, and agent full privacy while they’re there.

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Here’s why:

✅ Buyers feel more comfortable asking honest questions and exploring the home thoroughly when the seller isn’t present.

✅ Inspectors work more efficiently when they don’t feel like someone is watching over their shoulder.

✅ It reduces the chance of conflict or miscommunication during the inspection process.

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The inspection is one of the few times a buyer gets uninterrupted access to the home before closing — so it’s important they can walk through at their own pace, take notes, and focus.

​

If you’re worried about leaving the property unattended, know that licensed inspectors and real estate agents are trained to respect your space — and you’ll receive a full report after the inspection is complete.

​

Before leaving, be sure to:

Unlock all necessary areas (garage, attic, crawlspace)

Leave keys or remotes for access if needed

Remove pets or secure them in a safe area

Turn on utilities and test lighting

Leave the house tidy and welcoming

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At Vantage Point, we always treat seller homes with care and professionalism — whether you’re present or not.

New Construction Home Inspection FAQs

Does a brand new house really need a home inspection?

Yes — even brand new homes should be inspected by an independent professional before you close. Just because a home is newly built doesn’t mean it’s free from issues.

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In fact, at Vantage Point Inspections, we’ve found construction defects, incomplete work, and safety concerns in many brand new homes across Southeast Idaho, including:

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  • Missing or improperly installed attic insulation

  • Grading and drainage problems around the foundation

  • HVAC systems not connected or calibrated

  • Leaky plumbing under sinks or in crawlspaces

  • Incomplete electrical grounding or missing GFCIs

  • Improperly installed roofing or siding

  • Garage doors that don’t reverse properly

  • Nails through shingles or missing flashing

  • Safety rails installed out of code​

 

Builders are often managing multiple crews on tight timelines — and sometimes things get missed or rushed. A third-party inspection gives you leverage to request repairs before closing, while the builder is still responsible.

​

Even if your new home passed municipal code inspections, those are typically brief and focused only on minimum standards. A private inspection goes deeper and focuses on what’s functional, safe, and built to last.

​

Bottom line: a new home inspection is a smart investment that helps protect your biggest investment — and ensures everything is done right from the start.

“What’s the difference between a builder’s warranty and a third-party inspection?”?

A builder’s warranty and a third-party home inspection serve very different purposes — and both can be valuable if you’re buying a new construction home.

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🏗️ Builder’s Warranty

A builder’s warranty is a promise from the builder to repair certain issues that come up after move-in — usually covering:

Structural defects (often 10 years)

Major systems like plumbing or HVAC (1–2 years)

Workmanship and materials (sometimes just 1 year)

However, builders typically won’t fix problems unless you report them — and they may only cover specific items defined in their warranty terms.

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🔍 Third-Party Home Inspection

A third-party inspection is a neutral, independent evaluation of the home’s condition — not tied to the builder or their timeline. It can catch:

Missed work or incomplete installations

Safety concerns or code shortcuts

Drainage, insulation, or HVAC issues

Defects that aren’t always visible to the buyer

At Vantage Point Inspections, we’ve found roofing errors, disconnected ductwork, loose electrical panels, and more — all in newly built homes.

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✅ Why You Need Both

Your builder’s warranty only helps if you know what’s wrong. A third-party inspection gives you the knowledge and documentation to request repairs before your warranty expires — or before you close, if the home is brand new.

Many Southeast Idaho buyers choose to inspect:

Right before closing (New Construction Inspection)

11 months after move-in (11-Month Warranty Inspection)

That way, you don’t pay out of pocket later for things the builder should have fixed.

Why should I get an inspection on new construction if it’s just built?

Because “just built” doesn’t mean “built perfectly.”

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Even brand new homes can have problems — and we see them all the time across Southeast Idaho. Between tight construction timelines, subcontractor turnover, and fast-moving developments, mistakes and oversights happen more often than most buyers realize.

​

Here’s why a third-party inspection matters, even on new construction:

 

🔍 We often find:

  • Missing insulation or attic ventilation

  • Drainage issues around the foundation

  • Incomplete HVAC or plumbing connections

  • Roof installation errors or flashing gaps

  • Windows and doors out of square

  • GFCI outlets not wired properly

  • Cosmetic issues that are easier to fix now than later

 

🛠️ City code inspectors ≠ full inspections

Municipal inspections check basic code compliance — not long-term functionality or workmanship quality. They’re often done quickly and don’t catch everything.

 

📝 You need documentation

Your builder’s warranty only helps if you know what to ask them to fix. A home inspection gives you a clear, unbiased report so you can hold them accountable — ideally before you close.

 

At Vantage Point, we’ve helped many new construction buyers catch problems early, avoid future repair costs, and ensure their home is finished to the standard they were promised.

 

Just because it’s new doesn’t mean it’s flawless — and it’s easier to fix now than after you’ve moved in.

Aren’t city or county code inspectors already checking new homes?

They are — but a municipal code inspection is not the same as a full home inspection. Code inspectors work for the city or county and are focused on making sure the home meets minimum building standards required by law. They’re not checking the entire home for quality, function, or long-term reliability.

​

Here’s what makes a third-party inspection different:

​

🔍 Municipal Code Inspectors:

  • Only inspect specific phases (like framing, electrical rough-in, final occupancy)

  • Often have limited time — just minutes per house

  • Check for code compliance, not craftsmanship

  • May miss incomplete work, cosmetic issues, or shortcuts that still “meet code”

  • Don’t provide a full report to the buyer

  • ​

🧰 Vantage Point Home Inspections:

  • Spend 2.5–4 hours inspecting the full home — roof to crawlspace

  • Identify installation defects, missing components, safety hazards, and poor workmanship

  • Check for proper drainage, ventilation, insulation, appliance operation, and more

  • Use tools like thermal imaging to detect hidden issues

  • Provide a detailed digital report within 24 hours

 

We’ve inspected dozens of “just-approved” homes in Southeast Idaho — and still found unconnected ductwork, missing attic insulation, roof flashing errors, and more. These are things code inspectors either aren’t looking for or simply don’t have time to catch.

 

So yes, your new home was probably “signed off” — but that doesn’t mean everything is functioning as it should be.

 

Our job is to make sure your home is built to last — not just built to code.

What types of issues can a home inspector find in a newly built home?

Surprisingly, quite a few. Even though a home is brand new, it’s built by multiple crews on tight schedules, and mistakes or oversights happen more often than buyers expect.

At Vantage Point Inspections, we regularly find defects, safety concerns, or incomplete work in new construction homes across Southeast Idaho. Here are just some of the most common issues we uncover:

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🏠 Structural & Exterior

  • Roofing installed incorrectly (nails exposed, missing flashing)

  • Siding gaps or improper sealing around windows and doors

  • Improper grading or drainage near the foundation

  • Decks or stairs without proper anchoring or handrails

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💧 Plumbing Problems

  • Leaking supply lines under sinks or behind toilets

  • Cross-connected plumbing (hot/cold reversed)

  • Missing caulking around tubs, showers, and fixtures

  • Drain lines not properly secured or sloped

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⚡ Electrical Issues

  • GFCI or AFCI outlets not functioning or missing in required areas

  • Improper wire terminations or loose connections in the panel

  • Light fixtures that don’t work (sometimes not even wired)

  • Exposed conductors in the attic or garage

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🌬️ HVAC & Ventilation

  • Loose or disconnected ductwork in attic or crawlspace

  • Thermostat not communicating with the system

  • Furnace filter missing or improperly sized

  • Bathroom fans venting into attic instead of outside

 

❄️ Insulation & Energy Efficiency

  • Missing attic insulation or incomplete air sealing

  • Uninsulated or improperly insulated crawlspaces

  • Exterior gaps that lead to energy loss or drafts

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🔐 Interior & Safety

  • Loose handrails or stair treads

  • Doors or windows that don’t latch or seal properly

  • Fire-rated doors missing between garage and home

  • Smoke/CO detectors not installed or non-functional

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Even though everything may “look” great during a walkthrough, a professional inspection finds what you can’t see — and gives you leverage to have it corrected while the builder is still responsible.

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Your builder may have had the home signed off by the city, but that just means it passed code — not that it’s ready to live in.

What is an 11-month builder’s warranty inspection on a new home?

An 11-month warranty inspection is a full home inspection performed just before your builder’s 1-year warranty expires — usually around month 10 or 11 after you’ve moved in.

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Most new homes come with a one-year builder warranty covering workmanship and materials (like drywall, flooring, doors, windows, plumbing, HVAC, etc.). But the clock is ticking — and if you don’t report issues before the 12-month mark, you may be left paying out of pocket.

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That’s where an 11-month inspection helps.

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🛠️ What we check:

  • Cracks, settling, or shifting in drywall, concrete, or foundations

  • Roof and attic conditions (missing insulation, leaks, ventilation issues)

  • HVAC performance and filter setup

  • Plumbing leaks, slow drains, loose fixtures, or poor water pressure

  • Electrical panel issues, missing GFCIs, or flickering lights

  • Appliance function (if builder-installed)

  • Window/door operation, garage doors, and safety features

  • Drainage and grading issues that may have developed over the first year

  • Crawlspace or attic moisture, rodents, or ventilation concerns

 

We also look for problems caused by seasonal shifts, like frost heave in driveways or movement in siding — which are common in Southeast Idaho homes after a full year of weather exposure.

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At Vantage Point Inspections, your report includes clear documentation of what’s working, what’s failing, and what the builder should fix — with photos, diagrams, and priority-based recommendations.

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🎯 Why it matters:

You’ve been living in the home and may not notice gradual issues

Builders require documentation — and our report gives you proof

It’s your last chance to fix covered items before your warranty expires

Whether your home is in Idaho Falls, Rigby, Pocatello, or beyond — this inspection helps you hold the builder accountable before the warranty window closes.

When should I schedule the 11-month warranty inspection on my new house?

The best time to schedule your 11-month warranty inspection is between months 10 and 11 after closing or move-in. This gives you enough time to:

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  • Discover hidden issues that may have developed since you moved in

  • Get a full inspection report with photos and documentation

  • Submit a warranty claim to your builder before the 12-month deadline

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Most builders in Southeast Idaho require that you report warranty concerns within the first year, and they often need a few weeks to review your claim and schedule repairs. That’s why we recommend having your inspection completed around month 10, so you’re not rushed and can follow up effectively.

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At Vantage Point, we’ve helped dozens of new homeowners in Idaho Falls, Rexburg, Rigby, and Pocatello use this inspection to catch things like:

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  • Foundation cracks or driveway shifting from frost heave

  • Attic insulation voids or moisture buildup

  • Loose outlets, dripping plumbing, or poor HVAC performance

  • Doors and windows that have shifted or don’t seal properly

 

This is your last chance to hold the builder accountable before you’re responsible for any out-of-pocket repairs — and our report makes sure nothing gets missed.

Mold Inspection & Testing FAQs

What is a mold inspection, and how is it different from a home inspection?

A mold inspection is a specialized service that tests for the presence of mold spores in the air or visible mold growth in a home — something a standard home inspection does not include in detail.

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Here’s how they differ:

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🏠 Home Inspection:

Covers the visible structure and systems of the home — roof, plumbing, electrical, HVAC, foundation, attic, crawlspace, and more.

Identifies signs of moisture or musty odors that might indicate mold

Does not include air sampling, lab testing, or formal mold identification

Helps you understand the home’s overall condition and possible risks

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🌫️ Mold Inspection (Air Quality Testing):

Focused specifically on whether elevated levels of mold spores are present in the air.

Uses air sampling pumps to test indoor vs. outdoor spore levels

May include surface swabs of visible mold

Samples are sent to a certified lab for analysis

Results identify the type and concentration of mold

Helps confirm whether remediation is needed — and where

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🔍 When is mold testing recommended?

You notice musty smells or have known water damage

There’s visible staining or discoloration in the attic, crawlspace, walls, or ceilings

You or a family member have allergies, asthma, or respiratory sensitivities

You’re buying a home with a history of flooding or leaks

You want peace of mind before closing — especially in homes with basements or older construction

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At Vantage Point Inspections, we offer mold air sampling as part of our Premium Package or as a stand-alone add-on. We also use thermal imaging to help detect moisture behind walls — often the root cause of hidden mold growth.

