Pro Home Inspections Fresno | Home Inspection

What We Inspect

Every System. Every Time.

One flat-rate inspection covers the whole house — no upsells for the basics. Pool & spa and post-repair re-inspections available when you need them.

Roof & Attic

Shingle and tile condition, flashing, penetrations, attic framing, insulation depth, and ventilation — the #1 sun-damage zone in the Valley.

Electrical Systems

Panel type and capacity, breaker condition, grounding, GFCI/AFCI protection, and outlet testing throughout. Aging panels flagged by brand and era.

Plumbing & Water Heater

Supply and drain lines, fixture function, water pressure, leak evidence, and water heater age, venting, and CA-required seismic strapping.

HVAC

Heating and cooling operation, differential temps, ductwork condition, filter access, and remaining service life — critical in 105° Fresno summers.

Foundation & Structure

Slab and stem-wall condition, crack mapping, grading and drainage at the perimeter, and signs of movement from expansive Valley clay soil.

Interior, Windows & Doors

Operation of every accessible window and door, moisture staining, ceiling and wall condition, smoke/CO detector placement per CA code.

Pool & Spa Add-On

Pump and filtration equipment, visible plumbing, electrical bonding, heater operation, decking, and CA drowning-prevention barrier compliance.

Re-Inspection Standalone

Repairs negotiated after your report? We come back and verify every corrected item, documented with photos — before you close.

Pre-Listing Inspection

Selling? Find the issues before the buyer's inspector does. Fix on your timeline, price with confidence, and avoid renegotiation at escrow.

Every Report Includes

A Report You Can Negotiate With

400+ point visual inspection — performed to InterNACHI Standards of Practice, top of the roof to the foundation perimeter.
Photo-documented findings — every defect photographed, located, and explained in plain English. No jargon, no vague checkboxes.
Severity ratings on every item — Pass, Monitor, or Flagged, so you know instantly what's cosmetic and what's a dealbreaker.
Repair-cost context — ballpark ranges on major findings so your agent can negotiate credits with real numbers.
Live walk-through — we walk the property with you at the end and answer every question before we leave.
Digital delivery in 24 hours — mobile-friendly PDF report, shareable with your agent and lender the same day.

Why Buyers Book Us

Fresno County

Escrow timelines are short — same-week slots keep your contingency period intact.

The average Fresno inspection finds thousands in repair leverage — the report typically pays for itself many times over.

Veteran-owned and operated. We work for you — not the agent, not the seller.

Licensed & insuredInterNACHI SOP

What We Find Most

Common Problems in Fresno Homes

Based on inspections across Fresno County's housing stock — much of it built between 1950 and 1990 — these are the issues that surface most, and the ones most likely to cost you after closing if nobody catches them.

63%

HVAC Past Its Midlife

Central Valley summers run AC systems hard. Units past 12–15 years show weak differential temps and failing capacitors — a $7,000–$12,000 replacement hiding behind a working thermostat.

⚠ Major expense risk

57%

Sun-Degraded Roofing

Fresno's UV load cracks tile underlayment and dries out comp shingles years ahead of schedule. Damage is invisible from the street — and from the driveway where most buyers look.

⚠ Leak risk before failure is visible

51%

Electrical Panel & GFCI Deficiencies

Pre-1990 homes frequently carry aging or recalled-era panels, ungrounded outlets, and missing GFCI protection in kitchens, baths, and garages.

⚠ Safety + insurability issue

46%

Water Heater Age & Strapping

Water heaters past 10 years, improper venting, and missing California-required seismic straps. A quiet failure floods the garage — or worse, the hallway.

🔶 Cheap to fix, costly to ignore

41%

Foundation Cracks from Clay Soil

Valley clay swells wet and shrinks dry, working slab and stem-wall foundations season after season. Most cracks are cosmetic — the ones that aren't need to be caught now.

🔶 Needs professional judgment

38%

Grading & Drainage Toward the House

Hardpan soil and settled landscaping send irrigation and storm water at the foundation instead of away from it — the slow-motion cause of most moisture damage we find.

