Walk-Through Consultations

In a competitive market, some buyers consider skipping a full home inspection to strengthen an offer or move faster. We don’t recommend it and most real estate agents don’t either but we understand that buyers sometimes feel pressured to make that choice.

Introducing the Walk-Through Consultation

A Walk-Through Consultation is designed for buyers who want a professional set of eyes on a home during a showing, especially when they’re not planning (or not able) to schedule a full inspection before making a decision.

We’ll walk through the interior and exterior with you and your agent and share real-time observations — what stands out, what concerns us, and what we’d want you to understand before moving forward.

These are typically scheduled on short notice and are intentionally brief: no more than 30 minutes.

Because this is not a full inspection, clients should plan to take their own notes, and we strongly encourage scheduling a complete home inspection if you purchase the home.

Length
Up to 30 minutes. This takes place during a showing with the client and real estate agent present. Showings are often 15–30 minutes, so we’ll be moving efficiently and focusing on the most important visible items.

Report
No report. This is a consultation, not a full inspection. We share our observations on-site, and the client should take notes.

Tools
A flashlight (and experienced eyes). To keep a clear line between a walk-through and an inspection, we will not be doing things that could be disruptive or inappropriate during a showing. That means we will not:

• Bring ladders to access attics or roofs
• Remove electrical panel covers
• Operate specialized testing equipment as we would during a full inspection

This helps avoid issues with sellers and keeps expectations clear: walk-through consultation ≠ home inspection.

Timing
Requests often come in with very short notice. We’ll do our best to accommodate when our schedule allows.

What’s covered
We cover as much of the home as possible in the time available, focusing on major visible components and any client concerns (as time permits). What we can cover depends on:

• The size and condition of the home
• How the showing is scheduled
• Access during the visit

Price

• $200 for the first home
• $100 for each additional home when scheduled back-to-back and located within 5 miles of one another

Coordinated by
Our office coordinates with the buyer’s agent. We accompany the buyer and agent during the showing, but we do not schedule the showing ourselves. We ask that the buyer’s agent notify the listing side that an inspector will be present only to walk and talk not to perform a home inspection.

A full home inspection follows a defined Standard of Practice. A Walk-Through Consultation does not. It isn’t meant to “look like” an inspection, and it shouldn’t be treated as one. It’s simply an on-site, professional consultation to help you better understand what you’re walking into — including visible concerns and the “unknown unknowns” that can come with a quick decision.

If you’re thinking about a Walk-Through Consultation, call or text us to check availability — and if you end up purchasing the home, we’ll help you get a full inspection scheduled so you have the documentation and clarity you deserve.