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OZ Property Inspections provides several different types of proprety inspection and ancilliary services. Click on the links below to view a full description and pricing of each service.

The Comprehensive Property Inspection is technically exhaustive and can be invasive to the point of some minor destructive testing.

A Limited Visual Home Inspection is a non-invasive examination of the condition of a home.
(Please visit our home page to view this service description.)

Price Schedule

Single Family Homes  Town House  Condo 
Up to 2500 TSqft: $350  Up to 1500 TSqft: $260  Up to 1200 TSqft: $200 
2501 – 3500 TSqft: $400  1501 – 2000 TSqft: $275  1201 – 1500 TSqft: $215 
3501 – 4500 TSqft: $450  2001 – 2500 TSqft: $290  1501 - 1800 TSqft: $230 
4501 – 5500 TSqft: $500  2501 – 3000 TSqft: $305  1801 – 2100 TSqft: $245 

Permit Search
This is a buyer/owner service that provides peace of mind that repairs, remodels have been done with proper permits.

This is a seller centric inspection that provides insight into possible repair needs.

This inspection provides investors with critical information about the overall integrity of the sturcture and major systems.

Similar to the Investor Inspection but limited to major systems.

Reports on electrical and plumbing/gas systems only.

In the absence of water being supplied to the home a pressure test checks the supply plumbing integrity.

Tests for the presence of methampetamine use or production.

Home Energy Report
The Home Energy Report™ empowers current and prospective homeowners save money, live better, and help the earth by reducing energy use in their homes.

COMPREHENSIVE PROPERTY INSPECTION(This inspection is very rarely performed)

The Comprehensive Property Inspection is technically exhaustive and can be invasive to the point of some minor destructive testing. Several different trades are scheduled to take part in the inspection process. Testing includes the use of highly specialized equipment, as well as some dismantling of system components. This type of invasive inspection may also include testing of soil by a Geotechnical engineer, and/or examination of the property by a structural engineer. Examples of Comprehensive Property Inspection Scope Determine Code Compliance**
* Analyze Structural Load Bearing Capacity of Components
* Scope the Chimney Look for Underground Storage Tanks
* Examine the Efficiency of Heating and Cooling Systems
* Disassemble Furnace to Examine Heat Exchanger
* Inspect Solar Systems Inspect Saunas
* Inspect Fire Suppression System
* Test Every Electrical Wall Receptacle and Wall Switch
* Perform and Amp. Load Test on All Circuits
* Scope Main Drain Lines Inspect Septic Systems
* Operate Gas and Water Shutoff Valves and Light Gas Fireplaces
* Inspect Landscape Irrigation System
* Operate All Appliances
* Operate All Windows

The Comprehensive Property Inspection takes more than one day and up to a week or more to
complete. Inspection time varies based on the conditions and age of the property, as well as subcontractors
scheduling. This type of inspection generally costs between $2000 and $5000 or more,
again, depending on condition, size and age of the property, as well as inspection scope and
geographic region.

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Permit Search

The permit search provides the clients with an additional peace of mind. The permit search will provide information on properly permited changes, upgrades, remodels on their property. This seach is based on permits drawn between 1993-2013. This will be a valuable service when upgrades have been done but it is questionable whether or not it was done properly.
This service will be included with each Limited Visual Inspection, there will be an additional charge of $25 when paired with other services.

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Pre-Listing Inspection

A Pre-Listing Inspected home means that the seller can confirm that there are no major systems in need of immediate repair or replacement, and no known safety hazards. A Pre-Listing Inspection informs you of any defects or problems with your home so that you can address them before prospective buyers discover them. You can then take the time you need to obtain reasonable repair estimates. Show prospective buyers that you are dealing in good faith. Avoid 11th-hour negotiations and delays, and justify your full asking price by having your home pre-inspected. The Pre-Listing Inspection covers all of the same components that the Limited Visual Inspection does and is designed to allow the seller to be proactive and show potential buyers they have been proactive is addressing problems that are uncovered. The Pre-Listing Inspection report is designed to visually apealing and easy to read for viewing by potential buyers during showings. This style inspection starts at $225 for single family properties. For pricing please call or email OZ Property Inspections.

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Investor Inspection

This inspection is similar to the Limited Visual Inspection; however the focus is on the major components of the home and the interior components as a whole. The difference is where the Limited Visual Inspection breaks down the interior into several different sections and the investor inspection does not. The interior is still assessed and problems noted. This style inspection typically costs $150 - $200. The following components are inspected: Roof Outer Walls/Exterior Cooling Systems Electrical Panels Grounds Garage Water Heater Heating Plumbing Structural Attic Interior Bathrooms Electrical Lighting

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Major Systems Check

This is the same as an Investor Inspection but the interior and bathroom sections are eliminated. This style inspection typically costs $125 - $175.

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Utility Inspection

This inspection checks electrical and plumbing only. Typically this inspection will cost $100.

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Plumbing Pressure Test

For those inspections that don’t or can’t have water turned on OZ Property Inspections offers a plumbing pressure test. This is a process where air is introduced into the water supply system to simulate a system under pressure with water. 30-40 PSI of pressure is applied to the system and can be supplied to the whole system or to the hot and cold sides separately. This pressure level would need to be maintained in the system for a certain period of time to receive a passing grade. The cost of a pressure test is $100 if performed in conjunction with a home inspection, $150 if performed separately.

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Methamphetamine Testing

OZ Property Inspections offers this testing but it is very rarely performed. OZ always encourages clients to request information on drug related police calls to the property if there are concerns. If the local police department confirms drug related calls to the home but cannot confirm the presence of methamphetamine at the time then this type of testing could provide further information and peace of mind. The cost of methamphetamine testing is $90 per swab, typically only one swab is needed. 

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Home Energy Report

Many homeowners could save hundreds of dollars every year without really changing their lifestyle. InterNACHI’s Home Energy Report™ provides simple, basic, prescriptive measures that millions of homeowners can take to reduce their energy bills, while making their homes more comfortable, and use that money for something they really want. The InterNACHI Home Energy Report™ is an Internet-based tool that enables inspectors to estimate a home's energy costs and generate an online report that provides recommendations on how to save energy, increase comfort, and protect the environment. The cost of a Home Energy Report is $50 if performed in conjunction with a scheduled home inspection, $100 if performed separately.

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