Frequently Asked Questions

A home inspection is a thorough visual examination of a property's major systems and components — including the roof, foundation, electrical, plumbing, HVAC, and interior. A licensed inspector documents the condition of each system and delivers a detailed report with photos, typically within 24 hours. The goal is to give buyers, sellers, and property owners an accurate, objective picture of the property's condition.

Most home inspections take 2.5 to 4 hours, depending on the size, age, and condition of the property. Larger homes, older properties, and homes with additional structures (detached garages, finished basements, decks) take longer. We recommend planning for the full duration and being present throughout.

Yes — we strongly encourage it. Being present lets you see findings firsthand, ask questions in real time, and get a much clearer picture of the property than a written report alone can provide. You'll also learn important things about the home: where the main water shutoff is, how to maintain the HVAC system, and what to prioritize after move-in.

Home inspectors evaluate visible and accessible components only. We do not move furniture, cut into walls, or access concealed areas. Standard inspections do not include testing for radon, lead paint, mold, or pests — these are separate services. We also do not inspect swimming pools, spas, or irrigation systems unless specifically requested. If you need any of these additional services, ask us about bundling them with your inspection.

You'll receive a detailed digital report within 24 hours, complete with photos and condition ratings for every finding. For buyers, the report gives you the information you need to negotiate repairs, request a price reduction, ask for a closing credit, or — in serious cases — exit the contract. Your real estate agent can help you decide the best approach based on the findings.

Yes. New construction homes are not exempt from defects — in fact, construction errors are common. A new construction inspection (ideally conducted before the final walkthrough with the builder) gives you an independent, objective assessment before you close. We can also perform phase inspections at key stages of construction.

Radon is a naturally occurring radioactive gas that forms from uranium decay in soil and rock. It's colorless, odorless, and tasteless — completely undetectable without a test. Radon is the second leading cause of lung cancer in the United States, responsible for approximately 21,000 deaths per year. Long-term exposure to elevated radon levels significantly increases lung cancer risk.

Yes. Several Maryland counties — including Frederick, Washington, Allegany, Garrett, Carroll, and portions of Howard County — are designated EPA Zone 1 (highest radon potential). However, elevated radon levels have been found in homes across every Maryland county. The only way to know your home's radon level is to test it.

The EPA recommends taking action if your home's radon level is 4 picocuries per liter (pCi/L) or higher. Levels between 2 and 4 pCi/L warrant consideration of mitigation. There is no completely safe level of radon, but 4 pCi/L is the standard action threshold used by inspectors, real estate professionals, and mitigation contractors.

We place a certified measurement device in the lowest livable area of the home — typically the basement or first floor. The device remains in place for 48 to 96 hours under closed-house conditions (windows and doors kept closed except for normal entry and exit). After retrieval, the device is analyzed and results are typically available within 48 to 72 hours.

Elevated radon is fixable. A radon mitigation system — typically a pipe through the foundation slab connected to an exterior fan — draws radon from beneath the home and vents it outside. A properly installed system can reduce radon levels by up to 99%. Most systems cost between $800 and $2,500 to install. For buyers, elevated radon is a negotiable item — you can ask the seller to install a mitigation system before closing.

If your home was built before 1978, lead-based paint may be present. Lead paint that is intact and in good condition is generally not an immediate hazard, but deteriorating lead paint — or paint disturbed during renovation — can create dangerous lead dust. Buyers of pre-1978 homes, landlords of pre-1978 rental properties, and homeowners planning renovations should consider a lead inspection.

A lead inspection identifies the presence and location of lead-based paint throughout the property. A lead risk assessment evaluates the condition of lead paint and identifies specific hazards — deteriorating paint, lead dust, or lead in soil — that pose an immediate risk. Both are conducted by EPA-certified professionals. InspectNex is EPA lead certified and can perform both services.