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If our home inspection suggests conditions where mold could thrive, we’ll let you know — and recommend whether testing is worth doing before you finalize your purchase.

When should I consider mold testing in a home?

You should consider mold testing when there are signs of moisture, musty odors, or conditions that could support hidden mold growth — especially in basements, crawlspaces, or older Southeast Idaho homes.

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Here are the most common situations where mold testing is a smart idea:

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✅ You notice musty or earthy odors

Even without visible stains, odors can signal active mold growth behind walls or under floors.

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✅ There’s visible staining or past water damage

Discoloration on walls, ceilings, or attic sheathing — especially black, green, or fuzzy patches — can be mold, not just dirt or soot.

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✅ The home has a crawlspace or basement

These areas often trap moisture and go unchecked for years — especially in older homes or homes with poor ventilation or drainage.

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✅ A previous or current roof/plumbing leak

Mold can start growing within 24–48 hours of a leak — and may persist long after the surface dries out.

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✅ You or someone in the household has allergies or respiratory issues

Mold exposure can trigger asthma, sinus irritation, or fatigue — especially in children or sensitive individuals.

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✅ The home has been vacant or closed up for a long time

Lack of airflow, HVAC use, or humidity control can allow mold to grow unnoticed in warm seasons or poorly insulated areas.

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✅ You're buying an older home or one with questionable maintenance

Even if everything "looks fine," mold spores could still be elevated due to hidden moisture or past conditions.

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At Vantage Point, we offer professional air quality sampling and lab analysis — often bundled into our Premium Package. Results typically come back in 1–2 business days and can help you make informed decisions before you close.

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If we detect moisture or risk factors during the inspection, we’ll always let you know if mold testing is recommended.

What are signs that a house might have a mold problem?

Mold can sometimes be obvious — but often it hides behind walls, under floors, or in crawlspaces. During an inspection, we watch closely for clues that suggest mold is present or conditions are right for it to grow.

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Here are common signs that a home might have a mold issue:

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👃 Musty or earthy smell

A persistent, damp odor — especially in basements, bathrooms, or closets — often indicates mold, even if you can’t see it.

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🧱 Visible staining or discoloration

Dark spots, black patches, or fuzzy growth on walls, ceilings, trim, or attic sheathing can be surface mold. Yellow or brown water stains may also indicate past leaks that led to hidden mold.

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🌧️ Past or active water damage

Leaks from the roof, plumbing, foundation, or HVAC systems — especially if they weren’t dried quickly — are a red flag. Mold can start growing within 24–48 hours of moisture exposure.

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🕳️ Peeling paint or warped walls

Bubbling paint, warping drywall, or soft spots underfoot could be caused by moisture buildup behind the surface — a possible mold source.

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💨 Condensation or high humidity

Windows that fog up, damp air in bathrooms or basements, or lack of ventilation in attics or crawlspaces can create mold-prone conditions.

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🚫 Poor ventilation

Rooms without exhaust fans (especially bathrooms or laundry areas) and sealed crawlspaces without vapor barriers often trap moisture.

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🤧 Health symptoms indoors

If people in the home experience worsening allergy-like symptoms — sneezing, itchy eyes, coughing — when inside, mold could be a hidden contributor.

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At Vantage Point, we use thermal imaging and moisture meters to detect hidden dampness behind walls or in crawlspaces — and if conditions suggest mold is likely, we may recommend air quality testing for peace of mind.

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Especially in Southeast Idaho homes with basements, lava rock foundations, or long-vacant properties, mold risks are worth evaluating closely.

How do professionals test for mold in a home?

Professional mold testing involves collecting air or surface samples and sending them to a certified lab to identify the type and concentration of mold spores. It’s the only way to confirm whether elevated mold levels are present — especially when growth isn’t visible.

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At Vantage Point Inspections, we offer mold air quality testing as part of our Premium Package or as an add-on. Here’s how it works:

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1. Visual and Moisture Assessment

Before testing, we inspect the home for visible mold, staining, musty odors, and moisture intrusion using:

  • Thermal imaging cameras

  • Moisture meters

  • Crawlspace, attic, and plumbing evaluations

 

If we detect risk factors, we’ll recommend testing.

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2. Air Sampling

We place calibrated air pumps in at least two locations:

  • Indoors (usually in the suspected problem area)

  • Outdoors (to establish a baseline for comparison)

 

Each pump collects spores on a specialized cassette over 10 minutes. The indoor results are compared to the outdoor baseline to determine if indoor mold levels are elevated.

 

3. Optional Surface Swabs

If visible mold is found, we may collect surface samples to identify the specific species present — such as Stachybotrys (black mold), Aspergillus, or Cladosporium.

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4. Lab Analysis

All samples are sent to an AIHA-accredited lab, where a mycologist identifies:

  • Mold species

  • Spore concentration (in spores per cubic meter)

  • Whether levels are normal, borderline, or elevated

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5. Results & Report

You’ll receive results within 1–2 business days, along with our interpretation and recommendations. If remediation is needed, you’ll have solid documentation to share with your agent, seller, or contractor.

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Mold testing is especially important in Southeast Idaho homes with crawlspaces, basements, roof leaks, or a history of moisture problems. It gives buyers confidence and helps avoid costly surprises after closing.

How long does it take to get mold test results back from the lab?

If we collect mold samples during your inspection, you’ll typically receive lab results within 1–2 business days — often within 24 hours.

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At Vantage Point Inspections, we partner with Sporecyte, a nationally recognized lab that specializes in high-speed mold analysis using AI-assisted microscopy. Their fast turnaround means you’re not left waiting during your due diligence period.

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Here’s how it works:

  1. We collect air or surface samples during the inspection.

  2. Those samples are shipped same-day or next-morning to Sporecyte.

  3. Once analyzed, Sporecyte sends us a detailed lab report showing:

    1. Mold species (if present)

    2. Spore counts per cubic meter

    3. Whether levels are normal, elevated, or high-risk

  4. We send you the results and walk through what they mean — so you can make a clear, confident decision before closing.

If turnaround is especially time-sensitive (like in short contingencies), let us know — we can often expedite handling and delivery.

What happens if the mold test comes back positive?

If your mold test comes back “positive,” it means the lab detected elevated mold spore levels indoors — higher than normal when compared to the outdoor air sample.

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Don’t panic — this doesn’t necessarily mean the home is unsafe or unsalvageable. It just means there’s likely hidden mold growth or lingering spores in the air that should be addressed before you move in or proceed with the purchase.

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Here’s what typically happens next:

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🧪 We Review the Report With You

The lab report (from Sporecyte) shows:

  • What types of mold are present (e.g., Aspergillus, Penicillium, Stachybotrys)

  • The concentration of spores per cubic meter

  • Whether levels are normal, borderline, or elevated

  • Health risks associated with each species (if applicable)

 

We explain what’s meaningful, what’s common in Southeast Idaho homes, and what may need further investigation.

 

🧱 We Investigate the Source (if unknown)

Mold doesn’t grow without moisture. If we didn’t already pinpoint the source, we may recommend:

 

A deeper moisture scan of crawlspaces, attics, or behind suspect walls

Checking for past leaks, ventilation issues, or plumbing failures

 

🛠️ We Recommend Remediation If Needed

If mold growth is confirmed, we’ll refer you to licensed mold remediation professionals who can remove contaminated materials, clean the air, and correct the underlying moisture problem.

 

In many cases, remediation is affordable and effective, especially if caught early.

 

🤝 You Have Options

If you're under contract, you can request remediation before closing, a credit from the seller, or walk away if it's more serious than expected.

 

If you're the homeowner, you can plan repairs before the problem spreads or affects air quality further.

 

At Vantage Point Inspections, we’ve helped buyers and sellers across Southeast Idaho navigate mold concerns with clarity and confidence — and our reports give you real leverage to take action without fear or confusion.

What is “black mold” and is it dangerous?

“Black mold” is a common nickname for Stachybotrys chartarum, a dark greenish-black mold that grows in areas with consistent moisture — such as water-damaged drywall, insulation, or wood framing.

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It’s known for producing mycotoxins, which can potentially cause health symptoms in sensitive individuals. But it’s important to understand that not all black-colored mold is “black mold” — and not all mold is toxic.

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🧠 So, is it dangerous?

Stachybotrys can cause symptoms like:

  • Coughing, sneezing, sinus congestion

  • Headaches or fatigue

  • Worsened asthma or allergic reactions

  • Eye or skin irritation

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However, the level of risk depends on exposure time, individual health, and concentration. Young children, elderly individuals, and people with respiratory conditions may be more sensitive.

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🧪 How do I know if it’s Stachybotrys?

You can’t tell just by looking. Many dark molds look similar — some are harmless, others aren’t. That’s why we recommend air or surface sampling with lab testing when there are signs of active growth or past water damage.

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At Vantage Point, we use Sporecyte lab analysis to identify the mold species and measure how concentrated the spores are in your indoor air.

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🚫 What to do if black mold is found

If Stachybotrys is confirmed, a licensed mold remediation professional can safely remove the contaminated materials, treat affected areas, and eliminate the moisture source that allowed it to grow.

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The bottom line? Mold is manageable — but it’s worth addressing early. Whether you're buying a home or living in one, it’s always better to test, confirm, and move forward with clarity.

Are DIY home mold test kits reliable compared to professional testing?

DIY mold test kits can seem convenient, but they’re often unreliable, unclear, and easy to misinterpret — especially compared to professional mold testing with lab analysis and expert interpretation.

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Here’s the difference:

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🧪 DIY Mold Test Kits:

  • Typically include a petri dish or settle plate that captures airborne spores over time

  • Often come with no outdoor baseline, so you can't compare indoor vs. normal spore levels

  • May detect mold that’s always present in normal air (mold is everywhere — even clean homes)

  • Don’t tell you what species is present or whether it’s toxic

  • Offer no moisture or leak detection, so they miss the source of the problem

  • Can lead to false alarms or false reassurance

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🔍 Professional Mold Testing (like ours):

  • Uses calibrated air pumps that sample a controlled volume of air

  • Always includes an outdoor baseline for scientific comparison

  • Samples are analyzed by a certified lab (we work with Sporecyte)

  • Identifies the species and concentration of mold spores

  • Paired with thermal imaging and moisture detection to identify the source

  • Results come with clear interpretation and expert advice

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🧠 Why it matters:

  • Knowing that mold is present isn't enough — you need to know:

  • Is it at harmful levels?

  • What kind of mold is it?

  • Where is it coming from, and how do I fix it?

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Only professional testing can answer those questions with confidence.

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If you’re concerned about mold in your Southeast Idaho home — especially after a leak, musty smell, or visible stains — professional testing gives you real answers and clear next steps.

Is mold growth common in homes in Southeast Idaho’s climate?

Yes, mold growth is relatively common in Southeast Idaho — especially in certain areas of the home and during seasonal weather shifts. While we don’t have year-round humidity like coastal states, our unique climate presents its own mold risks that homeowners and buyers should be aware of.

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🏔️ Why Southeast Idaho Homes Are Vulnerable:


❄️ Long, cold winters

Homes are sealed tight for warmth, which can trap moisture indoors — especially in attics, crawlspaces, and basements.
Frost, ice dams, and condensation in poorly insulated spaces can lead to hidden mold.

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💨 Dry climate with sharp temperature swings

Even in a dry region, mold thrives when moisture meets warmth and poor ventilation — like in laundry rooms, bathrooms without fans, or tight crawlspaces with dirt floors.

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🌧️ Occasional heavy rain or snowmelt

Rapid melt events or summer storms can cause seepage into basements or under foundations, especially in older homes or those with improper grading.

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🧱 Older construction materials

Many homes in Idaho Falls, Pocatello, Rigby, and Rexburg use lava rock or porous masonry foundations that can absorb and retain moisture — often leading to long-term mold issues if not sealed properly.

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🔍 Where mold most often shows up:

  • Attics with poor ventilation

  • Crawlspaces with standing water or exposed dirt

  • Under sinks or behind showers with hidden plumbing leaks

  • Window sills, cold corners, or closets with minimal airflow

  • Homes that have sat vacant or closed up for long periods

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At Vantage Point Inspections, we use moisture meters and thermal imaging to detect hidden risk areas — and we offer professional air sampling if mold is suspected or if buyers want peace of mind.

