Inspections across Orange County since 2003
Roof to foundation, written up in full.
Inspections, add-ons and published starting prices - and what every inspection covers.
Or call (714) 371-8422- 20,000+Inspections completed
- 23+Years inspecting
- 1,000+Hours of inspection training
ICCCertified Building Inspector
Ingraffia Home Inspections provides professional inspection services for single family homes, condominiums, commercial properties, also but not limited to: swimming pools/spas, mobile homes and more.
Ingraffia Home Inspections provide reports that are individually written. Our reports have excellent detail and many of the issues are accompanied by a photograph. We try to show you what you cannot see. We typically take about 75-100 pictures during an inspection, of which approximately half end up in the report, depending on the condition of the home. For your convenience, we e-mail your report in PDF format with-in 24 hours of the inspection, or in most cases the same day. If you are visiting us from out of town and do not have access to a computer, a printed version of the report will be made available upon request.
Inspections we offer
Published starting prices. The final figure depends on the property and is confirmed when you book.
Single family home
Starting from $500.00
The full inspection: grounds, exterior, utilities, interior, kitchen and bathrooms, roof to foundation. Final price depends on size and is confirmed when you book.
Condo, townhome or manufactured home
Starting from $350.00
The same inspection, scoped to the unit. Worth reading the association's documents alongside the report - what the HOA covers is not always where the wall is.
Commercial buildings
Starting from $600.00
Retail, office and light industrial premises, inspected to the same standard as a home and reported the same way. Scope is agreed before the visit, so the starting price is a floor rather than a guess.
Thermal imaging
Priced with the inspection
Infrared imaging for moisture behind finishes, missing insulation, overheating electrical connections and leaking duct work.
Re-inspection
25% of fee
Work done in response to an earlier report, checked and documented. Charged as a percentage of the original fee.
Added to an inspection
- Pool and spaWater, surface, deck, mechanical equipment and safety features.$150.00 to $200.00
- Raised foundationA crawl space rather than a slab: framing, posts, piers and ventilation, inspected from underneath.$150.00 to $200.00
- Additional structureA guest house, a converted garage or a second building on the same property.$100.00
Quoted on a call
- Multi-familyScope varies too much to publish one number honestly.(714) 371-8422
- Over 5,000 sq ftLarger homes are quoted on the property.(714) 371-8422
What every inspection covers
40 items across 7 areas of the property, each one visually examined and written up. This is the same vocabulary the report uses, so the page and the report read the same way.
Grounds7 items
Grading
We visually check for noticeable signs of soil settlement, erosion of soils near the foundation, noticeable signs of standing water, and to ensure that there is evidence of positive grading away from the foundation.
Driveway
Inspected for signs of settlement, abnormal deterioration, improper attachment to structures and or garage, proper sloping away from garage.
Walks
Inspected for possible hazards, improper sloping, and or visible settlement.
Patio
Inspected for physical condition, abnormal deterioration, structural, construction defects.
Fences and Walls
Operate and inspect gates, inspect for deterioration, general condition, and settlement.
Lawns/Irrigation
Ensuring proper landscape coverage and grading, inspecting irrigation system for proper operation. Example: leaking valves, missing heads, spraying onto house or structures, and zone coverage's.
Landscaping
Ensuring proper ventilation against house walls, monitoring and documenting trees that come into contact with roof and or service electrical wiring, trees under rooting foundations and flat work.
Pools and Spas4 items
Pool and Spa
(If applicable) Observing the pool/spa water clarity, pool/spa surface and overall condition, inspecting for any readily visible health and safety concerns, inspecting pool/spa deck topping and perimeter.
Mechanical Equipment
Ensuring proper operation of pool/spa pumps, blowers, heaters, electrical components, timer boxes, bleeder valves, adequate pressure, filters, stands, lights, and overall condition. "Solar heaters and panels not inspected"
Accessories
Diving board, slide, pool vac, inspected for physical condition and operation.
Safety Features
To ensure proper operation and installation of a variety of new code enforced items. Example: Anti-vortex drain covers, ground fault interrupter (GFI) devices, fencing/gates. General Health and Safety.
