Question 1

How much does a home inspection cost in Utah?

Accepted Answer

OnSite home inspections start at $439 ($389 for condos) and scale based on home size and age. A typical 2,000-square-foot home in the Provo or Salt Lake area runs $479–$559 depending on the year it was built. Use our instant estimator above for an exact price — no phone call required.

Question 2

Is thermal imaging really included for free?

Accepted Answer

Yes. Every OnSite inspection includes a full infrared camera scan at no additional cost. We use thermal imaging to detect hidden water leaks, missing insulation, electrical hot spots, and HVAC issues that aren't visible to the naked eye. Most Utah inspectors charge $100–$200 extra for this — we believe it should be standard.

Question 3

What areas in Utah do you serve?

Accepted Answer

We inspect homes across six Northern Utah counties: Weber, Morgan, Davis, Salt Lake, Wasatch, and Utah County. That covers the entire Wasatch Front, including Provo, Orem, Salt Lake City, West Jordan, Sandy, Draper, Lehi, Saratoga Springs, Bountiful, Layton, Ogden, Park City, Heber, and every community in between.

Question 4

How long does an inspection take, and when do I get the report?

Accepted Answer

Most inspections take 2.5 to 4 hours depending on home size and any add-on services. You'll receive a complete digital report with photos and thermal images the same day — usually within a few hours of the inspection.

Question 5

Should I add a sewer scope, radon test, or mold sample?

Accepted Answer

For older Utah homes (especially anything pre-1990), a sewer scope is highly recommended — broken or root-damaged sewer lines are a common surprise expense. Radon levels are elevated across much of Utah, so a radon test is smart for any home with a basement or finished lower level. Mold air samples are most relevant if you've noticed musty odors or visible water staining. We can bundle any of these into your inspection so you only need one visit.

Question 6

Can I attend the inspection?

Accepted Answer

Absolutely — we encourage it. The walk-through at the end of the inspection is one of the most valuable parts: your inspector will show you what they found in person, explain what matters versus what's cosmetic, and answer any questions about maintenance or future repairs.

Question 7

How quickly can you schedule an inspection?

Accepted Answer

We typically book inspections within 2–3 business days, and same-day or next-day appointments are often available. Real estate agents and buyers under tight contract deadlines should call us directly at (801) 770-2301 — we'll do everything we can to fit you in.

Question 8

Are you InterNACHI certified?

Accepted Answer

Yes. All OnSite inspectors are trained to InterNACHI's Standards of Practice — the most widely recognized credential in the home inspection industry. We carry both general liability and errors & omissions insurance.

Question 9

Do you provide reports for VA loans or FHA loans?

Accepted Answer

Our inspections are designed to give buyers a complete picture of the home, which is what most VA and FHA buyers need on top of the standard appraisal. We're not VA or FHA appraisers ourselves — those are separate, lender-ordered reports — but our inspection report can be shared with your lender, agent, or attorney without restriction.

Question 10

What if the inspection finds major issues — can I renegotiate?

Accepted Answer

Yes, that's one of the main reasons buyers get an inspection during the contingency period. If we identify significant issues — roof at end of life, foundation cracking, panel safety problems — you and your agent can use the report to ask the seller for repairs, a price reduction, or closing cost credits. We're happy to walk your agent through findings if it helps the negotiation.

Question 11

Do you do new construction inspections?

Accepted Answer

Yes. We offer pre-drywall inspections (walls open, framing/electrical/plumbing visible) and final walk-through inspections for new construction in Utah. Even brand-new homes have defects — missing insulation, improper flashing, sloppy electrical — and a third-party inspection before closing is a smart investment.

Question 12

What's the difference between a home inspection and an appraisal?

Accepted Answer

An appraisal estimates the home's market value for the lender. A home inspection evaluates the home's physical condition for the buyer. The two reports answer completely different questions: 'What's it worth?' versus 'What's wrong with it?' Most buyers need both.

Question 13

Are you code inspectors?

Accepted Answer

No. We are home inspectors, not code inspectors or code-enforcement officials. A home inspection evaluates the visible condition and function of the home's systems and components — roof, structure, electrical, plumbing, HVAC, and more — and reports what's damaged, failing, or unsafe. It is not a code-compliance inspection, and we do not cite or enforce building codes. Code enforcement is handled by your local municipal building department.

Question 14

Can I get a re-inspection after the seller does repairs?

Accepted Answer

Yes. We offer re-inspections to verify that requested repairs were completed properly. Pricing depends on the scope — usually a flat fee for a focused re-inspection of specific items, or a discounted full re-inspection if the seller did extensive work. Just give us a call.

Question 15

Do you offer pre-listing inspections for sellers?

Accepted Answer

Yes. A pre-listing inspection lets you find and address issues before your home hits the market — fewer surprises during the buyer's inspection, smoother negotiations, and often a faster close. We offer the same comprehensive report and same-day delivery for sellers as we do for buyers.

Question 16

How is a sewer scope different from a regular inspection?

Accepted Answer

A standard home inspection looks at visible plumbing — fixtures, water pressure, accessible drain lines, water heater. A sewer scope sends a camera down the main sewer line from the home to the city connection, looking for cracks, root intrusion, bellies (low spots that collect waste), and Orangeburg pipe (pre-1980 fiber pipe that fails). It's a $250 add-on that can save you $5,000–$15,000 on a sewer line replacement.

Question 17

What does a radon test involve?

Accepted Answer

We place a continuous radon monitor in the lowest livable level of the home for 48 hours. The monitor records hourly radon readings. After the test we provide a written report with the average level and EPA-recommended action thresholds. Utah has elevated radon zones — especially in Salt Lake, Davis, and Weber Counties — so testing is highly recommended for any home with a basement or finished lower level.

Question 18

How do I know which add-on inspections I need?

Accepted Answer

When you book online, our system suggests common add-ons based on the home's age, ZIP code, and property type. As a general guide: sewer scope for any home pre-1990, radon for any home with a basement, mold sample if you've seen water damage or smelled mustiness, pool/spa inspection if applicable, and termite/wood-destroying organism inspection if the lender requires it. Still unsure? Call (801) 770-2301 — we'll help you decide what's worth adding.

Frequently Asked Questions

1.How much does a home inspection cost in Utah?

2.Is thermal imaging really included for free?

3.What areas in Utah do you serve?

4.How long does an inspection take, and when do I get the report?

5.Should I add a sewer scope, radon test, or mold sample?

6.Can I attend the inspection?

7.How quickly can you schedule an inspection?

8.Are you InterNACHI certified?

9.Do you provide reports for VA loans or FHA loans?

10.What if the inspection finds major issues — can I renegotiate?

11.Do you do new construction inspections?

12.What's the difference between a home inspection and an appraisal?

13.Are you code inspectors?

14.Can I get a re-inspection after the seller does repairs?

15.Do you offer pre-listing inspections for sellers?

16.How is a sewer scope different from a regular inspection?

17.What does a radon test involve?

18.How do I know which add-on inspections I need?