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Even in a dry climate, mold is a common issue when moisture control is overlooked. Early detection and good ventilation go a long way in keeping it under control.

Radon Testing FAQs

What is radon gas, and why is it a concern in homes?

Radon is a naturally occurring, invisible, odorless gas that forms when uranium in soil and rock breaks down. It seeps up through the ground and can enter homes through cracks in the foundation, sump pits, crawlspaces, or basement walls — especially in areas with porous soil, like much of Southeast Idaho.

 

The concern? Radon is radioactive — and prolonged exposure to high levels can increase your risk of lung cancer. In fact, radon is the second leading cause of lung cancer in the U.S., according to the EPA, and the #1 cause among non-smokers.

 

Why radon matters in Southeast Idaho:

 

Our region sits on high-risk geological zones — especially in Idaho Falls, Rexburg, Pocatello, and Rigby

 

Many homes have basements or crawlspaces where radon can accumulate

Idaho Department of Health reports elevated radon levels in a high percentage of homes across eastern Idaho

 

Can it be tested and fixed?

 

Yes — radon levels can be measured with a simple 48-hour test (which we offer at Vantage Point), and if high levels are found, a mitigation system can reduce them quickly and reliably. These systems typically involve installing a vent pipe and fan to safely reroute radon outdoors.

 

At Vantage Point Inspections, we strongly recommend radon testing for all homes with basements, crawlspaces, or slab foundations — especially during real estate transactions. It’s an easy step that gives you peace of mind about your long-term health.

Is radon really a problem in Idaho homes?

Yes — radon is a well-documented issue in Idaho, especially in Southeast Idaho. In fact, the Idaho Department of Health and Welfare has identified many counties in this region — including Bonneville, Madison, Bannock, and Jefferson — as high-risk zones for elevated indoor radon levels.

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Radon is an invisible, odorless gas that seeps up from the soil. It’s the second leading cause of lung cancer in the U.S., and the #1 cause among non-smokers, according to the EPA.

 

📊 What we see in Southeast Idaho homes:

 

  • A high percentage of tested homes in Idaho Falls, Rexburg, Rigby, Pocatello, and surrounding areas exceed the EPA’s action level of 4.0 pCi/L

  • Many homes test high regardless of age or condition — even newer builds can have elevated radon levels

  • Basements, slab-on-grade foundations, and crawlspaces all create pathways for radon to enter

 

🎯 Why testing matters:

The only way to know if a home has high radon is to test it — and results can vary significantly from house to house, even within the same neighborhood.

 

At Vantage Point Inspections, we offer professional 48-hour radon testing using continuous monitoring devices. If elevated levels are found, a mitigation system can usually bring levels down quickly and affordably.

 

Bottom line:
Yes, radon is a real concern in Southeast Idaho — but with proper testing and mitigation, it’s manageable. If you're buying or selling a home in this region, radon testing is a smart, health-conscious decision.

How common are high radon levels in Southeast Idaho?

High radon levels are very common in Southeast Idaho. In fact, several counties in this region consistently rank among the highest-risk radon zones in the state, based on data from the Idaho Department of Health and Welfare and the EPA.

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📍 Areas with frequent radon concerns:

  • Bonneville County (Idaho Falls, Ammon): Many homes test well above the EPA’s action level of 4.0 pCi/L

  • Madison County (Rexburg): Elevated levels are frequently found in both older homes and new construction

  • Bannock County (Pocatello): High-risk zone with varying soil types and common basement construction

  • Jefferson, Bingham, and Fremont Counties: Rural homes with crawlspaces and slab-on-grade foundations often test high due to exposed soil

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📊 According to state radon surveys:

  • More than 50% of homes tested in some Southeast Idaho zip codes exceed the EPA action threshold

  • High levels can be found regardless of home age, location, or condition

  • Two neighboring homes may have very different readings depending on construction details and soil

 

At Vantage Point Inspections, we’ve tested hundreds of homes across the region and regularly find readings above 4.0 — sometimes exceeding 10.0 pCi/L or higher.

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The good news? Testing is quick, and mitigation systems are effective and affordable, often reducing levels by 90% or more.

How do you test a home for radon?

At Vantage Point Inspections, we test for radon using RadonEye Pro continuous radon monitors (CRMs) — highly accurate, professional-grade detectors that deliver fast, reliable results.

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Here’s how the process works:

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🧪 1. We Set Up the Radon Monitor

We place the RadonEye Pro device in the home’s lowest livable level — usually a basement or main floor, depending on the foundation type. The monitor is positioned:

  • At least 20 inches off the floor

  • Away from exterior doors, windows, or HVAC vents

  • In a location that won’t be disturbed during the test

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⏱️ 2. The Test Runs for 48 Hours (Minimum)

RadonEye Pro collects a new air sample every 10 minutes and provides a detailed hourly breakdown. We follow EPA and ANSI guidelines, ensuring:

  • “Closed house conditions” are maintained (windows closed, HVAC operating normally)

  • The test runs for at least 48 hours — sometimes longer, depending on conditions

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📊 3. We Download and Analyze the Results

Once the testing period is complete, we retrieve the device and download the report — which includes:

  • Hour-by-hour radon levels (in pCi/L)

  • Average, minimum, and peak readings

  • Whether levels are below or above the EPA action level of 4.0 pCi/L

  • Graphs and clear interpretation you can share with your agent or builder

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✅ 4. We Advise on Next Steps (If Needed)

If your home’s radon level is elevated, we’ll explain what that means and how a certified mitigation professional can reduce it. Most systems are highly effective, and many buyers use this info to negotiate remediation before closing.

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🎯 Why We Use RadonEye Pro

  • Trusted by professionals nationwide

  • Fast-response results

  • EPA/NRPP-compliant

  • High sensitivity and data accuracy

  • Tamper-detection built in (important during real estate transactions)

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Radon testing is simple, non-invasive, and often takes place during your full home inspection. It’s one of the most important health checks you can do before purchasing a home in Southeast Idaho — and we make sure it’s done right.

How long does a radon test take to complete?

A standard radon test takes at least 48 hours to complete.

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At Vantage Point Inspections, we use RadonEye Pro continuous radon monitors that take highly accurate readings every 10 minutes during that 48-hour period. This gives us a detailed, hour-by-hour breakdown of how radon levels fluctuate in your home — and ensures you get results that are fast, reliable, and EPA-compliant.

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Why 48 hours?

The EPA recommends a minimum 48-hour sampling window to account for natural variations in radon levels due to temperature, air pressure, and ventilation. Shorter tests may not be accurate enough — especially during a real estate transaction.

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What happens during the test?

  • We place the monitor on the lowest livable level of the home (often a basement or main floor).

  • The home remains under closed-house conditions — windows and exterior doors kept closed, HVAC systems running normally.

  • After 48 hours, we return to collect the monitor and immediately download and interpret the results.

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You’ll typically receive your full report the same day we pick up the device, so you can make timely decisions before your inspection window closes.

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In Southeast Idaho, where radon levels are often elevated, this is one of the most important safety checks you can do during a home purchase — and we make it seamless.

What radon level is considered safe vs. unsafe?

The EPA action level for radon is 4.0 picocuries per liter (pCi/L) of air. If your home tests at or above this level, the EPA recommends taking steps to reduce it through professional radon mitigation.

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⚠️ Radon Level Guidelines:

  • 0.0 – 1.9 pCi/L → Low risk — No action typically needed

  • 2.0 – 3.9 pCi/L → Borderline — Consider mitigation, especially if children, elderly, or sensitive individuals live in the home

  • 4.0 pCi/L or higher → EPA action level — Mitigation recommended

  • 8.0+ pCi/L → High — Immediate attention advised; often seen in parts of Southeast Idaho

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🧠 Why these levels matter:

Radon is the second leading cause of lung cancer in the U.S. It’s odorless, colorless, and can accumulate indoors without any noticeable symptoms — especially in basements, crawlspaces, and slab-on-grade homes.

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Even lower levels may pose a risk over time, which is why some health agencies — including the World Health Organization — recommend mitigation at levels above 2.7 pCi/L.

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At Vantage Point, we provide detailed reports with hour-by-hour results using our RadonEye Pro monitors — so you can see exactly how levels change and whether action is needed. If your levels are elevated, we’ll guide you on next steps and mitigation options.

What if a home’s radon levels are high – what can be done?

What if a home’s radon levels are high – what can be done?

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If a home’s radon levels test at or above the EPA action level of 4.0 pCi/L, the good news is: it can be fixed. High radon isn’t a deal-breaker — it’s a solvable issue through professional radon mitigation.

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🛠️ What is radon mitigation?

A mitigation system uses a vent pipe and fan to safely pull radon gas from beneath the home and vent it outdoors, where it quickly disperses. These systems are:

  • Highly effective (often reduce levels by 90% or more)

  • Quiet and energy-efficient

  • Low-maintenance, with a continuous operation fan

  • Usually installed in a few hours

  • Often cost between $1,200–$1,800 in Southeast Idaho​

 

🏡 Common system types:

  • Sub-slab depressurization: for homes with concrete floors or basements

  • Crawlspace encapsulation + venting: for homes with exposed dirt or gravel crawlspaces

  • Systems can be installed discreetly, often near utility areas or exterior walls

 

✅ Next steps if your radon levels are high:

  1. Get a detailed report — Vantage Point provides hour-by-hour readings from our RadonEye Pro monitors

  2. Share results with your agent or seller

  3. Negotiate mitigation before closing, or request a credit

  4. Follow up with a licensed radon mitigation contractor

  5. Retest after installation to confirm the system is working properly

 

In Southeast Idaho — where many homes naturally test high — radon mitigation is a common, expected fix. We help our clients navigate the process with confidence, whether they’re buying, selling, or already living in the home.

Should every house be tested for radon, or only those with basements?

Should every house be tested for radon, or only those with basements?

Every home should be tested for radon — not just homes with basements. While basements tend to have higher radon levels because they’re below ground, radon can enter any home, including those with:

  • Crawlspaces

  • Slab-on-grade foundations

  • Daylight or garden-level basements

  • New construction and older homes alike

 

Radon enters through cracks, gaps, or openings in the foundation — and even a home with no basement can have dangerous levels.

 

🧱 In Southeast Idaho:

  • We’ve seen elevated radon levels in all types of homes, including single-story ranch homes and newer builds on slabs

  • Local soil composition and geology (especially in Bonneville, Madison, and Bannock counties) makes radon intrusion common across the region

  • Some homes with no basement have tested above 10.0 pCi/L

 

🎯 Bottom line:

You can’t predict a home’s radon level based on its layout or age — the only way to know is to test it.

 

At Vantage Point, we recommend radon testing for every home inspection, regardless of the foundation type. Our RadonEye Pro monitors give fast, accurate results so you can make informed decisions before you buy.

Do I need a radon test in a new home or one without a basement?

Yes. Even if the home is brand new or built without a basement, radon testing is still important — especially in Southeast Idaho, where naturally high radon levels are common across all foundation types.

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🧱 Radon can enter any type of home:

  • Slab-on-grade homes: Radon seeps through cracks or expansion joints in the concrete

  • Crawlspaces: Open soil or poorly sealed vapor barriers allow gas to enter and rise through the floor

  • Daylight basements or partial basements: Still below-grade and vulnerable

  • New construction: Even with passive mitigation features, many still test high without active systems

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🚫 Common misconception:

“I don’t have a basement, so I don’t need to test.”
Unfortunately, that’s not true. Radon is a gas — not a liquid — and it doesn’t need a full basement to build up indoors. We've tested plenty of newer homes and single-story slab homes in Idaho Falls, Rigby, and Pocatello with levels well above 4.0 pCi/L, the EPA’s action threshold.

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✅ Why testing still matters:

  • Radon risk varies house to house, even next door

  • New homes are built tighter, which can trap radon more easily

  • Testing before move-in gives you leverage to request mitigation from the builder

  • It’s inexpensive, fast, and could prevent a long-term health risk

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At Vantage Point, we include professional radon testing using RadonEye Pro monitors as part of our Premium Package or as a standalone service — and we strongly recommend it for all homes, regardless of age or layout.

Can I use a DIY radon test kit instead of hiring a professional?

You can use a DIY radon test kit — but it’s often less accurate, slower, and harder to interpret than professional testing. If you’re making a major decision like buying or selling a home, professional testing is the better choice.