🔶 Fix before it spreads

34%

Attic Insulation & Ventilation Gaps

Thin or compacted insulation and blocked vents drive summer cooling bills up hundreds per year and cook roof sheathing from below.

Easy win, high impact

29%

Unpermitted DIY Work

Garage conversions, patio covers, and homeowner electrical are common in the Valley. Unpermitted work becomes your liability — and your lender's problem — the day you close.

🔶 Verify before escrow closes

24%

Pool Equipment & Barrier Issues

Aging pumps, leaking valves, unbonded equipment, and gates that don't self-latch per California drowning-prevention code. Common in Fresno's pool-heavy neighborhoods.

Add pool & spa inspection

The Process

Booked to Report in Four Steps

Book & Pay Online

Pick your home's size tier, add pool/spa if you need it, choose a date, and pay securely. Takes about three minutes.

We Inspect

Your inspector works the full 400+ point checklist — roof to foundation, every accessible system. Plan on 2–4 hours depending on the home.

Walk-Through With You

We walk the property together at the end, show you every finding in person, and answer questions until you're out of them.

Report in 24 Hours

Photo-documented digital report in your inbox within 24 hours — ready to send to your agent and negotiate with.

Plans & Pricing

Flat-Rate by Square Footage

Priced the way inspections should be — by home size, in writing, before we ever show up. No mileage fees, no report fees, no surprises at the door.

Condo / Small Home

Up to 1,000 sq ft

$200

Full 400+ point inspection
Photo-documented digital report
Live walk-through included
Report within 24 hours

Standard Home

1,001 – 2,000 sq ft

$275

Full 400+ point inspection
Photo-documented digital report
Live walk-through included
Report within 24 hours

Large Home

2,001 – 3,000 sq ft

$350

Full 400+ point inspection
Photo-documented digital report
Live walk-through included
Report within 24 hours

Estate

3,001 – 4,000 sq ft

$425

Full 400+ point inspection
Photo-documented digital report
Live walk-through included
Report within 24 hours

Pool & Spa Inspection

Equipment, bonding, heater, decking & CA barrier compliance — done in the same visit.

+ $60

Re-Inspection

Post-repair verification of flagged items from your original report, photo-documented before closing.

$100

Homes over 4,000 sq ft, multi-unit properties, and commercial buildings quoted separately — call for a fast quote. 🔒 Secure checkout powered by Stripe. Card info never touches our servers.

Book Now

Schedule Your Inspection

Pick your home's size, add anything you need, and lock in a slot. In escrow? Note your contingency deadline and we'll prioritize it.

Inspection Type *

Condo / Small Home — up to 1,000 sq ft$200

Standard Home — 1,001–2,000 sq ft$275

Large Home — 2,001–3,000 sq ft$350

Estate — 3,001–4,000 sq ft$425

Re-Inspection — repair verification$100

For homes we've already inspected. Verifies negotiated repairs before closing.

Please select an inspection type.

Add-Ons — optional

Pool & Spa Inspection+$60

Equipment, electrical bonding, heater operation & CA barrier compliance.

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Last Name *

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Phone *

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Email *

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Property Address *

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Year Built (approx.)

Preferred Date

Preferred Time

Buying, Selling, or Own It?

Anything we should know? (escrow deadline, access notes, known issues)

Order Summary

Select an inspection type above—

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✓ Secure checkout via Stripe ✓ Confirmation within 24 hours ✓ Licensed & insured

⏱ In Escrow? We Move Fast.

Inspection contingencies in California typically run 7–17 days. Tell us your deadline in the notes and we'll prioritize your slot — same-week appointments available most weeks.

🎖 Veteran Owned & Operated

Army-trained attention to detail, applied to the biggest purchase of your life. We work for you — not the agent, not the seller, not the deal.

📋 What to Have Ready

Utilities on (power, water, gas), pilot lights lit, and access to the attic hatch, electrical panel, water heater, and garage. Pets secured. Your agent can usually coordinate access — we just need the lockbox code or a contact.

📞 Prefer to Talk First?

Call or text (805) 500-6935 — 7 AM to 6 PM, seven days a week.

Know the house before you buy or sell it

Inspection Summary