Frequently asked questions

A visual examination of a home's accessible systems and components: roof, structure, foundation, electrical, plumbing, heating and cooling and more. The goal is an accurate picture of the home's condition before you commit to buying it. It isn't a pass or fail test.

Packages start at $415 for homes up to 2,000 finished square feet. Pricing is based on finished square footage. Commercial inspections and specialty services are quoted individually.

You're welcome to attend, but you don't need to be there. Everything I find goes into the report, and you're welcome to call me with questions after you've reviewed it. Following me room to room from the start slows the work down and can mean things get missed.

You can walk through it, but you won't see what a trained inspector sees. After 4,500+ inspections I know where problems hide: attics, crawlspaces, behind panels, under rooflines. I also carry a thermal camera, sewer camera, moisture meters and drones.

Yes, and you should get one. New homes have defects too, sometimes significant ones. A builder's inspection is not a substitute for an independent one.

Within 24 hours of the inspection. In most cases you'll have it the same day.

It's a digital report that reads well on a phone, with plenty of photos and plain language. Every finding says what I saw, why it matters and what to do about it. You can view a sample report on this site.

No. Any thorough report includes a range of findings, from safety concerns to small maintenance items that can wait. Focus on items that affect safety, structure and major systems.

Rarely. Use the report as a tool, not a checklist. Prioritize safety hazards and major defects. For big items, consider asking for a closing credit so you control the quality of the repair. Your agent can help you decide.

A home inspection is visual and non-invasive. I don't open walls, move furniture or dig. I don't estimate repair costs, determine code compliance or give an opinion on value. Mold, lead and sewer condition need separate testing, available as add-ons.

Bob Linn has more than 25 years of hands-on construction experience in this region as a licensed general contractor and licensed plumber. He holds the Certified Master Inspector designation, was the 18th home inspector licensed in New Mexico and has performed 4,500+ inspections.

Search the New Mexico Regulation and Licensing Department's license lookup under the Board of Home Inspectors. Bob's license number is HI0018.

Yes. Active military and first responders receive $25 off a residential inspection with code SERVES25. It applies to the base inspection fee only and can't be combined with other offers.

Bob holds a New Mexico pest management license but no longer performs termite inspections. They are done by Jared's Lawn & Vector, and you can request one as an add-on when you book. They bill separately.

Clovis, Portales, Texico, Melrose, Fort Sumner, Tucumcari, Logan and the surrounding communities. Travel within 31 miles of Clovis is included, and travel fees may apply beyond 31 miles.

In Clovis, yes. Homes built before 1980 commonly have cast iron or clay laterals at or past the end of their life. Homes built after 2005 show bellies, breaks and disconnected sections from installation. The years in between are more reliable, but no home is exempt.

Yes. Expansive clay soils that move foundations, flat lots that hold water against the house, aging clay and cast iron sewer lines, PVC plumbing that is vulnerable to freeze damage, and stucco that needs regular maintenance under strong sun.

Flat and low-slope roofs are common here and not a problem in themselves, but they need more attention than pitched roofs. Ponding water, worn sealant and failed flashing are the usual weak points. Have it checked and maintained every few years.

Also called a swamp cooler, it cools by passing air over wet pads. It works well in our dry climate and costs less to run than refrigerated air, but it needs seasonal maintenance and struggles on humid days. The inspection covers its condition and operation.