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🔍 DIY Kits:

  • Use charcoal canisters or passive collectors

  • Require you to mail samples to a lab

  • Results take 7–10 days or more

  • Don’t provide hour-by-hour readings

  • Can be compromised by humidity, placement errors, or delays in shipping

  • No tamper protection — important in real estate transactions

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🧪 Professional Testing (like we offer at Vantage Point):

  • Uses RadonEye Pro continuous monitors for fast, precise results

  • Delivers a full report with hourly radon levels

  • Includes tamper detection for real estate compliance

  • Results in 48 hours or less

  • Interpreted by a licensed home inspector — not just a lab technician

  • Follows EPA & ANSI standards for testing protocols

 

🎯 Bottom line:

DIY kits may give you a rough estimate — but when it comes to your health, your home, or a six-figure transaction, you need accurate, trusted data. We’ve tested homes in Southeast Idaho that showed safe levels with a DIY kit but came back high on a professional monitor.

For peace of mind and negotiating power, professional testing is a smart investment.

Sewer Scope Inspection FAQs

What is a sewer scope inspection?

A sewer scope inspection is when a trained inspector uses a specialized, high-resolution camera to examine the home’s main sewer line — the underground pipe that carries wastewater from the house to the city sewer or septic system.

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At Vantage Point Inspections, our sewer scope involves running a waterproof camera through the sewer cleanout (or another accessible drain) to visually inspect the condition of the pipe, typically from the house to the street.

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📹 What we’re looking for:

  • Blockages or clogs (from grease, roots, or collapsed pipe sections)

  • Pipe damage like cracks, offsets, bellies (low spots), or separations

  • Root intrusion (tree roots growing through pipe joints — a major problem in older homes)

  • Poor pipe slope that causes standing water

  • Old or failing materials like Orangeburg, clay, or cast iron

  • Signs of improper repairs or DIY plumbing connections

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🛠️ Why it matters:

Sewer line problems are costly to fix — often $3,000 to $10,000 or more — and they’re completely underground, so you won’t see or smell them until there’s a major backup.

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We frequently recommend sewer scope inspections on:

  • Older homes (built before the 1980s)

  • Homes with large trees nearby

  • Properties that have had long vacancies or prior plumbing issues

  • Any home where the buyer wants peace of mind

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At Vantage Point, our sewer scope includes a video recording, screenshots of any issues, and clear repair recommendations. You’ll know exactly what you’re buying — or what to ask the seller to fix.

Why would I need a sewer line inspection before buying a house?

Because a home’s sewer line is one of the most expensive systems to repair — and the least visible. You can’t see it, smell it, or test it during a walkthrough, but if it’s damaged or blocked, it could cost you $3,000 to $10,000+ in surprise repairs after closing.

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That’s why we recommend a sewer scope inspection before buying any home, especially if it’s:

  • Built before the 1980s (many used clay or cast iron pipes prone to failure)

  • Surrounded by mature trees, which can send roots into the line

  • Been vacant or poorly maintained

  • Showing slow drains or frequent backups

  • In a neighborhood known for soil movement or shifting lines

 

🔍 A sewer scope can reveal:

  • Root intrusion

  • Collapsed or cracked pipes

  • Standing water from bellies or slope issues

  • Old, deteriorating materials (like Orangeburg or clay)

  • DIY plumbing patches that won’t last

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🛠️ Why it matters:

Without a sewer inspection, you’re buying that pipe as-is — and if it fails after closing, it’s your responsibility. Most standard home inspections don’t include a sewer scope, but we offer it as an add-on or as part of our Premium Package for a reason: it can save you thousands and give you real peace of mind.

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We include a video recording of the entire inspection, plus snapshots and a simple breakdown of any issues found — so you can negotiate repairs before closing or budget for upgrades down the line.

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Bottom line: If you wouldn’t buy a home without checking the roof, don’t skip the sewer line either — it’s just as critical and far more hidden.

When should a sewer scope be done during a home purchase?

A sewer scope should be done during your home inspection period — ideally at the same time as the general home inspection. This ensures that any issues found can be negotiated or repaired before closing.

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At Vantage Point Inspections, we often perform the sewer scope on the same day as the home inspection so your agent and you have a complete picture of the home's condition early in the process.

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🔄 Why timing matters:

  • If major issues are found (like collapsed pipes or root intrusion), you’ll have time to:

  • Request repairs or credits from the seller

  • Reconsider the purchase, if the cost or risk is too high

  • Bring in a plumber for repair quotes before your inspection contingency expires

 

🕒 Don’t wait until after closing:

Once the sale is final, you own the entire sewer line, and repairs — even under the sidewalk or street — are your responsibility. Catching problems before you close can save thousands of dollars and give you peace of mind.

 

If you're booking a home inspection, we can bundle the sewer scope, radon, and mold testing into one Premium Package for comprehensive protection — especially important for homes with basements, trees, or aging infrastructure in Southeast Idaho.

What problems can a sewer scope detect in the line?

A sewer scope inspection uses a specialized camera to inspect the inside of the main sewer line — and it can reveal serious, costly issues that aren’t visible from inside the home.

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At Vantage Point, we perform sewer scopes to help buyers catch problems early and avoid unexpected repairs. Here’s what we commonly find:

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🚧 Common Issues a Sewer Scope Can Detect:


🌳 Root intrusion

Tree roots often grow into clay or cast iron pipes through joints or cracks, causing clogs or pipe breaks.

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🕳️ Cracks, fractures, or breaks

Shifting soil, poor installation, or old age can cause structural damage to the pipe — leading to slow drains or backups.

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⬇️ Pipe bellies

Low spots or "sags" in the line where waste and water can collect, increasing the risk of clogs or slow flow.

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🔄 Offset or misaligned joints

Sections of pipe that don’t line up properly — common in older homes or poorly backfilled trenches — can cause debris buildup and eventual failure.

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💧 Standing water

Indicates poor slope, bellies, or blockages — a warning sign of future clogs or slow drainage.

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🧱 Corrosion or deterioration

Especially common in older homes with cast iron or Orangeburg pipe (a tar-paper composite used until the 1970s), which can collapse or flake from the inside out.

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🛠️ Poor or DIY repairs

Improper patchwork, non-code fittings, or duct tape “fixes” that can fail under normal usage.

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🏠 Why it matters:

Sewer repairs can range from $3,000 to $15,000+ depending on the issue — and most problems aren’t visible until something backs up into the home. A sewer scope gives you visual proof, documentation, and negotiating power before you close.

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We include screenshots, a full video recording, and clear explanations in every report — whether the line is clean, flawed, or failing.

How is a sewer scope performed (will you need to dig or remove anything)?

No digging required — a sewer scope inspection is completely non-invasive.

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At Vantage Point Inspections, we use a specialized waterproof camera on a flexible cable to examine the home’s main sewer line from the inside. The camera is inserted through an existing sewer cleanout or other accessible drain — usually in the basement, crawlspace, utility room, or outside the home.

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🔍 Here’s how the process works:

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1. Locate the cleanout:
We find the most accessible point to enter the sewer line — typically a capped pipe near the home’s foundation or utility area. If we can't access the sewer line from a cleanout, we ususally try and go through the roof.

 

2. Insert the camera:
The scope camera is gently fed through the sewer pipe, capturing live video footage as it travels toward the city main or septic tank.

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3. Inspect the line:
We look for root intrusion, cracks, standing water, pipe bellies, corrosion, and other issues.
You can watch the video with us in real-time or receive the footage and summary afterward.

 

4. No mess, no digging:
The process takes about 30–45 minutes, requires no demolition, and leaves the home exactly as we found it.

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📹 You’ll receive:

  • A video recording of the inspection

  • Screenshots and findings in your inspection report

  • Clear explanations of any defects or recommendations

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Bottom line: A sewer scope is a fast, non-destructive way to catch hidden, expensive issues. It’s one of the smartest things you can do when buying a home — especially one with trees, age, or unknown sewer history.

Will a sewer scope inspection disrupt or dirty the home in any way?

Not at all. A sewer scope inspection is completely clean and non-invasive. There’s no digging, no mess, and no risk of damage to the home.

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At Vantage Point Inspections, we access the main sewer line through an existing cleanout — often located in a basement, crawlspace, utility room, or outside the home. If no cleanout is available, we may use a drain opening, such as a basement floor drain or toilet flange (with permission), but we always take precautions to protect your flooring, fixtures, and finishes.

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🧼 What we guarantee:

  • No water leakage or spills — the camera travels through the pipe dry

  • No sewage pulled into the home — we’re inspecting, not cleaning

  • No damage to finishes, flooring, or fixtures

  • We use clean, professional equipment and protective mats or gloves when needed

  • Your home will look exactly as it did before we arrived

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The entire process takes about 30–45 minutes and includes a video recording and annotated report — all without disrupting the seller, buyer, or agent’s plans.

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A sewer scope is one of the most important inspections for long-term peace of mind, and we make sure it’s done with the professionalism, care, and cleanliness your clients expect.

Does a sewer scope also check the septic system (if the home has one)?

Not fully. A sewer scope inspection can evaluate the main sewer line from the house to the septic tank, but it does not inspect the septic tank itself or the drain field.

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Here’s the breakdown:

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🎥 What the sewer scope does cover:

  • The underground pipe running from the home to the septic tank

  • Root intrusion, cracks, pipe bellies, or improper slope

  • Evidence of clogs, blockages, or standing water in the line

  • Whether the pipe terminates correctly at the tank inlet

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🧱 What the sewer scope does NOT cover:

  • The condition or capacity of the septic tank

  • Whether the tank needs pumping

  • The function of baffles, risers, or filters inside the tank

  • The leach/drain field, where treated water disperses into the soil

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🧪 What we recommend:

If the home has a septic system, we strongly advise a separate septic inspection by a licensed septic professional. They can:

  • Pump the tank

  • Inspect internal components

  • Test for leaks or backup risks

  • Evaluate the drain field’s performance

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Why it matters in Southeast Idaho:
Many rural homes in this region use private septic systems — and full septic replacement can cost $8,000 to $20,000+. A sewer scope is a smart start, but it should be paired with a full septic inspection if you want the complete picture.

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At Vantage Point, we’ll let you know what we see at the entry point to the tank, and whether additional septic inspection is advised based on the sewer scope findings.

Should I get a sewer scope for a newer home or only for old sewer lines?

Yes — even newer homes can have serious sewer line issues. While old pipes are more prone to failure, we regularly find problems in brand-new and recently built homes across Southeast Idaho.

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🛠️ Common sewer issues in newer homes:

  • Construction debris (drywall mud, gravel, or trash left in the line)

  • Improper slope or pipe “bellies” caused by rushed backfilling

  • Loose connections or offset joints due to poor workmanship

  • Poor transitions between materials (e.g., ABS to PVC)

  • Blocked or hidden cleanouts

  • Root intrusion in new subdivisions near existing tree lines

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🚧 Real-world example:

We’ve scoped brand-new homes in Idaho Falls and Rigby and found sewer lines that had bellies (low areas). The contractors who installed the pipe had to come back out and redo the sewer lines before the buyers moved in.

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These issues aren’t covered by a visual home inspection and often don’t show symptoms until months later — when it’s too late to ask the builder to fix them.

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🎯 Why it’s worth it:

  • Sewer scopes cost a fraction of what repairs do

  • Help you catch issues while the builder is still responsible

  • Offer peace of mind, even if no problems are found

  • Can be included in your inspection without delaying the process

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At Vantage Point, we recommend sewer scopes for all homes — new or old — where the line hasn’t been professionally inspected. It’s one of the most important and affordable add-ons you can choose during the buying process.

How much does a sewer scope inspection typically cost?

A sewer scope inspection typically costs between $150 and $300, depending on your location, access to the sewer line, and whether it’s performed as part of a home inspection or on its own.

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At Vantage Point Inspections, we offer sewer scopes for just $150 when added to a home inspection — making it one of the most affordable ways to protect yourself from unexpected repairs.

