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Residential Buyer Inspections

Lakeland Home Inspections will conduct a visual inspection of the house that will be in accordance with the American Society of Home Inspectors (ASHI) Standards of Practice and Code of Ethics. The Inspection process typically takes about 3-4 hours to complete.  We strongly encourage you to accompany the inspector during the inspection. This will give you a chance to ask questions and become familiar with the systems of the home.  At the conclusion of the Inspection, a PDF file of the report will be generated and emailed to you the same day. 

In addition, our Inspections utilize Infrared thermal cameras, Carbon Monoxide combustion analysis equipment, moisture meters and electrical testing equipment to help assist in the Inspection.  These testing and inspecting procedures go above and beyond the Standards of Practice.


Items that will typically be included in an inspection are:


Grading, Drainage, Walks & Driveways, Retaining Walls, Decks & Porches


Siding, Soffit/Fascia,Trim, Windows & Doors, Storms & Screens, Steps & Stairs


Structure, Roofing Material, Flashings & Valleys, Chimneys, Appliance Flues & Gutters


Foundation, Walls, Floor Systems, Bearing Walls, Beams & Columns, Moisture


Water Supply Piping, Waste & Drain Lines, Water Heaters and Related Components, Fuel Supply Lines and Laundry Connections

Heating and Cooling Systems:

Heating Plant, Cooling System, and Distribution System, Thermostat, Filters & Auxiliary Systems

Electrical System:

Main Service Size & Installation, Main & Sub Panels, Branch Circuits, AFCI'S & GFCI'S


Rooms, Fireplaces, Windows & Doors, Walls, Ceilings, Floors, & Major Appliances


Roof Structure, Ventilation & Exhaust Fans, Flues, Plumbing Vents & Insulation


Structure, Roofing, Siding, Doors, Electrical, and Automatic Openers

ASHI Standards of practice/Code of Ethics

Residential Seller/Listing Inspections

This type of inspection is the same as a buyer inspection, except it is for the seller, also called pre-listing inspections.  Seller inspections may be a helpful option for the sellers, buyers and agents because it can eliminate all the pitfalls and hassles associated with waiting to do the home inspections  until a buyer is found.  Typically, the Inspection is paid for by the seller, usually just before the home goes on the market.  The report is available to potential buyers to review during the showings.  The report educates the buyer on the condition of the home, and lets them know what potential expenses might be incurred once they close on the home.  Then, the buyer can decide early on if the property is something they want to pursue, given the condition.  There may be some unexpected items they can live with, but others they cannot.  A 1-hour review Inspection can be purchased by the potential buyer, typically at the cost of $150 to review the entire report and answer any questions they may have.  This is also an opportunity to update the report to reflect any repairs the seller has made based on the original report.

Advantages to sellers, buyers and agents.

  • It gives the potential to move the sale along more quickly.
  • Reveals problems ahead of time so the seller can address immediate concerns, such as safety issues or radon gas problems.
  • Can help to more accurately price the home.
  • A seller inspection is an excellent gesture in forthrightness on the part of the seller.
  • The report can help to relieve buyer anxiety, by having a better understanding of the condition of the property.
  • The report might encourage the buyer to waive the inspection contingency.
  • Seller inspections reduce the need for negotiations on the offer.
  • Clean reports can be used as a marketing tool to sell homes.

Radon testing

Radon is a cancer-causing natural radioactive gas that you can’t see, smell or taste.  Its presence in your home can pose a danger to your family's health.  Radon is the leading cause of lung cancer among non-smokers.  Radon is the second leading cause of lung cancer in America and claims about 21,000 lives annually.  Test Your Home for Radon - It's Easy and Inexpensive.  Fix your home if you have a radon level of 4 pCi/L or more. 

Radon tests are an additional service that can be added at the cost of $175.  Radon tests will take a minimum of 48 hours to complete.  The test can be set up 2 days in advance of the Inspection, or set up on the Inspection day and picked up 2 days later.


How does Radon enter a home?

Radon, because it is a gas, is able to move though spaces in the soil or fill material around a home's foundation. Minnesota homes tend to operate under a negative pressure - this is especially true in the lowest portions of the home and during the heating season. This negative pressure acts as a vacuum (suction) that pulls soil gases, including radon, into the lower level of the structure. Some causes of home vacuum are:

  • Heated air rising inside the home (stack effect).
  • Wind blowing past a home (downwind draft effect).
  • Air used by fireplaces, wood stoves, and furnaces (vacuum effect).
  • Air vented to the outside by clothes dryers and exhaust fans in bathrooms, kitchens, or attics (vacuum effect).

Radon can enter a home through the floor and walls -- anywhere there is an opening between the home and the soil. Examples of such openings include dirt floor crawl spaces, unsealed sumps, cracks in slab-on-grade floors, utility penetrations, and the tiny pore spaces in concrete block walls. A basement, of course, provides a large surface area that contacts soil material.

How much does Radon Mitigation cost?

Radon mitigation costs range from $800-$2500. A typical home with a basement will be $1200-$1500. A home with a crawlspace or a combination crawlspace/basement will range from $1500-$2500.


More radon information can be found here

FLIR E6 Infrared technology


Infrared thermal cameras are used to assist with the Inspection.  This is a great tool for confirming or denying a otential issue.  The picture identifies ceiling radiant heat.

