Residential Home Inspection
A residential home inspection is a professional, non-invasive evaluation of a home's major systems and structural components. During the inspection, a qualified home inspector examines the condition, functionality, and safety of key areas of the property to help buyers, sellers, and homeowners make informed decisions.
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The inspector documents any defects, safety concerns, maintenance issues, or signs of potential future problems and provides a detailed inspection report. This report helps identify repairs that may be needed and highlights areas that should be monitored over time. We cover all major systems including the roof, attic, HVAC, plumbing, electricial, exterior, interior, appliances, basement/crawlspace, and foundations. We also offer free thermal inspections with every purchase of a home inspection!
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Home inspections are most commonly performed during a real estate transaction, but homeowners also schedule inspections for routine maintenance, pre-listing preparation, or peace of mind. All our inspectors at Arrow are InterNACHI certified, and our head inspector is a prior licensed electrician.
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A residential home inspection does not guarantee future performance of the home but provides a snapshot of the property’s condition at the time of the inspection. In our reports, we color code our defects so the report can provide an excellent roadmap of what repairs are safety related, which ones may need the involvement of a trade professional, and which ones are good "DIY" projects for a rainy day. This information can be useful during a real estate transaction so repairs or concessions can be negotiated as appropriate.
New Construction Inspection
A new construction inspection is a professional evaluation of a newly built home to verify that the construction meets safety standards, building codes, and proper installation practices. Even though the home is newly built, an independent home inspector examines the property to identify construction defects, incomplete work, or installation issues before the buyer takes ownership.
New construction inspections help ensure that the home was built correctly and that major systems are functioning properly before closing.
Inspectors look for construction defects, safety concerns, missing components, and workmanship issues that may need correction by the builder. After the inspection, the inspector provides a detailed report with photos and explanations so the buyer can request repairs before closing.
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Many buyers schedule multiple new construction inspections during the building process, including:
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Final inspection (right before closing, after construction is complete)
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11-month warranty inspection (before the builder warranty expires at month 12)
Even with municipal building inspections, a new construction inspection provides an independent third-party evaluation focused on protecting the homebuyer. Many home builders will require insurance documents from their inspector to be allowed on the premises, we are happy to accomodate these requests and are very familiar with what they need!
Condo/Townhome Inspection
A condo or townhome inspection is a professional evaluation of the interior systems and components of a condominium or townhouse. A certified home inspector examines the accessible areas of the unit to identify defects, safety concerns, and maintenance issues that could affect the property's condition or value.
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Unlike a traditional single-family home inspection, a condo or townhome inspection primarily focuses on the interior and systems within the unit, since exterior structures and common areas are often (but not always) maintained by a homeowners association (HOA). Be sure to check with your indivdual HOA docs to verify what part you are responsible for!
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The inspector documents any defects, safety hazards, installation problems, or maintenance concerns and provides a detailed inspection report with photos and explanations. A condo or townhome inspection helps buyers understand the condition of the unit before purchasing and can help homeowners identify maintenance issues before they become costly repairs.
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Even though condos and townhomes share walls and common spaces, an inspection ensures that the individual unit’s systems and components are functioning properly and safely. Not all HOA's cover all exterior elements. For example, sometimes a homeowner may be responsible for their roof replacement and maintenance or for the section of the main sewer line that leads from their home to the common community line. This can result in incredibly costly repairs and be an unpleasant surprise. It's best to investigate all these possibilities during your due diligence period so the approrpiate budgeting can be done.
Insurance Inspection
A homeowners insurance inspection is a professional evaluation of a home's condition that helps insurance companies assess risk when issuing or renewing a homeowners insurance policy. In many areas, insurance providers are increasingly requiring these inspections before approving new coverage or renewing an existing policy.
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Insurance companies use the inspection to confirm that the property is in good condition and does not present significant safety or liability risks.
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The purpose of this inspection is to identify potential insurance risks such as outdated electrical systems, aging roofs, plumbing leaks, or safety hazards that could lead to property damage or insurance claims. It is not necessarily as all-encompassing as a residential home inspection, but speaks more to what insurance underwriters ask about. We do not comment on cosmetic defects or findings that don't affect the operability of the systems.
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Once the inspection is complete, the homeowner receives a clear report documenting the visible condition of these systems. This report can then be provided to the insurance company to help support a new policy application or policy renewal.
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Homeowners insurance inspections have become more common as insurance companies increase underwriting requirements to better evaluate property condition and reduce risk exposure.
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Scheduling an inspection ahead of time can help homeowners identify issues early, complete necessary repairs, and avoid delays when securing or renewing insurance coverage.