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💡 Why it’s worth it:

  • Sewer repairs can cost $3,000–$10,000+

  • Most home inspections don’t include sewer scopes by default

  • Even newer homes can have hidden defects underground

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Our inspection includes:

  • A full video recording of the sewer line

  • Screenshots and summary of any issues found

  • Clear recommendations to help you negotiate or plan ahead

 

Whether the home is 5 years old or 75, a sewer scope is one of the best returns on investment in the inspection process. You’ll know exactly what’s going on under the home — with no guesswork.

What happens if the sewer scope finds roots, cracks, or other issues?

If the sewer scope finds problems like roots, cracks, bellies, or pipe damage, you’ll receive:

  • A video recording of the issue

  • Screenshots and notes pinpointing the location and severity

  • A written summary with recommendations for next steps

 

At Vantage Point Inspections, we don’t just show you the problem — we help you understand what it means and what to do about it.

 

🛠️ If you’re buying the home:

You can use the sewer scope report to:

  • Negotiate repairs or credits with the seller

  • Ask the seller to bring in a licensed plumber for a second opinion

  • Request a price reduction, especially if repairs are urgent

  • Decide whether the home still fits your budget or risk tolerance

 

🚫 If the issue is serious:

For major root intrusion, collapsed sections, or line replacement needs, we’ll recommend:

  • Getting a repair estimate from a licensed plumber

  • Reviewing home warranty or insurance coverage (if applicable)

  • Planning for post-closing repair, if you still choose to move forward

 

⚠️ Common next steps:

  • Minor root intrusion: Often cleared with hydro-jetting or root treatment

  • Cracks or bellies: May require spot repair or line replacement

  • Offsets or bad slope: Usually need trenching and pipe re-leveling

  • Collapsed or deteriorated pipes: Full line replacement is typically recommended

 

Sewer line repairs can be costly — but knowing about them before you close puts you in control. Our sewer scope gives you the evidence you need to protect your investment.

Multi-Family Home Inspection FAQs (Duplex, Triplex, Fourplex)

Do home inspectors also inspect multi-family properties like duplexes?

Yes. At Vantage Point Inspections, we regularly inspect multi-family properties, including duplexes, triplexes, and fourplexes. These inspections are more detailed than a single-family home because each unit typically has its own systems, layout, and safety requirements.

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🧰 What’s included in a multi-family inspection:

We thoroughly evaluate each individual unit, as well as the shared or structural systems, including:

  • Roof, siding, windows, and foundation

  • Separate electrical panels, HVAC systems, and plumbing

  • Kitchens, bathrooms, laundry hookups, appliances (if included)

  • Egress windows, smoke/CO detectors, fire separation walls

  • Common areas, garages, crawlspaces, and attics

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🧠 Why it matters:

Multi-unit properties can hide duplicated issues — like water pressure problems, improperly wired panels, or fire safety gaps. We help you identify costly repairs, code concerns, and investment risks before you buy.

​

You’ll receive:

  • A detailed inspection report covering each unit

  • Photos and explanations of any defects

  • Optional add-ons like radon testing, sewer scope, and mold testing for each structure

​

Whether you’re an investor, a first-time house-hacker, or buying a multi-family as your primary residence, our inspections are designed to give you clarity and confidence before you close.

Will you inspect a triplex or fourplex (multi-unit property)?

Yes! At Vantage Point Inspections, we routinely inspect triplexes, fourplexes, and other small multi-family properties. Whether you're an investor or an owner-occupant, we provide a thorough evaluation of each unit and the overall structure so you can make an informed decision before closing.

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🧰 What’s included in a triplex or fourplex inspection:

We inspect each individual unit as if it were a standalone home — including:

  • Roof, exterior, and foundation

  • Interior rooms, kitchens, and bathrooms

  • Plumbing, HVAC, and electrical systems

  • Smoke/CO detectors, egress, and safety

  • Shared walls, attics, basements, and crawlspaces

  • Garages, storage areas, and common spaces (if applicable)

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📋 What you’ll receive:

  • A detailed, unit-by-unit report with photos and explanations

  • Clear identification of major issues, deferred maintenance, and safety concerns

  • Optional services like radon testing, mold testing, and sewer scopes for each structure

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🎯 Why it matters in Southeast Idaho:

Many triplexes and fourplexes in Idaho Falls, Pocatello, and Rexburg are older or have been converted over time. We frequently uncover issues with:

  • Improper fire separation between units

  • Outdated or overloaded electrical panels

  • Shared sewer lines with tree root intrusion

  • Ventilation or attic insulation issues affecting all units

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Whether you're house-hacking or investing, a professional inspection helps protect your purchase and gives you leverage for negotiations — especially when multiple units are involved.

Is the inspection process different for a duplex/triplex vs. a house?

Yes, the inspection process for a duplex, triplex, or fourplex is more involved than for a single-family home. While the core systems we inspect are similar, multi-family properties require a separate evaluation of each unit, as well as an assessment of the shared structure and utilities.

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At Vantage Point Inspections, we follow the same high standards — but we adapt the process to cover multiple living spaces, duplicated systems, and unique safety requirements.

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🧰 What’s different in a multi-unit inspection?


🏠 Multiple Kitchens, Bathrooms & Systems

Each unit typically has its own plumbing, HVAC, electrical panel, and appliances. We inspect every room and system in each unit, not just one representative space.

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🔌 Multiple Electrical Panels or Shared Utilities

We verify whether systems are separately metered or shared — and check for any unsafe crossover wiring or overloading.

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🔥 Fire Separation & Safety Features

We inspect for required fire-rated walls, ceilings, and doors, as well as smoke/CO detectors in each unit and proper egress from all bedrooms.

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🚪 Tenant-Occupied Access Considerations

If the building is rented, we may need to coordinate access to all units with the seller or property manager.

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📋 What you’ll receive:

  • A full inspection report for the entire building, with clear callouts for each unit

  • Photos and findings broken down unit by unit

  • Optional add-ons like radon testing, mold testing, or sewer scope for each dwelling (recommended)

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💡 Why it matters:

Multi-unit properties often look fine on the surface, but hidden issues — like one unit missing insulation or an unpermitted basement unit — can affect safety, code compliance, or financing.

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Our process ensures you know what you’re getting into before you invest.

Do I need a separate inspection for each unit in a multi-family building?

No — you don’t need to book separate inspections for each unit. A qualified home inspector (like us at Vantage Point Inspections) will inspect every unit as part of one comprehensive multi-family inspection.

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That said, we treat each unit as its own living space — evaluating all the individual systems, safety features, and potential defects within that specific space.

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🧰 What’s included in a multi-family inspection:

  • Whether it’s a duplex, triplex, or fourplex, we inspect:

  • Each kitchen, bathroom, bedroom, and living area

  • Every furnace, water heater, panel, and appliance

  • Fire separation walls, egress windows, and smoke/CO detectors

  • Shared systems like roof, foundation, siding, crawlspaces, and attics

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📋 You’ll receive:

  • One organized report, with findings clearly labeled by unit

  • Photos and notes broken down per space

  • A clear overview of shared vs. individual system conditions

 

🔍 Optional Add-Ons:

You can request radon, sewer scope, or mold testing for the entire structure or per unit, depending on layout and concerns.

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At Vantage Point Inspections, we specialize in thorough multi-family evaluations that give you a complete understanding of the property — without needing to schedule or pay for separate inspections.

Will the inspection report cover each individual unit separately?

Yes. At Vantage Point Inspections, when we inspect a multi-family property — like a duplex, triplex, or fourplex — your inspection report will clearly separate findings by unit so you can see exactly what’s happening in each living space.

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📋 What to expect in the report:

  • Photos and notes labeled by unit (e.g., “Unit A – kitchen sink leak,” “Unit B – missing smoke detector”)

  • Clear identification of which systems serve each unit (separate HVAC, shared water heater, etc.)

  • A breakdown of safety, maintenance, and repair concerns per unit

  • Summary sections for shared/common systems, such as the roof, crawlspace, exterior, or garage

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💡 Why this matters:

  • Makes it easier to negotiate repairs for specific units

  • Helps you identify tenant-specific risks or upgrades needed

  • Gives you a complete view of the building’s condition — not just a general summary

​

We inspect multi-family properties with the same level of detail and clarity we bring to single-family homes — ensuring you have the information you need to make confident decisions, protect your investment, and plan your next steps.

Are there common issues in rental or multi-unit homes you look out for?

Yes. Multi-family and rental properties — including duplexes, triplexes, and fourplexes — often come with a unique set of wear-and-tear, safety, and code-related issues. At Vantage Point Inspections, we pay close attention to these concerns to help you spot hidden costs, liability risks, and maintenance issues before you close.

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🔍 Common issues we frequently find in multi-unit homes:


🔌 Electrical overload or shared circuits

Tenants sometimes add space heaters, ACs, or extension cords. We often see overloaded panels, double-tapped breakers, or unsafe DIY wiring.

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🚿 Plumbing wear and cross-unit leaks

With multiple kitchens and bathrooms, we often find dripping faucets, slow drains, under-sink leaks, or signs of past flooding that wasn't disclosed.

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🧱 Poor or missing fire separation

We check for proper fire-rated walls, ceilings, doors, and attic barriers between units — a common code violation in converted older properties.

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🚪 Egress & safety concerns

Missing egress windows in basement units, non-functional smoke/CO detectors, and improper stair railings are frequently flagged.

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💨 Ventilation and HVAC issues

Improper ductwork, shared systems not designed for multi-unit loads, or blocked returns that affect air quality and comfort.

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🧰 Deferred maintenance or tenant repairs

Units may have loose outlets, patched drywall, or worn flooring that’s not obvious during showings but becomes clear on a full inspection.

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🌧️ Shared exterior and roofing concerns

We often find siding rot, roof drainage issues, or foundation cracks that affect multiple units but haven’t been addressed due to shared responsibility.

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💡 Why it matters:

These issues can lead to surprise repair costs, code violations, or safety concerns — and may even affect rental licensing or insurance.

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We give you a clear, unit-by-unit report with detailed findings, helping you:

  • Budget for future repairs

  • Negotiate with sellers

  • Plan safe, code-compliant improvements

  • Avoid unexpected tenant complaints after move-in

 

Bottom line: Multi-unit properties can be excellent investments — but only if you know exactly what you’re buying. Our inspections uncover the details that photos and listing descriptions don’t show.

Can all units be inspected in a single day or visit?

Yes — in most cases, we can inspect all units of a multi-family property in a single day. Whether it’s a duplex, triplex, or fourplex, our team at Vantage Point Inspections is equipped to perform a full, thorough inspection of each unit and the shared systems during one scheduled visit.

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🕒 What determines the timeline:

  • Number of units and square footage

  • Whether units are occupied or vacant (access and coordination)

  • The age and condition of the property

  • Add-on services like radon, sewer scope, or mold testing

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For example:

  • A duplex usually takes 3–4 hours total

  • A triplex or fourplex may take 5–6+ hours, depending on complexity

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We coordinate to minimize disruption and ensure every room, appliance, and system is inspected thoroughly — with photos and notes broken down by unit.

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✅ Tips for same-day completion:

  • Ensure all units are accessible at the scheduled time

  • Notify tenants in advance, if the property is occupied

  • Confirm utilities are turned on (water, power, heat)

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At Vantage Point, our goal is to deliver complete clarity in a single, efficient visit — so you get your full report fast and can move forward with confidence.

Older Home & Local Issues FAQs

What is a lava rock (basalt) foundation in older Idaho homes?

A lava rock foundation — also known as a basalt or volcanic stone foundation — is a type of masonry foundation made from natural basalt rock, which is abundant in Southeast Idaho due to the region’s volcanic history.

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These foundations are most commonly found in homes built in the early 1900s to 1940s in cities like Idaho Falls, Pocatello, and Blackfoot, where lava rock was a readily available, inexpensive building material.

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🧱 What does a lava rock foundation look like?

Large, irregular black or dark gray stones mortared together

Often used for basement or crawlspace walls

May be visible from the home’s exterior or in the interior foundation walls

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⚠️ Common concerns with basalt foundations:

While durable, lava rock foundations are more prone to certain issues compared to poured concrete or block:

  • Cracking or shifting due to poor mortar or ground movement

  • Loose or deteriorated mortar joints (especially if original mortar was lime-based)

  • Moisture intrusion through gaps in stonework

  • Difficulty anchoring modern structural or seismic reinforcements

  • Harder to insulate or waterproof effectively

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Not all basalt foundations are problematic, but their performance depends on installation quality, age, and maintenance history.