Exterior6 items
House Walls
Checking soils adjacent to weep screed, chipping and flaking paint, deterioration and damage, settlement cracking, shrinkage cracks, overall condition. "Pre 1978 exterior house wall paint could contain lead"
Chimney
Inspected for Improper flashing, Spark arrester, Chimney cap, condition of flue and cap, general exterior overall condition.
Foundation
Visually checked for settlement, if applicable or visible. Post tension slabs are always stamped within the garage floor concrete slab.
Roof
Inspected and checked for estimated remaining life. Inspect all flashing in the roof system, inspect all pipe collars, storm collars, air vents, power fans and accessories, check for any damage to the roof deck on the exterior and interior surfaces, complete spot checks across the roof system for straight lines, appropriate fasteners, and number of layers of existing roof, inspect gutter system to insure adequate drainage, complete an attic inspection for moisture, mold, mildew and adequate ventilation, and more..
Garage
Checked for ventilation, garage opener safety features, combustible components, electrical, door opener and overall overhead door condition, GFCI protection, water stains and water damage, interior plumbing, firewall separation and or damage, ensuring proper operation and installation of any fire doors, roof, foundation, stem walls, exterior walls, and overall structural integrity.
Other Building
If applicable, checked for structural integrity and or health and safety concerns.
Utilities8 items
Water
Water pressure, type of plumbing, general condition and operation, visible leaks.
Sewer Systems and Septic Tanks Systems
Checking overall condition and operation. Septic system not evaluated.
Electric Service
Checking and testing all electrical outlets for proper polarity "representative sample throughout the house" other outlets will be toned for polarity. Electrical panel checked and breakers tested, electrical service wires inspected, GFCI protection tested, permanently mounted light fixtures and wall switches. General health and safety regarding all interior and exterior electrical.
Gas Service
Gas meter and entry service visually checked. Inspected for active leaks, and overall condition.
Water Heater
Inspected for proper operation, health and safety, overall condition, strapping, water supply, shut offs, pressure relief piping.
Heating and Air Conditioning
Both HVAC will be operated and inspected to ensure proper operation and installation. Major components inspected would consist of, but not limited to: Furnace, evaporator cooler, thermostat, exterior condensing unit, condensing lines, and duct-work.
Laundry Room
Inspected for general condition, exhaust fans, electrical, water hookups, sinks if applicable, ventilation, floors, walls, and ceilings, water damage.
Water Softener & Water Purification Systems
Not Evaluated.
Interior8 items
Entry
Foyer floors, walls, ceilings, door and weather stripping, water intrusion, visible water leaks, visible structural defects, and overall condition.
Walls, Ceilings & Floor
Inspected for visible construction defects, visible structural concerns, cracking, settlement, damage, and overall satisfactory condition.
Interior Doors
Checked for proper operation, visible settlement and levelness, door hardware operation, and overall general condition.
Windows
Fogging window panes, visible water damage, functionality, overall condition.
Sliding Glass Doors
Inspecting for general operation, condition, and broken glass. "1965 building code required tempered glass."
Fireplace
Interior firebox, flue, general condition, ensuring no excessive creosote buildup on wood burning fireplaces. Inspecting for general health and safety related items.
Stairways
Inspection of handrails, treads and risers, overall condition and health and safety.
Attic
Insulation, electrical concerns, ventilation, duct-work if applicable, structure, wood sheathing, water stains and or damage.
Kitchen3 items
Appliances
Checking all appliances where applicable for proper operation and installation, all but not limited to, stove/oven, stove top, dishwasher, garbage disposal, trash compactor, built in wine fridge, exhaust fan, hood vent, built in microwave.
Cabinets & Counter-tops
General condition and operation.
Plumbing & Electrical
Inspecting plumbing for leaks, proper drainage and operation. Electrical checked for GFCI protection and health and safety related items.
Bathrooms4 items
Tubs and Showers
Inspected for general condition and operation.
Toilets
Proper operation, condition, leaks, properly secured to floor structure.
Electric Outlets
checked for GFCI protection, proper operation.
Floors, Walls, Ceilings
Inspected for visible structural defects, damage and or deterioration.
"Please view our Fee Schedule List to see our current prices."
A home inspection is a visual examination of what can be seen and safely reached on the day. It is not an appraisal and not a municipal code inspection, and no house passes or fails one. See the FAQ for what that means in practice.