How is the final inspection price calculated?

The starting price is adjusted for square footage, age, property type, selected add-ons, detached structures, access, and any applicable route fee. The final amount is shown and confirmed in Spectora before the appointment.

Should the client attend?

Attendance is encouraged when practical. A walkthrough near the end can help connect report language to the conditions observed at the property.

When is the report delivered?

The expected delivery window is confirmed when the service is scheduled. Timing depends on property size, condition, access, selected services, travel, and the amount of documentation required.

Focused exterior inspection

Exterior-Only Property Inspection

A defined exterior-only review for cabins, rentals, vacant homes, remote owners, listing preparation, or properties where interior access is unavailable or unnecessary.

Get Territory-Specific Pricing View All Pricing

Owner-operated by Mike GravesCalifornia service onlyScope confirmed before acceptance

Published territory pricing

Use the schedule that matches the property location.

Prices below come from the final territory guides. Final acceptance still depends on property details, safe access, route availability, selected add-ons, and the written agreement or work order.

Eastern Sierra

$175No separate mileage or travel fee in the covered local service area. Mammoth Lakes is priced separately.Open territory guide

Ridgecrest / Trona

$175No separate mileage or travel fee in Ridgecrest or Trona. California City has its own schedule.Open territory guide

California City

$225+ one $125 inspection travel feeFull and specialty inspections add one $125 travel fee per property appointment. Published Realtor field-service prices already include normal travel.Open territory guide

Mammoth Lakes

$325normal Mammoth travel includedPublished Mammoth rates include normal travel from Smart Start’s Eastern Sierra base. Parking, permits, HOA access, snow removal, specialty equipment, hazardous conditions, materials, and third-party charges remain separate when applicable and approved.Open territory guide

North Mono

$225+ one community travel fee ($100–$350)Add one applicable community travel fee per property appointment, even when several services are completed during the same visit.Open territory guide

Lake Isabella / KRV

$225+ one travel-zone fee ($250–$300)Add one travel-zone fee per property appointment. Remote roads and mountain access are accepted only when safe and practical.Open territory guide

Included scope

What the service is designed to cover.

Exterior cladding, trim, windows, doors, grading, drainage, decks, porches, visible foundation, roofline, and site conditions

Address-verified photographs and organized findings

Clear separation from a complete interior-and-exterior home inspection

Scope boundaries

What this service does not promise.

The written agreement or accepted work order controls the final scope and limitations.

Visual and non-invasive within the written inspection agreement.

Concealed, inaccessible, unsafe, shut-down, weather-limited, or owner-restricted areas are excluded and documented when applicable.

Not an engineering analysis, appraisal, code-compliance certification, environmental test, destructive investigation, or warranty.

Pools, wells, septic systems, detached structures, specialty tests, and other add-ons are included only when specifically ordered.

Ready to request service?

Send the property, route, scope, and timing.

Your request is stored privately before the website attempts email delivery.

Request Exterior-Only Property Inspection