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🔍 What we check during inspection:

At Vantage Point Inspections, we examine lava rock foundations for:

  • Structural movement or bulging walls

  • Moisture stains, mold, or musty odors in basements/crawlspaces

  • Signs of settlement or water entry

  • Areas where repointing or reinforcement may be needed

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If you’re buying a home with a lava rock foundation, we’ll help you understand its condition and whether any repairs, reinforcements, or moisture mitigation may be necessary — so you can move forward with confidence.

Are old lava rock/basalt foundations safe or structurally sound?

They can be — but it depends on their condition. Lava rock (or basalt) foundations, common in early 1900s–1940s homes in Southeast Idaho, were built using natural volcanic stone and mortar. While these materials are naturally strong, the structural integrity depends on how well they were built, maintained, and protected from moisture over the years.

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✅ When they’re generally sound:

  • Mortar joints are tight, solid, and well-maintained

  • No visible bulging, shifting, or settling of the walls

  • The interior shows no major moisture intrusion, efflorescence, or mold

  • The home has had proper drainage and grading to divert water away from the foundation

  • Any repairs or reinforcements have been made professionally with appropriate materials

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⚠️ When they may be a concern:

  • Mortar is crumbly, loose, or missing between stones

  • Stones are visibly shifting, bowing, or separating

  • There are signs of water damage, mold, or excessive humidity in the basement or crawlspace

  • Past repairs were done with incompatible materials (e.g. hard cement on soft lime mortar)

  • The foundation was never updated for modern structural or seismic standards

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🔍 What we look for during inspection:

At Vantage Point Inspections, we assess:

  • The overall stability of the basalt wall structure

  • Signs of settlement, moisture entry, or patchwork repairs

  • Whether the foundation is still performing its structural function — or if it may need repointing, reinforcement, or drainage upgrades

 

💡 Bottom line:

A lava rock foundation isn’t automatically a red flag — many are still functioning well after 100+ years. But due to their age and materials, they require careful evaluation and sometimes specialized maintenance.

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We’ll help you understand what’s normal, what’s repairable, and what might require further evaluation by a structural or masonry specialist — so you can make an informed decision.

What concerns should I have about a stone or basalt foundation?

Stone and basalt (lava rock) foundations — common in older homes across Southeast Idaho — can be durable, but they come with specific risks due to age, material, and construction method. Knowing what to watch for helps prevent structural surprises and costly repairs.

​

⚠️ Common concerns with basalt or stone foundations:


1. Deteriorated Mortar

Over time, original lime-based mortar can dry out, crumble, or wash away, leading to loose stones or small collapses.

​

2. Water Intrusion

Basalt and mortar joints are porous. Without proper exterior drainage, moisture can seep in, causing mold, efflorescence (white salt stains), or indoor humidity.

​

3. Structural Shifting or Bulging

Poor soil conditions, freeze-thaw cycles, or age-related wear can cause the wall to bow, bulge, or settle unevenly — especially in corners or under load-bearing walls.

​

4. Hard-to-Anchor Construction

Securing framing, retrofitting with insulation, or adding shear reinforcement is more difficult with irregular stone, making basement finishing or seismic upgrades more complex.

​

5. Mixed or Patchwork Repairs

Older homes often have layers of past fixes — from incompatible mortar to concrete “band-aids” — which can hide deeper issues or cause new cracking.

​

6. Vapor & Energy Inefficiency

Stone foundations are often drafty and uninsulated, making them less energy-efficient and harder to seal properly for living space conversions.

​

🧰 What we evaluate during inspection:

​

At Vantage Point Inspections, we check for:

  • Loose or shifting stones

  • Cracked, missing, or crumbling mortar

  • Signs of past water damage or poor drainage

  • Structural movement or wall deflection

  • Improper or incompatible repairs

 

🧱 Should I avoid a basalt foundation?

Not necessarily. Many have lasted over a century and are still performing well — but they need to be evaluated carefully and may require specialized maintenance compared to newer concrete foundations.

We’ll help you understand whether it’s cosmetic, minor, or something to investigate further with a masonry or structural specialist.

What is polybutylene plumbing, and why is it a concern?

Polybutylene (PB) plumbing is a type of plastic water supply piping used in many homes from the late 1970s through the mid-1990s. It was marketed as a low-cost, flexible alternative to copper — and was installed in millions of homes across the U.S., including many in Southeast Idaho.

​

Unfortunately, polybutylene has a history of failing without warning, which is why it's now considered a high-risk material by most home inspectors, insurers, and plumbing professionals.

​

🚫 Why polybutylene is a concern:
 

1. Prone to Deterioration

Over time, the pipe material reacts with chlorine and other disinfectants in municipal water, which can cause the interior of the pipe to become brittle and flake — eventually leading to ruptures or leaks.

​

2. Cracks at Fittings

Even if the pipe itself looks okay, the plastic or crimped metal connectors often degrade or crack — especially where pipes turn or branch.

​

3. Leaks Often Go Undetected

Polybutylene leaks often start small and hidden, behind walls or under floors, leading to water damage, mold, or rot before anyone notices.

​

4. Difficult to Insure

Many insurance companies won’t write new policies or may exclude water damage coverage if polybutylene plumbing is present.

​

5. Home Sale Complications

Buyers and agents may request full replacement or seller credits — and some lenders may flag it as a disclosure issue.

​

🔍 How to identify polybutylene:

  • Typically gray, blue, or black flexible piping

  • Found in basements, crawlspaces, near water heaters, or under sinks

  • Often stamped with “PB2110” on the pipe

 

🧰 What we do during inspection:

At Vantage Point Inspections, we:

  • Visually identify polybutylene piping wherever accessible

  • Note the presence, extent, and condition of PB lines

  • Recommend full replacement or further evaluation by a licensed plumber if found

 

💡 Bottom line:

If a home has polybutylene plumbing, it doesn’t mean it’s already leaking — but it does pose a significant long-term risk, especially for buyers using financing or planning renovations. Replacing it with modern PEX or copper lines is usually the safest move.

During what years were polybutylene pipes used in homes?

Polybutylene pipes were commonly installed in U.S. homes from the late 1970s through the mid-1990s — with peak usage between 1980 and 1995.

​

In Southeast Idaho and other growing markets during that time, polybutylene was often used in:

  • Single-family homes

  • Townhomes and condos

  • Manufactured and mobile homes

  • Rental properties and multi-family buildings

 

🛠️ Key timeline:

  • Late 1970s: Introduced as a low-cost alternative to copper

  • 1980s–Early 1990s: Widely installed in new construction

  • 1994–1996: Use rapidly declined after class-action lawsuits and increasing reports of failures

  • Post-1996: Most builders stopped using it entirely; many homes began being re-piped

 

💡 Why it matters:

If you're looking at a home built between 1978 and 1996, especially in areas with rapid development during that era, there's a strong chance it may have original polybutylene plumbing — or at least partial remnants behind walls or in crawlspaces.

​

During your inspection, we’ll look for gray or blue flexible plastic piping marked “PB2110” and let you know if polybutylene is present — so you can plan for repairs, negotiate replacements, or avoid future plumbing surprises.

How can I tell if a home has polybutylene pipes installed?

To identify polybutylene (PB) plumbing, look for gray, blue, or black flexible plastic pipes — often installed between 1978 and 1996 — typically marked with the code “PB2110.”

​

Here’s where and how to spot it:

​

🔍 Where to check for polybutylene:

  • Crawlspace or unfinished basement: Look for main water supply lines coming through the floor or foundation

  • Water heater area: Check hot/cold water connections

  • Under sinks or behind access panels: PB may connect to shutoff valves

  • Main water shutoff valve: Sometimes visible at the water entry point

  • Exposed utility walls: Laundry rooms or garages may have visible piping

 

🔎 What polybutylene looks like:

Color:    Usually gray, sometimes blue or black
Material:    Flexible plastic tubing, about ½" to 1" in diameter
Markings:    Often stamped with “PB2110” or similar
Fittings:    May have crimped metal rings or plastic barbed connectors
 

⚠️ Things to watch out for:

  • Even if copper or PEX is visible in the home, PB may still exist behind walls or underground

  • Some homes have a mix of repaired and original plumbing — always ask the seller for documentation

  • Partial replacement is common, but full re-pipes are more reliable

​

At Vantage Point Inspections, we carefully check all visible plumbing areas during your home inspection and note any signs of polybutylene — so you’re not caught off guard by insurance restrictions, hidden leaks, or repair costs later on.

Is it risky to buy a house that has polybutylene pipes?

Yes — buying a home with polybutylene (PB) pipes does carry risk, but the key is understanding that risk upfront and planning accordingly. Polybutylene was once a popular plumbing material, but it’s now known for its tendency to fail without warning, and that’s what makes it a concern for buyers, insurers, and lenders.

​

🚨 Why it’s considered risky:


1. Hidden leaks and sudden failures

PB pipes can develop microfractures from chemical reactions with chlorine and oxidants in public water. These cracks weaken over time and can lead to major leaks — often behind walls or under floors.

​

2. Homeowners insurance issues

Many insurance companies will:

  • Refuse coverage on homes with PB pipes

  • Exclude water damage claims caused by PB leaks

  • Require a full re-pipe before issuing a policy

​

3. Lower resale value or deal-killers

Buyers may:

  • Walk away once PB is discovered

  • Request a credit for re-piping

  • Use it to negotiate a lower sale price

​

4. Cost of replacement

A full re-pipe using PEX or copper can cost $4,000–$12,000+, depending on the home’s size and layout.

​

💡 When it may still make sense:

  • If the home is priced accordingly and you budget for re-piping

  • If the PB has been professionally replaced in key areas

  • If you’re planning a full renovation anyway

  • If you can secure insurance with clear terms

 

🔍 What we do at Vantage Point Inspections:

  • Identify visible PB pipes

  • Check for PB2110 stamp codes

  • Examine fittings and transition points

  • Flag partial vs. full replacement

  • Recommend follow-up with a licensed plumber if PB is found

 

Bottom line: Buying a home with polybutylene isn’t always a deal-breaker, but it’s a high-stakes plumbing issue that requires clear eyes, a solid budget, and a trustworthy inspection. We help you make that call confidently — before you're locked in.

Will a home inspection report point out polybutylene piping if present?

Yes. If polybutylene piping is visible during the inspection, a professional home inspector — like our team at Vantage Point Inspections — will identify it and call it out clearly in your report.

​

We look for gray, blue, or black flexible plastic pipes stamped with PB2110, and we inspect key access points like:

  • Water heater connections

  • Crawlspaces and basements

  • Under sinks and near shutoff valves

  • Utility rooms and exposed wall sections

​

📋 In your inspection report, we’ll include:

  • Photos of the visible piping

  • A clear statement confirming the presence of polybutylene

  • Notes on where it was found and how much was visible

  • A recommendation to consult a licensed plumber if appropriate

  • An explanation of potential insurance, resale, and repair considerations

​

🧠 Why this matters:

Polybutylene is a known risk factor in older homes, especially in Southeast Idaho. Many buyers and lenders expect it to be disclosed. If left unaddressed, it could lead to insurance issues, surprise leaks, or buyer remorse.

​

At Vantage Point, we inspect thoroughly — not just for function, but for long-term confidence. If PB pipes are present, we make sure you know before you close, not after.

What is knob-and-tube wiring found in some old homes?

Knob-and-tube (K&T) wiring is an early type of electrical wiring commonly used in U.S. homes from the 1880s to the 1940s. You’ll sometimes find it in older homes in Southeast Idaho, especially in attics, crawlspaces, or behind walls that haven’t been fully remodeled.

​

It gets its name from the ceramic knobs that support the wires and the ceramic tubes that guide wires through wood framing. Unlike modern wiring, K&T has:

  • No ground wire (only hot and neutral)

  • Insulation made from cloth or rubber that can dry out or become brittle

  • Wiring that runs separately (hot and neutral are not bundled)

​

⚠️ Why knob-and-tube is a concern today:


🔥 Fire risk

K&T wiring wasn’t designed to handle the electrical load of modern homes (microwaves, TVs, ACs). Overheating and brittle insulation can lead to arcing or fire.

