No separate mileage or travel fee in the covered local service area. Mammoth Lakes is priced separately.
Buyer and homeowner inspection
Residential Home Inspection
A thorough owner-operated inspection of visible and accessible home systems, with photo-rich findings organized around significant defects, safety concerns, and maintenance priorities.
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.
| Size | Eastern Sierra | Ridgecrest / Trona | California City | Mammoth Lakes | North Mono | Lake Isabella / KRV |
|---|---|---|---|---|---|---|
| Under 1,000 sq. ft. | $300 | $300 | $300+ one $125 inspection travel fee | $450normal Mammoth travel included | $300+ one community travel fee ($100–$350) | $300+ one travel-zone fee ($250–$300) |
| 1,001–1,500 sq. ft. | $375 | $375 | $400+ one $125 inspection travel fee | $525normal Mammoth travel included | $400+ one community travel fee ($100–$350) | $400+ one travel-zone fee ($250–$300) |
| 1,501–2,000 sq. ft. | $425 | $425 | $450+ one $125 inspection travel fee | $575normal Mammoth travel included | $450+ one community travel fee ($100–$350) | $450+ one travel-zone fee ($250–$300) |
| 2,001–2,500 sq. ft. | $475 | $475 | $500+ one $125 inspection travel fee | $625normal Mammoth travel included | $500+ one community travel fee ($100–$350) | $500+ one travel-zone fee ($250–$300) |
| 2,501–3,000 sq. ft. | $525 | $525 | $575+ one $125 inspection travel fee | $695normal Mammoth travel included | $575+ one community travel fee ($100–$350) | $575+ one travel-zone fee ($250–$300) |
| 3,001–4,000 sq. ft. | $625 | $625 | $675+ one $125 inspection travel fee | $795normal Mammoth travel included | $675+ one community travel fee ($100–$350) | $675+ one travel-zone fee ($250–$300) |
| 4,001–5,000 sq. ft. | $725 | $725 | $775+ one $125 inspection travel fee | $895normal Mammoth travel included | $775+ one community travel fee ($100–$350) | $775+ one travel-zone fee ($250–$300) |
| Over 5,000 sq. ft. — manual quote | Manual quote | Manual quote | Manual quote+ one $125 inspection travel fee | Manual quotenormal Mammoth travel included | Manual quote+ one community travel fee ($100–$350) | Manual quote+ one travel-zone fee ($250–$300) |
No separate mileage or travel fee in Ridgecrest or Trona. California City has its own schedule.
Full and specialty inspections add one $125 travel fee per property appointment. Published Realtor field-service prices already include normal travel.
Published 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.
Add one applicable community travel fee per property appointment, even when several services are completed during the same visit.
Add one travel-zone fee per property appointment. Remote roads and mountain access are accepted only when safe and practical.
Included scope
What the service is designed to cover.
Roof, exterior, grading, drainage, decks, porches, garage, and visible structure
Attic access, insulation, ventilation, and visible moisture or structural indicators
Electrical, plumbing, heating, cooling, interiors, doors, windows, and installed appliances
Interactive digital report, downloadable PDF, photographs, prioritized summary, and report-question follow-up
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.
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