Yes. Maryland's Reduction of Lead Risk in Housing law requires landlords of pre-1978 rental properties to register with the Maryland Department of the Environment, meet lead paint standards, provide lead hazard information to tenants before occupancy, and renew compliance when tenants change. Failure to comply can result in fines of up to $500 per violation per day and loss of the right to collect rent.

Schedule your inspection as soon as you're under contract. Inspection contingency windows in Maryland are typically 7 to 10 days — don't wait. Call us immediately after your offer is accepted to lock in an appointment. We serve all Maryland counties and can usually accommodate your timeline.

Yes — and this is one of the most valuable uses of an inspection report. You can ask the seller to repair specific items before closing, request a price reduction to account for needed repairs, or ask for a closing credit to handle repairs yourself. Your real estate agent will help you decide the best approach based on the findings and the market conditions.

Serious findings give you options. Depending on your contract terms, you may be able to negotiate repairs, adjust the purchase price, or exit the contract during the inspection contingency period. Not every finding is a deal-breaker — our job is to give you accurate information so you can make an informed decision. We'll help you understand which findings are significant and which are routine maintenance items.

Yes — we recommend bundling radon testing with your home inspection whenever possible. It's more convenient, and the radon device can be placed at the start of the inspection and retrieved after the required 48-hour period. Bundling also saves money compared to scheduling separate appointments.

A pre-listing inspection is a full home inspection conducted before your property goes on the market. It's the same comprehensive evaluation a buyer's inspector would perform — but you get the results first. This gives you time to address issues proactively, price your home accurately, and avoid surprises during the buyer's inspection contingency.

Knowledge is leverage. When you know your home's condition before listing, you control the narrative. You can fix inexpensive items before they become negotiating points, price around larger issues rather than being blindsided by repair demands, and disclose known conditions transparently — which builds buyer confidence and reduces the risk of deals falling through.

Most buyers will still order their own inspection — and that's fine. The goal of a pre-listing inspection isn't to eliminate the buyer's inspection; it's to reduce surprises, strengthen your negotiating position, and give you time to make informed decisions before you're under contract and on the clock.

Landlords typically need move-in inspections (to document condition at the start of a tenancy), move-out inspections (to assess damage beyond normal wear and tear), and periodic routine assessments during active tenancies. For pre-1978 properties, lead paint compliance inspections are required by Maryland law when tenants change.

A professional move-in inspection report with photos creates an objective, timestamped record of the property's condition before the tenant takes possession. If there's a dispute over security deposit deductions at move-out, this documentation is your evidence. Maryland law requires landlords to provide an itemized list of deductions within 45 days of tenancy end — a professional report makes this straightforward.

Yes. We work with landlords and property managers across all Maryland counties and offer volume pricing for portfolio owners. Contact us to discuss your portfolio and we'll put together a schedule and pricing that works for you.

You can schedule online through our contact page or call us directly at (410) 756-0277. We serve all 24 Maryland counties and can typically accommodate your timeline. For buyers under contract, call us as soon as your offer is accepted — don't wait until the last minute.

Inspection pricing depends on the size, age, and type of property. A standard home inspection typically ranges from $350 to $600. Additional services (radon testing, lead inspection) are priced separately but discounted when bundled. Contact us for a specific quote — we're transparent about pricing and there are no hidden fees.

We deliver your inspection report within 24 hours of the inspection. Reports are detailed, photo-rich digital documents that you can access, download, and share with your real estate agent or attorney.

InspectNex serves all 24 Maryland counties, including Baltimore City, Baltimore County, Anne Arundel, Howard, Montgomery, Prince George's, Frederick, Carroll, Harford, and all counties on the Eastern Shore and Western Maryland. If you're not sure whether we cover your area, call us — we almost certainly do.

Yes. InspectNex is fully licensed in the state of Maryland, InterNACHI certified, EPA lead certified, and NRPP radon certified. We carry full errors and omissions (E&O) insurance and general liability insurance. You can request proof of insurance at any time.