Pricing by Square Footage:

• Up to 2,000 sq ft — $400

• 2,001–3,000 sq ft — $450

• 3,001–4,000 sq ft — $500

• Over 4,000 sq ft — Add $50 per additional 1,000 sq ft

A comprehensive top-to-bottom evaluation of the home's major systems and components, including the roof, structure, foundation, electrical, plumbing, HVAC, and visible interior and exterior elements.

Includes:

• Detailed digital report with photos

• Same-day or next-day report delivery

• Infrared thermal imaging when conditions permit

Preferred Client Rate : $199 for homes up to 2,000 sq ft

Standard Returning Client Rate: $250 for homes up to 2,000 sq ft
Additional 1,000 sq ft: +$50

Designed exclusively for past Obsidian clients, this annual inspection helps identify maintenance concerns, monitor previously noted items, and protect your investment year after year.

Book within 45 days of your initial inspection to lock in the Preferred Client Rate. After 45 days, the Standard Returning Client Rate will apply.

$125

If certain areas or systems were inaccessible during the original inspection due to stored belongings, locked spaces, or utilities not being operational, a return visit can be scheduled to inspect those items.

$150

A focused inspection of the roof covering, flashing, penetrations, drainage, and other visible components to identify damage, wear, and potential areas of concern.

Ideal for homeowners, buyers, or sellers who want a professional assessment of the roof’s condition and remaining lifespan.

$125

An evaluation of the home's heating and cooling systems, including the furnace, air conditioner, and visible ductwork.

We assess overall condition, operation, and any visible concerns related to performance, safety, and efficiency.

$125

A targeted inspection of the electrical system, including the main panel, visible wiring, outlets, and accessible components.

We identify potential safety concerns, outdated materials, and conditions that may require further evaluation.