VA Termite Inspection
A VA termite inspection, also known as a Wood Destroying Organism (WDO) inspection, is a professional inspection required for many homes being purchased with a VA home loan. The purpose of the inspection is to identify evidence of termites or other wood-destroying insects that could damage the structure of the home.
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In many states and loan scenarios, the U.S. Department of Veterans Affairs requires a termite inspection before a VA loan can close. Colorado is now one of those states were a termite inspection is required for a loan to close.
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During a VA termite inspection, a licensed inspector carefully examines accessible areas of the home and structure for signs of wood-destroying insects, including: termites, carpenter ants, powderpost beetles, wood-boring beetles, carpenter bees. ​The inspection typically includes accessible areas such as: foundation and crawl spaces, basement areas, attic framing and structural wood, exterior siding and trim, garages and attached structures, wooden decks, porches, and steps. Inspectors look for active infestations, previous damage, conditions conducive to infestation, and evidence of past treatments.
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After the inspection is complete, the findings are documented on the official NPMA-33 Wood Destroying Insect Inspection Report. This standardized form is required by lenders and is commonly used during VA, FHA, and conventional real estate transactions.
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Because VA loans have specific property requirements, scheduling a termite inspection early in the transaction can help avoid delays and ensure the loan closing stays on schedule.
Foundation Evaluation
A foundation evaluation is a professional assessment of a home's structural foundation to determine whether it is level, stable, and performing as intended. These evaluations are commonly required for certain real estate transactions, manufactured homes, and properties where lenders or underwriters need confirmation that the foundation meets structural standards.
During the inspection, we take detailed elevation measurements throughout the structure using professional-grade ZIPLEVEL PRO‑2000 High Precision Altimeter equipment. This system allows us to precisely measure floor elevations and identify any variations that may indicate settlement, movement, or structural concerns.These measurements are then analyzed to determine whether the foundation meets acceptable tolerances and structural performance standards.
To ensure accuracy and compliance with lender and federal requirements, we have partnered with Noble Engineering, a structural engineering firm licensed in Colorado. After we collect the elevation data on-site, the measurements are submitted to the engineering team for professional review. The engineer then prepares a white-label structural engineering report that documents the evaluation and provides the official determination regarding the foundation.The typical turnaround time for the engineer’s report is approximately 48 hours from the time measurements are taken, much shorter than the industry standard.
Foundation evaluations are commonly requested for: manufactured home financing and refinancing, FHA, VA, or HUD-related loan requirements, and real estate transactions where structural concerns are present. Homes showing signs of settlement or uneven flooring benefits from these reports as well - as you are provided with a proposed repair plan with a cost estimate included. Clients also use them on new construction homes as a base-line reading to monitor settlement as time goes on.
Thermal
Inspection
Thermal imaging is a technology used during a home inspection to detect temperature differences behind walls, ceilings, and floors that may not be visible to the naked eye.
Using a professional-grade FLIR thermal imaging camera, inspectors can identify potential issues such as hidden moisture, insulation gaps, air leaks, or electrical hot spots. This advanced tool helps uncover problems early, giving homebuyers a clearer picture of the property’s condition.
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During your home inspection, your inspector will use either hot or cold water while stress testing all the plumbing fixtures so any areas of concern for leaks become apparent on the thermal camera. If we suspect an area of moisture concerns or a possible leak, we investigate further with probes. These proves give us a moisture percentage reading to indicate if water is in fact intruding in areas it should not be, like your walls/ceiling.
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We also use the thermal cameras to seek out insulation issues or temperature anomalies. It also allows us to test the HVAC system for it's output (A/C or heat) or if applicable, verify radiators or baseboard heating is operable. We can also get insight into heated flooring elements as applicable.
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Our inspectors will briefly test the electrical panel with the thermal camera to verify there are no hotspots for which no other indication has been seen.
At our Arrow Home Inspections, thermal imaging is included free with every home inspection, providing an extra layer of insight and value at no additional cost.
Licensed
Radon Testing
Radon testing is one of the most important environmental tests you can perform when buying or owning a home - especially in Colorado. Radon is a naturally occurring radioactive gas that forms when uranium in soil and rock breaks down. Because it is colorless, odorless, and tasteless, it cannot be detected without specialized equipment. Radon can enter homes through small cracks in foundations, gaps around pipes, sump pits, and other openings where the structure meets the ground.
Long-term exposure to elevated radon levels is the second leading cause of lung cancer in the United States, according to the United States Environmental Protection Agency and the Centers for Disease Control and Prevention, which makes testing an important part of protecting your family’s health.