​

🚫 No grounding

Without a ground wire, K&T lacks protection for modern appliances and offers limited shock protection.

​

❌ Insurance complications

Many insurers will:

  • Refuse coverage or require removal

  • Charge higher premiums

  • Exclude electrical fire coverage

​

🧰 Often modified unsafely

Over time, homeowners may have spliced K&T into modern wiring without proper junction boxes, creating hidden hazards.

​

🔍 What we do during inspection:

 

At Vantage Point Inspections, we:

Look for visible K&T wiring in attics, basements, and panels

Note the condition of insulation and any unsafe modifications

Recommend evaluation by a licensed electrician if present

​

🧠 Bottom line:

K&T wiring doesn’t automatically mean a home is unsafe — but it does need careful evaluation. If it’s still active, we recommend budgeting for replacement, especially if you plan to upgrade appliances, remodel, or secure home insurance.

Is knob-and-tube electrical wiring safe, and will it be noted in the inspection?

Knob-and-tube (K&T) wiring is outdated and potentially unsafe by today’s standards. While it may still function in some older homes, it lacks key safety features and isn’t designed for the demands of modern appliances and electronics.

​

At Vantage Point Inspections, if knob-and-tube wiring is visible or suspected during your home inspection, we absolutely document it in the report — with clear recommendations for further evaluation by a licensed electrician.

​

⚠️ Why knob-and-tube is a concern today:

  • No ground wire — increasing the risk of shock and damage to electronics

  • Insulation deterioration — cloth or rubber insulation can become brittle, crack, or fall off

  • Incompatible with insulation — K&T should not be buried in attic or wall insulation due to fire risk

  • Frequently modified or spliced unsafely over the years

  • Not allowed in new construction under modern electrical codes

  • Insurance issues — many insurers won’t cover homes with active K&T wiring

​

🔍 What we check during inspection:

  • Visible signs of K&T in attics, basements, or near electrical panels

  • Evidence of spliced or mixed wiring (K&T connected to modern Romex)

  • Overall condition of the insulation and any fire or safety risks

We include:

  • Photos of any visible knob-and-tube

  • Notes on whether it appears active or abandoned

  • Recommendations for a licensed electrician to verify system status and safety

✅ Bottom line:

Knob-and-tube wiring is not considered safe for modern living — and while it may not fail immediately, it poses real concerns for fire risk, insurance eligibility, and future repairs. If it’s found in the home, we’ll make sure you know what it means, what to watch for, and what your options are going forward.

Do older homes in Idaho contain lead-based paint or asbestos?

Yes — many older homes in Idaho (especially those built before 1978) may contain lead-based paint, asbestos-containing materials, or both. These materials were once standard in residential construction and can still be found in homes throughout Idaho Falls, Pocatello, Rexburg, and surrounding areas.

​

🎨 Lead-Based Paint (Pre-1978 Homes):

  • Homes built before 1978 may have lead-based paint on walls, trim, windows, doors, or exteriors

  • Lead is especially dangerous when paint is chipping, peeling, or sanded during remodeling

  • Lead exposure is a serious health concern, especially for children and pregnant women

  • Federal law requires disclosure of known lead paint in homes built before 1978

  • A certified professional can conduct lead paint testing or risk assessments

​

🧱 Asbestos (Primarily Pre-1980s Homes):

Common asbestos-containing materials in older Idaho homes may include:

  • Popcorn ceilings (especially 1940s–1970s)

  • Vinyl floor tiles and old adhesives

  • Duct insulation or furnace pipe wrap

  • Cement siding (transite) or older roofing materials

  • Drywall joint compound or plaster in mid-century homes

Asbestos is most dangerous when disturbed, releasing microscopic fibers into the air — typically during renovation, demolition, or repair.

​

🔍 What we do during a home inspection:

At Vantage Point Inspections:

  • We identify possible lead or asbestos-containing materials based on age and appearance

  • We note visible damage or safety risks (like crumbling insulation or flaking paint)

  • We always recommend professional testing if asbestos or lead is suspected

  • We educate buyers on how to proceed safely and legally when remodeling

​

⚠️ Important Notes:

  • Standard home inspections do not include lab testing for lead or asbestos, but we’ll guide you to the next steps

  • These materials aren’t always dangerous if left undisturbed, but buyers should be informed

  • If you’re planning renovations, it’s especially important to test and plan for safe removal

​

Bottom line: Many older Idaho homes contain lead paint, asbestos, or both — and that’s not uncommon. With the right information and expert testing, these risks can be understood, managed, and safely addressed.

Will a home inspection identify potential lead paint or asbestos issues?

A standard home inspection will not test for lead paint or asbestos, but your inspector can identify materials and conditions that suggest a potential risk — especially in older homes built before 1980.

​

At Vantage Point Inspections, we carefully assess the age, construction type, and materials of the home to flag visible signs or high-risk areas where asbestos or lead-based paint may be present.

​

🔍 What we do during the inspection:


🧱 For Asbestos:

We’ll visually identify materials that commonly contain asbestos, such as:

  • Popcorn ceilings

  • Old vinyl floor tiles (typically 9”x9”)

  • Duct insulation or boiler pipe wrap

  • Cement board siding or roofing on older homes

 

We’ll note:

  • Damage or deterioration (like crumbling pipe wrap or friable ceiling texture)

  • Whether materials appear disturbed or encapsulated

 

🎨 For Lead-Based Paint:

If the home was built before 1978, we’ll:

Look for chipping or peeling paint, especially on windows, doors, and trim

Flag painted surfaces that may be original or unrenovated

Note whether lead-safe practices should be considered if you plan to renovate

​

🧪 What we don’t do:

  • We do not take samples or conduct lab testing

  • We cannot confirm the presence of lead or asbestos without laboratory analysis

  • We will always recommend a certified abatement or testing professional if concerns arise

​

✅ Why this matters:

  • Knowing what’s likely present allows you to:

  • Plan for safe remodeling or demolition

  • Get testing quotes before you finalize your purchase

  • Negotiate repairs, abatement, or credits with the seller

  • Make an informed decision — especially if you have children or health concerns

​

Bottom line: We help you understand where the risks are, what’s typical for the age of the home, and whether you should follow up with licensed professionals. You’ll never be left guessing about these hidden hazards.

How can I address lead paint or asbestos if they’re suspected in a house?

If lead paint or asbestos is suspected in a home — especially one built before 1978 (for lead) or 1980 (for asbestos) — it’s important to take the right steps to stay safe, avoid legal issues, and protect your investment.

​

At Vantage Point Inspections, we’ll flag possible materials or conditions that suggest either may be present. From there, here’s what to do:

​

🧪 Step 1: Get Professional Testing

  • Hire a certified lead or asbestos inspector to collect and test samples

  • Tests can target paint chips, floor tiles, insulation, duct wrap, popcorn ceilings, and more

  • Results typically come back in 1–3 business days depending on the lab

💡 Tip: Testing costs are usually between $150–$600, depending on the number of materials sampled.

​

🧯 Step 2: Avoid disturbing suspect materials

  • Don’t scrape, sand, or cut materials that may contain asbestos or lead

  • Keep areas clean and intact until testing is done

  • Avoid DIY renovations until you're sure it's safe

​

🛠️ Step 3: Mitigate or remove (if needed)

  • If materials test positive and pose a risk:

  • Hire a licensed abatement contractor for removal or encapsulation

  • For lead paint, you may also be able to seal and repaint with approved products

  • For asbestos, options include encapsulation, sealing, or full removal

​

🏠 Step 4: Document and plan

  • Save test results and mitigation records for future disclosure and resale

  • If you’re still negotiating the purchase, use the findings to request seller repairs or credits

  • Some financing types (like FHA or VA loans) may require removal or stabilization before closing

​

✅ Bottom line:

Suspected lead or asbestos doesn’t have to be a dealbreaker — but it does require smart steps, safe handling, and sometimes professional help. Testing early in the process lets you make informed, confident decisions without unnecessary risk.

Are termites or other wood-destroying pests an issue in Southeast Idaho homes?

While termites are less common in Southeast Idaho than in warmer, more humid regions, they are still a potential risk — especially in older homes or those with moisture issues. Other wood-destroying pests like carpenter ants, wood-boring beetles, and fungal decay (wood rot) are more frequently encountered and can cause significant damage if left untreated.

​

🐛 Termites in Southeast Idaho:

  • Subterranean termites are the primary type found in Idaho

  • They thrive in moist soil, crawlspaces, and wood-to-soil contact areas

  • Infestations are less frequent but still possible, particularly in older homes or properties with poor drainage

  • Risk increases near garden beds, mulch, leaking gutters, or wood decks in contact with soil

​

🐜 Other wood-destroying threats in our region:

  • Carpenter ants: Excavate wood to build nests, often in attics, crawlspaces, or damp framing

  • Wood-boring beetles: Lay eggs in wood; larvae bore deep tunnels and weaken the structure over time

  • Fungal wood rot: Caused by persistent moisture, often around plumbing leaks, crawlspaces, or exterior trim

​

🔍 What we look for during inspections:

At Vantage Point Inspections, we:

  • Check for visible signs of insect damage, frass (insect droppings), or tunnels in structural wood

  • Look for mud tubes, exit holes, or active nests

  • Evaluate moisture-prone areas where pests are more likely to thrive

  • Recommend further evaluation if conditions or signs of damage warrant it

​

While we’re not licensed pest control specialists, our inspection helps spot red flags early so you can bring in a qualified WDO (wood-destroying organism) inspector if needed.

​

💡 Buyer Tip:

If you’re buying a log home, a property with crawlspace access, or a home with known moisture history, it’s smart to ask about a WDO inspection or pest treatment history — especially before finalizing the purchase.

Does a home inspector check for termite damage or pest infestations?

Yes — a home inspector will look for visible signs of termite damage or pest infestations, but a general home inspection is not the same as a licensed pest (WDO) inspection.

​

At Vantage Point Inspections, we assess homes in Southeast Idaho for evidence of wood-destroying organisms (WDOs) like:

  • Subterranean termites

  • Carpenter ants

  • Wood-boring beetles

  • Fungal wood rot or decay

​

🔍 What we check during the inspection:

  • Visible wood damage in framing, crawlspaces, attics, decks, and garages

  • Mud tubes on foundation walls (common sign of termites)

  • Exit holes, frass (insect droppings), or soft wood

  • Moisture-prone areas where pests are more likely to infest

  • Conditions that contribute to infestations, like wood-to-soil contact, plumbing leaks, or poor ventilation

​

🚫 What we don’t do:

  • We do not perform invasive testing (e.g., opening walls or pulling trim)

  • We don’t issue an NPMA-33 form (needed for VA or FHA loans) unless you request a licensed WDO inspection

  • We may recommend further evaluation by a licensed pest control professional if evidence is found

​

✅ Bottom line:

We’re trained to identify red flags and document any visible damage or conducive conditions. If we see anything suspicious — like wood that’s soft, tunneled, or structurally compromised — we’ll flag it in the report and guide you on what to do next.

​

If you’re buying a home with a crawlspace, moisture history, or signs of pests, you may want to schedule a separate pest/WDO inspection for complete peace of mind.

Real Estate Agents'  FAQs

Can I (the real estate agent) schedule a home inspection for my client?

Absolutely. At Vantage Point Inspections, we regularly work with real estate agents who schedule inspections on behalf of their buyers or sellers. Whether you’re guiding a first-time homebuyer or a seasoned investor, we make the process fast, flexible, and agent-friendly.

​

🗓️ How it works:

  • You can schedule directly through our online scheduling page, by phone, or by email

  • We’ll confirm the appointment with you and your client

  • If needed, we’ll coordinate access with the listing agent or seller

  • You can request specific services (like radon testing, sewer scope, or the Premium Package) during booking

  • We provide a clear timeline for report delivery — typically within 24 hours

​

🧰 Agent perks:

  • Fast scheduling and flexible time slots

  • Access to our inspection portal to view reports

  • Notifications and reminders so nothing falls through the cracks

  • Custom report links you can share with your clients or transaction coordinators

  • Trusted professionalism that reflects well on your brand

​

💡 Bonus:

You can also schedule the Premium Package with one click — bundling sewer scope, radon, and mold testing for maximum client protection and negotiation leverage.

