ABIDE HOME INSPECTIONS
Thoughtful home inspections. Clear explanations.
Honest insight for your next chapter.
ROOTED IN LOS ANGELESA HOME INSPECTION FOR YOUR NEXT STEP
Buying, preparing to sell, or caring for the home you already love—we help you understand what’s in front of you.
Before you buy
Get to know the home beyond the showing. Understand visible concerns, maintenance needs, and the questions to ask before your next step.
Before you sell
See your property through an inspector’s eyes. Identify visible issues early and approach your listing with a clearer picture of the home.
While you own
Give your home a thoughtful checkup. Learn what deserves attention now and what to keep an eye on as your home and its systems age.
FOCUSED ON YOUR CONCERN
Have a specific concern? Request a focused inspection on its own or alongside your home inspection. Each service is quoted for your property and agreed scope.
A focused review of accessible areas with leaks, stains, or dampness. We document visible conditions and possible water entry points to help guide your next step.
Concealed leak sources may require further testing or access.
Request a quoteA focused review of visible roofing materials, flashings, penetrations, and drainage. Understand observed wear, damage, and areas that may need a roofer’s attention.
Inspection method depends on safe access and roof conditions. A roof certification or warranty is outside this scope.
Request a quoteA visual review of moisture concerns, ventilation, cleanliness, maintenance, and household safety conditions, with practical recommendations for follow-up.
Environmental sampling and mold, lead, asbestos, or radon testing are outside this visual scope. This review does not certify a home as contaminant-free.
Request a quoteThermal imaging of accessible surfaces to identify temperature patterns that may warrant further evaluation for moisture, insulation, or heat-loss concerns.
Results depend on site conditions. Infrared does not see through walls or confirm moisture by itself; findings may need additional testing.
Request a quoteYour written quote confirms the areas inspected, methods, access limits, report, and fee before booking. Focused inspections and expanded specialty scopes are quoted separately. The accessible roof review in a general home inspection is included in its base fee.
CLEAR PRICING, FROM THE START
For buyers, sellers, and homeowners. Start with the base fee for your property, then receive a written quote with your scope, total fee, and report delivery date.
| Property & size | Base fee |
|---|---|
| Condo unitUp to 1,500 sq ft | $450 |
| Single-family homeUp to 1,500 sq ft | $550 |
| Single-family home1,501–2,000 sq ft | $600 |
Have a larger property? Homes over 2,000 sq ft require additional inspection time and a higher fee. Contact us for a custom quote. Condos over 1,500 sq ft are also quoted individually.
Choose the scope that fits your property.
From $75
A detached garage or simple outbuilding added to a home inspection.
From $175
A review of agreed, specified findings from your prior Abide report.
Custom quote
ADUs, duplexes, triplexes, and fourplexes are quoted for their individual scope.
Custom quote
Water intrusion, roof, Healthy Homes, and infrared inspections are quoted by scope. Other services, including sewer camera, testing, and full pool/spa inspections, are quoted separately when available.
Base fees assume one dwelling with normal, safe access. Size, age, extra structures or systems, complexity, and out-of-area travel may change the fee. All adjustments are quoted before booking. Return inspections cover agreed items only; the signed agreement defines the scope and access limits.
BEYOND THE FIRST IMPRESSION
We look at the accessible systems and components that help a home work, and explain what their condition means for you.
Every property is different. Your agreed scope, safe access, and conditions on the day guide the inspection.
Tell us about your propertyVisible roofing materials, flashings, drainage, exterior walls, windows, doors, and site conditions near the home. Access and safety conditions determine the inspection method.
Integrity in every inspection
THE ABIDE APPROACH
Led by Nick Villarreal, Abide brings a hands-on construction background to home inspections in Los Angeles and surrounding communities.
Understanding how a home is put together helps us ask better questions. Our purpose is to give you useful observations and a straightforward explanation—so you can make decisions with more clarity.
Honest perspectiveFindings explained with care and context.
Practical understandingA construction-informed approach to your home.
Room for your questionsA conversation, not just a checklist.
YOUR INSPECTOR’S CREDENTIALS
Nick Villarreal brings together International Code Council (ICC) certifications and InterNACHI® training in residential systems, property conditions, and specialty inspection areas.
INTERNACHI® CERTIFIED
From the roof to the systems inside, specialized training supports a careful look at your home. Explore Nick’s additional InterNACHI certifications below.
PROFESSIONAL ASSOCIATION
CLARITY THAT GOES HOME WITH YOU
An inspection is most useful when you understand the findings. We bring observations into focus with explanations, photos, and recommendations for further evaluation when needed.
Interior · Stairway
The handrail moved when checked. A loose handrail can affect support when using the stairs.
Example findings only. This is not a completed inspection report.
SIMPLE FROM THE FIRST CONVERSATION
Share the property details, your goals, and any timing considerations. We’ll discuss the scope and quote.
Once scheduling is confirmed, we inspect accessible areas and document observations and limitations.
Review the findings, ask questions, and use the information to make a more informed decision.
OUR COMMUNITY
Serving Los Angeles and surrounding San Gabriel Valley communities. Share your address so we can confirm availability for your property.
BEFORE WE VISIT
New to home inspections?
You’re in the right place.
A general home inspection reviews readily accessible systems and components, including the roof, exterior, structure, electrical, plumbing, heating and cooling, and interior. The agreed inspection scope and conditions at the property determine what can be inspected. Limitations are documented.
Base fees are $450 for condo units up to 1,500 sq ft, $550 for single-family homes up to 1,500 sq ft, and $600 for single-family homes from 1,501–2,000 sq ft. Homes over 2,000 sq ft cost more to inspect and receive a custom quote. Condos over 1,500 sq ft, ADUs, and multi-unit properties are also quoted individually. Your scope and total fee are confirmed before booking.
Yes—let us know you would like to attend. We can coordinate a time to discuss observations and answer questions while keeping the inspection process and site access safe.
Inspection time varies with the home and the agreed scope. We’ll discuss the expected duration and report delivery when scheduling, especially if you have a contingency deadline.
No. A home inspection is a visual review of accessible conditions at the time of inspection. It cannot reveal every concealed or future defect and is not a warranty or a comprehensive code-compliance evaluation.
Yes. Request a focused water intrusion, roof, Healthy Homes, or infrared inspection using the inspection type menu below. Tell us about the concern and whether you want a standalone service or an addition to a home inspection. We’ll confirm the scope, availability, and separate fee before booking. Environmental sampling and specialized testing require a separate agreement.
LET’S START WITH YOUR HOME
Tell us a little about the property and what you need. We’ll review your request and discuss your inspection.
Integrity in every inspection
Los Angeles & the San Gabriel Valley
Abide Home Inspections