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Radon is particularly common in Colorado due to the region’s geology and high uranium content in local soils. Much of the state falls into the highest radon risk category identified by the United States Environmental Protection Agency. The Colorado Department of Public Health and Environment reports that nearly half of homes tested in Colorado have radon levels above the recommended action level of 4.0 pCi/L. Because radon levels can vary significantly from one home to the next - even between neighboring houses - the only way to know your risk is through professional testing.
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Our radon testing services are performed by fully licensed professionals certified through the National Radon Safety Board. We also use EPA-certified continuous radon monitoring devices, which are widely recognized as the most accurate testing equipment available for real estate transactions. These advanced monitors measure radon levels continuously throughout the testing period and include built-in safeguards that help verify the test conditions have not been tampered with.
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Sewer Scopes
Sewer scope inspections are one of the most valuable add-on services a homebuyer can request during a home inspection. A sewer scope involves inserting a specialized waterproof camera into the home’s main sewer line to visually inspect the condition of the pipe from the house all the way to the municipal connection or septic system. Because the sewer line is buried underground, serious problems can exist without any visible warning signs inside the home.
A sewer scope allows inspectors to identify issues such as cracks, root intrusion, pipe separations, blockages, and collapsed sections before they turn into a costly surprise.
Sewer line problems are unfortunately one of the most expensive issues a homeowner can face. Repairs often require excavation of the yard, driveway, sidewalk, or even portions of the street to access the damaged pipe.
Depending on the depth of the line and the extent of the damage, repairs can easily range from several thousand dollars to well over $10,000, and in severe cases even more if extensive digging or full pipe replacement is required. Because these issues occur underground, they are not visible during a standard home inspection without the use of a sewer camera. Identifying a damaged sewer line before closing can save buyers thousands of dollars and may allow them to negotiate repairs or credits with the seller.
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Adding a sewer scope to your home inspection provides critical information about one of the most expensive and difficult-to-access systems in the home. It’s a relatively small investment that can prevent a major financial headache after you move in - giving buyers greater confidence and peace of mind about the property they’re purchasing.
Water
Quality Testing
Water quality testing is an important service for homes that rely on private wells, helping ensure the water supply is safe for drinking and everyday use. Unlike municipal water systems, which are regularly monitored by local utilities, private well water is the homeowner’s responsibility to test and maintain.
Because contaminants in well water are typically colorless, odorless, and tasteless, problems can exist without any obvious warning signs. Professional water testing provides buyers and homeowners with clear, reliable information about what is actually in the home’s water supply.
Our water testing services analyze for several common and potentially harmful contaminants, including E. coli bacteria, total coliform bacteria, nitrates, nitrites, lead, and arsenic. These substances can enter groundwater through natural geological conditions, agricultural runoff, septic systems, or aging plumbing materials.
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Exposure to certain contaminants—especially bacteria or elevated nitrates—can pose serious health risks, particularly for infants, children, and individuals with compromised immune systems. Testing allows these concerns to be identified early so proper treatment or filtration solutions can be installed if needed.
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We offer multiple water testing packages depending on the level of analysis needed, whether you simply want peace of mind about your drinking water or need testing for a real estate transaction. Our team can also perform the specific testing required for well water properties involved in VA and FHA loan transactions, ensuring the results meet the guidelines established by the U.S. Department of Veterans Affairs and the Federal Housing Administration.
Mold Testing
(Swab and Air)
Mold testing is an important service that helps determine whether elevated mold levels may be present in a home and whether further action may be needed. While mold exists naturally in the environment, excessive indoor mold growth can occur when moisture problems are present, such as roof leaks, plumbing leaks, poor ventilation, or high humidity. Because mold often grows in hidden areas—behind walls, under flooring, or inside HVAC systems—it may not always be visible during a standard visual inspection.
Professional testing can help identify potential mold concerns and provide a clearer understanding of the home’s indoor air quality. We offer both air quality testing and surface (swab) testing depending on the situation. Air sampling measures the concentration and types of mold spores present in the air inside the home and compares them to outdoor control samples. This helps determine whether the indoor environment contains elevated mold levels. Swab testing is used when visible growth is present, allowing samples to be collected directly from surfaces and analyzed to identify the specific type of mold.
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All mold samples are analyzed through a trusted professional laboratory that provides fast turnaround times and clear, easy-to-read reports. The reports break down the findings in a way that is simple to understand, showing the types of mold detected, concentration levels, and how the indoor samples compare to the outdoor baseline. This allows clients to quickly interpret the results and determine whether any further evaluation or remediation may be necessary.
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Mold testing provides valuable information about the condition of a home’s indoor environment and can help identify hidden moisture-related problems before they become larger issues. When combined with a professional home inspection, mold testing gives buyers and homeowners an added level of confidence in the health and safety of the property.