​

Whether you're representing a buyer, seller, or investor, we're here to make your job easier — with clear communication, dependable timelines, and reports that get the deal moving forward.

How quickly can you typically perform an inspection once scheduled?

At Vantage Point Inspections, we can usually perform your home inspection within 24 to 72 hours of scheduling — depending on our current availability and your location in Southeast Idaho.

​

We know that real estate timelines are tight, especially during due diligence. That’s why we offer:

  • Flexible scheduling — including mornings, afternoons, and occasional weekends

  • Online booking with real-time availability

  • The option to add services like radon, sewer scope, or mold testing with one click

  • Priority scheduling for agents and returning clients

 

🕒 Need it sooner?

We do our best to accommodate urgent requests, especially for inspections under short timelines or contracts nearing deadlines. Just call us directly — if we can make it happen, we will.

​

📄 Bonus:

All inspection reports are typically delivered within 24 hours of the inspection, so you’ll have time to review, negotiate, or move forward confidently.

​

Bottom line: Fast scheduling, clear communication, and dependable turnaround — so you and your agent can keep the deal on track without delays.

Do you have access to Realtor lockboxes (Supra eKey) for home inspections?

Yes — we are fully authorized to access homes using the Supra eKey system. At Vantage Point Inspections, we work closely with real estate professionals throughout Southeast Idaho, and we understand the importance of safe, secure, and professional access to properties.

​

🔐 What this means for you:

  • We can access lockbox-secured homes independently, even if the listing agent or seller isn’t present

  • You don’t need to rearrange your schedule just to unlock the home for us

  • We always follow MLS access protocols to protect your clients and your listing

  • You’ll receive a notification when we arrive and when the property is re-secured

​

💡 Bonus for Agents:

  • We coordinate access directly with listing agents, when needed

  • Our access allows for more flexible scheduling, including morning or mid-day slots

  • We ensure the property is locked, lights off, and fully respected after the inspection

​

Bottom line: With Supra eKey access, we make the inspection process seamless and stress-free — for buyers, agents, and sellers alike.

Will you send the inspection report to both the buyer and the agent?

Yes — with the buyer’s permission, we’re happy to send the inspection report to both the buyer and their real estate agent. At Vantage Point Inspections, we believe that clear communication between all parties helps keep transactions smooth and on track.

​

📩 Here’s how it works:

  • After the inspection, the buyer receives the full digital report within 24 hours

  • During scheduling, the buyer can authorize us to share the report with their agent

  • If permission is given, the agent receives the same professional, mobile-friendly report link

  • Agents can easily review, download, or forward the report as needed for negotiations or disclosures

​

🛡️ Respecting confidentiality:

  • The report belongs to the buyer — we only share it with others (including the agent) if authorized

  • For buyer’s agents, this is typically expected

  • For listing agents or sellers, the buyer must give explicit permission

​

💡 Why it helps:

  • Keeps everyone on the same page

  • Speeds up repair requests and negotiations

  • Helps agents advocate more effectively for their clients

  • Prevents confusion or missed follow-up

​

Bottom line: We’re here to support the buyer first — but we make sure agents have what they need (when permitted) to keep the transaction moving forward.

Can I attend the inspection with my client?

Yes — and we encourage it. As a real estate agent, attending the home inspection with your client shows you’re involved, informed, and ready to help them understand the process. At Vantage Point Inspections, we welcome agents at the inspection — whether you stay the whole time or just join us for the summary.

​

👥 Why agents attend:

  • You’ll hear key findings firsthand, directly from the inspector

  • It helps you prepare for repair requests or negotiations

  • You can assist your client in asking questions or understanding next steps

  • It shows unity and support throughout a critical part of the buying process​

 

🕒 When to arrive:

  • Come near the end for the verbal walkthrough summary. The email we send out before the home inspection will include the end time. So plan on stopping by around that time!

​

✅ What to expect:

  • A professional, respectful inspection process

  • A clear, concise review of any issues found

  • Time for questions — we’ll explain findings in plain language, with photos

​​

Bottom line: Your presence helps build trust and ensures everyone walks away with the same understanding. We value our partnerships with real estate professionals and aim to make you — and your client — look great.

Do you offer pre-listing inspections for sellers?

Yes — we offer full pre-listing home inspections for sellers who want to get ahead of surprises and sell with confidence. At Vantage Point Inspections, our seller-focused evaluations help you understand the condition of your home before it hits the market — so you can make smart repairs, avoid last-minute renegotiations, and attract serious buyers.

​

🏡 Why get a pre-listing inspection?

  • Uncover issues early — fix or disclose them on your terms

  • Build buyer trust — showing your home has been professionally evaluated

  • Avoid last-minute deal breakers — no surprises during buyer inspections

  • Price more accurately — based on actual condition, not guesswork

  • Streamline negotiations — fewer delays and re-inspection requests

​

📋 What’s included:

  • A full home inspection — just like we’d perform for a buyer

  • A clean, easy-to-read report within 24 hours

  • Optional add-ons like radon, mold, and sewer scope testing

  • A professional summary you can share with buyers, if desired

​​

🧰 Ideal for:

  • Sellers preparing for listing photos or showings

  • Agent-led pre-inspection strategies

  • Estate sales or "as-is" listings

  • Flipped or recently renovated homes

​

Bottom line: A pre-listing inspection gives you clarity, control, and leverage — helping your home stand out and close faster. Whether you’re a homeowner or a listing agent, we’re here to make the process smoother from the very start.

How can a pre-listing inspection benefit me or my selling clients?

A pre-listing inspection gives sellers a major advantage in today’s competitive market. Whether you’re a homeowner preparing to list — or a real estate agent helping a client get ready — having a professional inspection done before going on the market can save time, reduce stress, and even help you sell for more.

​

💡 Key benefits of a pre-listing inspection:


✅ 1. Uncover surprises before the buyer does

  • Avoid last-minute deal-breakers or costly renegotiations

  • Fix issues on your terms and budget, not under pressure

  • Prevent failed inspections that delay or kill the sale

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💬 2. Build trust with buyers

  • Show that you’ve taken care of the home

  • Offer the report upfront to instill buyer confidence

  • Help buyers feel more secure making an offer — even with fewer contingencies

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⏱️ 3. Speed up the selling process

  • Reduce back-and-forth on repair requests

  • Streamline appraisal, disclosures, and buyer inspections

  • Close faster, especially in tight timelines or hot markets

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💰 4. Price more accurately

  • Base your list price on the real condition of the home

  • Justify your asking price with clear documentation

  • Prevent overpricing or underpricing due to unknown issues

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🛠️ 5. Plan repairs and upgrades wisely

  • Fix the right things to increase value or marketability

  • Get quotes in advance if needed

  • Avoid paying for unnecessary upgrades

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📋 Bonus:

  • At Vantage Point Inspections, our pre-listing reports are clear, photo-rich, and agent-friendly — easy to share with buyers, include in listing packets, or reference during showings.

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  • Bottom line: A pre-listing inspection gives sellers clarity, control, and confidence — and gives buyers a reason to move quickly. It’s a small investment that can lead to a faster sale, smoother negotiations, and better final price.

Are you insured (E&O insurance) to protect agents and clients?

Yes — Vantage Point Inspections is fully insured, including Errors & Omissions (E&O) and General Liability coverage. This means both real estate professionals and clients are protected in the unlikely event of a dispute or oversight.

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🛡️ What our insurance covers:

  • Errors & Omissions (E&O): Protects agents, brokers, and clients if a major defect is missed during the inspection and causes a financial impact

  • General Liability: Covers accidents or property damage that could occur during the inspection itself (e.g., accidental water leak, damaged fixture)

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We maintain active coverage through a nationally recognized provider, and we’re happy to provide documentation upon request.

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💡 Why it matters to agents and clients:

  • Agents are protected when recommending us — your reputation and license are not at risk

  • Buyers gain peace of mind knowing they’re working with a legitimate, insured, and professional inspector

  • In the event of an issue, there’s a formal resolution process backed by coverage, not finger-pointing​

 

Bottom line: We take our responsibility seriously — and that includes protecting the people who trust us. Whether you're an agent referring us or a client scheduling an inspection, you’re in good hands.

Do you offer any guarantees or warranties that help reassure my clients?

Yes — at Vantage Point Inspections, we stand behind our work with both our reporting quality and optional protection plans. While a home inspection is a visual evaluation and not a prediction of future problems, we go further by offering tools that help your clients feel more secure.

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🔒 Here’s how we help reassure buyers:


✅ 1. Our Clarity-First Report Promise

We don’t just hand over a checklist — our custom reports are designed for clarity, accuracy, and actionable guidance. If your client ever has a question or needs help understanding something, we’re available after the inspection to walk them through the report personally.

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🧰 2. Optional Home Warranty Add-Ons

If requested, we can connect buyers with affordable warranty options that cover things like HVAC, appliances, and plumbing after move-in — especially valuable for first-time buyers who want extra peace of mind.

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🛑 3. We help reduce buyer regret

  • Our approach focuses on:

  • Explaining issues clearly — not just listing defects

  • Highlighting what’s normal, what’s fixable, and what’s serious

  • Helping clients avoid surprises that lead to post-purchase regret

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🏡 For Agents:

  • Protect your reputation with thorough, insured, and transparent reporting

  • Know that your client is working with a team who won’t leave them confused or unsupported

  • Our process helps you close confidently and cleanly, with fewer post-inspection complications

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Bottom line: While no inspection can guarantee a home will be problem-free, we deliver a process and report that helps clients make informed, confident decisions — and we stay available afterward if questions arise.

Can additional services (radon, mold, sewer, well) be scheduled through you for my client’s inspection?

Yes — Vantage Point Inspections offers a full suite of add-on services that can be scheduled at the same time as the home inspection. Whether your client needs a radon test, mold sampling, sewer scope, or well water test, we make it easy to bundle everything into one appointment — saving time, coordination, and stress.

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🔧 Add-on services available:


🌬️ Radon Testing

  • We use RadonEye Pro continuous monitors for fast, accurate readings

  • Results typically available within 48 hours

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🌿 Mold Testing

  • We collect air and surface samples and send them to Sporecyte, a certified lab

  • Includes easy-to-read digital reports with lab interpretation

  • Recommended when there’s musty odor, water damage, or health concerns

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🎥 Sewer Scope Inspection

  • Camera inspection of the main sewer line to check for cracks, roots, blockages, or slope issues

  • Highly recommended for homes older than 20 years or with questionable drainage

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💧 Well Potability Testing

  • Bacterial testing for Total Coliforms and E. coli, meeting local health standards

  • Results typically returned in 2–4 business days, depending on lab turnaround

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📋 How to schedule:

  • Add services during online scheduling or mention them when you call

  • We handle everything in one coordinated visit

  • You and your client get combined results in one inspection report portal

  • The more you bundle, the more complete the client’s picture of the home

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Bottom line: One call or click — and we take care of the rest. Whether your client is a cautious first-time buyer or a savvy investor, our add-on services offer next-level insight and protection.

Will you accommodate out-of-state buyers or those unable to attend in person?

Absolutely. At Vantage Point Inspections, we routinely work with out-of-state buyers, military families, and remote investors — and we’ve built our process to make sure you’re fully informed, even if you can’t attend the inspection in person.

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🧭 Here’s how we help:


✅ Clear, digital reporting — with photos, video, and plain-English explanations

Our reports are mobile-friendly and easy to navigate, delivered within 24 hours. You’ll see exactly what we saw — from roof to crawlspace — with high-resolution images, marked-up notes, and optional video clips of key concerns (like drainage issues or appliance performance).

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✅ Verbal summary (optional) by phone or Zoom

Can’t be there in person? No problem. We’re happy to walk you through the report by phone or video call — answering questions and highlighting what’s urgent, minor, or just cosmetic.

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✅ Coordination with your real estate agent

We work closely with your agent to:

  • Access the home (we have Supra eKey access)

  • Keep them updated on inspection timing and findings

  • Share the report (with your permission) so they can guide your next steps

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💡 Bonus for buyers:

You’ll never be rushed or left guessing

We’re available after the inspection if you have follow-up questions, even days later

This process is ideal for 1031 exchanges, relocation buyers, or those buying sight unseen

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Bottom line: Whether you're across town or across the country, our goal is to give you the same clarity and confidence you'd have if you were walking the property with us.

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