Dual image capability


Radon in Minnesota


 Zone 1 (Red) Highest Potential >4pCi/L.
Zone 2  (Orange) Moderate Potential 2 to 4pCi/L.
Zone 3  (Yellow) Low Potential <2pCi/L 

Inspection agreement


Client/Phone #________________________________________________________________________________________________________________________________

Property address ______________________________________________________________________________________________________________________________

Agent/Phone# ________________________________________________________________________________________________________________________________

Email _____________________________________________________________________________ Inspection Fee ____________________________________________

Please read this agreement carefully

This agreement by and between Lakeland Home Inspections (hereinafter called the “Company”) and the clients as identified above (hereinafter whether joint or several, called the “Client”). Unless specifically contradicted by the language herein which shall control in the event of a conflict, this inspection of the subject property shall be performed by the Company for the Client in accordance with the Standards of Practice of the American Society of Home Inspectors (“ASHI”), a copy of which can be reviewed at or a copy can be provided upon request. 

The Purpose and Scope of Inspection. The Company agrees to perform a visual inspection of the subject house to provide to the Client with a written report identifying the major deficiencies. Items not specifically included in the written report and identified in this agreement are beyond the scope of the inspection and are not reviewed. No verbal statements by the Inspector shall expand the scope of this agreement or the inspection report, nor shall such statements be relied on by the Client when solicited from the Inspector at any time.

The inspection includes such items as: Sidewalks/driveways, Foundation, Drainage, Plumbing, Electrical, Materials of construction, Interior, Windows, Central air, Insulation, Heating, Crawlspace/Basement, Fireplaces, Attic, Exterior, Roof. 

The inspection does NOT include such items as: Underground utilities, Playground equipment, Pools, Elevators, Wells/springs, Tennis courts, Solar Systems, Security Systems, Septic Tanks, Drain fields, Personal Property, Cosmetic items, Water Softeners, Central Vacuum, Cesspools, Sprinkler Systems, Recreational appliances, Thermostats or timers are not checked for accuracy or calibration, Air conditioners cannot be safely checked when the outside temperature has been below 60 degrees within 24 hours. 


1.  As an example only, the inspection report will not include cosmetic items such as minor scratches, scrapes, dents, cracks, stains, and soiled, faded torn floor, wall or window coverings. The inspector is not required to move personal property, debris, furniture, equipment and carpeting or like materials which may impede access or limit visibility. Recent or existing weather conditions may also limit or restrict the results of the inspection. Major deficiencies and defects that are latent or concealed are excluded from the inspection. The inspection is not intended to be technically exhaustive. Equipment and systems will not be dismantled. The company does not guarantee that detected evidence of past or present water infiltration will not re-occur in the same or different locations at some future time.

2. The inspection is NOT a compliance inspection for past or present governmental code or regulations of any kind.

3. The inspection and report do not address and are not intended to address the possible presence of or danger of asbestos, radon gas, lead paint, other toxic or flammable chemicals, water or airborne related illness or disease, and all other similar or potentially harmful substances. The presents or absence of rodents, termites, or other insects/vermin is not covered by the inspection.

4. The inspection is not intended to be used as a guarantee or warranty, expressed or implied, regarding the adequacy, performance or condition of any inspected structure, item or system. The inspection and report are not intended to reflect the value of the premises, nor to make any representation as to the advisability or inadvisability or purchase or the suitability of use.

5.  The inspection report is not a certificate of any kind. Company shall not be construed as insuring against any defects of deficiencies not contained in the inspection report and subsequently discovered by the client. The inspection does not imply that every defect was found.

Notice of Claim: In the event of a discrepancy, problem, dispute or claim arising from the performance of an inspection from the Company and/or its Inspectors, the Client agrees to promptly notify the Company in writing by US certified mail. Any claim against Company must be received by Company, in writing, within one year of the agreement date, or such claim is waived, regardless of the date when client becomes aware of the discrepancy, problem or claim. Client guarantees the Company the right to examine the subject matter of any claim, prior to the Client’s performance of any remedial action (unless an emergency nature for the safety of person or property). This is a condition precedent to claim.

Limited Liability: The parties agree that the maximum liability of the Company, and its employees and agents, for any loss or damage, in the event the Company, or its employees or agents are negligent, in breach of contract, or otherwise at fault in the performance of its obligations, shall be limited to a sum equal to the fee of the inspection service. If a lawsuit, legal action or arbitration is filed by the Client against the Company, its inspectors or employees, and the Company and/or its inspectors successfully defend the claim of the Client, the Client agrees to pay the Company for their time defending such action, at their normal hourly rate, attorney’s fees, and court costs, and any other costs incurred in defending against such claim.

Payment: Payment is due upon completion of the inspection or the on-site inspection. There will be a $25 charge if any form of payment is subsequently dishonored.

Non-Assignment and Indemnity: The inspection and report are performed and prepared for the sole confidential and exclusive use and possession of the undersigned Client only; they do not run with the land. The Client agrees to indemnify and hold harmless the Company and the Inspector for all costs, expenses and legal fees incurred and arising out of any legal proceedings brought by any 3rd party who claims he/she relied on representation made in this inspection report and was damaged thereby.

Entire Agreement: This agreement represents the entire agreement between parties. No change or modification shall be enforced against any party unless such change or modification is in writing and signed by parties. This agreement shall be binding upon and enforceable by the parties, and their heirs, executors, administrators, successors or assigns.

Clients Presence: If a Client is not present at the time of the inspection or for any reason is unable to sign the agreement at the time of the inspection, this agreement will become part of the inspection report, and acceptance of the inspection report shall constitute acceptance of the terms herein. Client acknowledges that he or she has read this agreement in full prior to signing it and understands all terms and conditions on both sides hereof.

Client ___________________________________________________________ Agree to release a copy of the report to Agent (Initials) ________