Thorough, plain-spoken home inspections for buyers, sellers and homeowners across San Diego. We look closely, write clearly, and tell you what we find — nothing more, nothing less.
A complete walk-through of the home you're about to buy — foundation to flashing — so you sign with confidence.
Know what a buyer will find before they find it. Address issues on your terms and price with conviction.
A second set of eyes on your builder's work — pre-drywall, final walk, and 11-month warranty inspections.
A focused inspection scoped to what you actually own — with attention to shared systems and balconies.
A camera run from the cleanout to the main — the cheapest insurance you'll ever buy on an older San Diego home.
After repairs are made, we come back to verify the work was done right — documented for your records.
Coverings, flashing, gutters, siding, trim, eaves and the envelope keeping weather out.
Slab, stem walls, framing, posts and load paths — the bones of the house.
Service panel, branch circuits, GFCI/AFCI protection, grounding and visible wiring.
Supply lines, drains, fixtures, water heater, pressure, leaks and accessible piping.
Furnace, A/C, ductwork, thermostats and overall system function — weather permitting.
Attic insulation, vapor barriers, soffit and roof venting — efficiency and moisture control.
Floors, walls, ceilings, doors, windows, and built-in appliances under normal operation.
Site drainage, downspouts, hardscape pitch and how the property sheds water — critical in SD.
Call, text, or book online. We confirm scope, address and access details — usually same-day or next-day availability.
We walk the property top to bottom. You're welcome to attend — clients who do learn the most about their home.
A clear, photo-rich digital report lands in your inbox within 24 hours. Color-coded findings, no jargon, prioritized.
Read it, then call us. We'll walk through every finding, answer questions and help you understand what matters.
A Frame Inspections was started with a simple idea: home inspections should feel less like a transaction and more like a conversation with someone who genuinely cares whether you make a good decision.
We're a small, San Diego-based practice serving buyers, sellers, agents and homeowners across the county — from coastal cottages in Encinitas to mid-century ranches in Kensington and new builds in Otay Ranch. Every inspection is performed personally, never sub-contracted.
We don't sell repairs, recommend contractors we have any stake in, or rush through a property to fit another job. We do one thing — look carefully at houses — and we do it the way we'd want it done for our own family.
We'd rather earn a review than write one for ourselves.
To see current ratings or share your own experience after an inspection, you can find us on the platforms below.
For most single-family homes, 2–4 hours on site. Larger, older, or more complex properties may take longer — we don't rush. You'll receive a verbal summary at the end of the inspection covering anything urgent.
Yes — we strongly encourage it. Clients who attend learn far more about their future home than the report alone can convey, and you can ask questions in real time. If you can't be there for the full inspection, joining for the last hour to walk through findings is the next best thing.
Within 24 hours of the inspection — usually the same evening. Reports include high-resolution photos, color-coded findings by priority, and plain-language explanations. We're available by phone afterward to walk through anything that's unclear.
We document everything clearly with photos, descriptions, and recommendations. We won't tell you whether to buy or not — that's your call. What we will do is give you the information to negotiate repairs or credits, ask the right questions of specialists, or walk away with confidence. No house is perfect; the goal is to make sure you know what you're getting.
No — and that's deliberate. We have no financial interest in finding (or not finding) issues, and no kickbacks from contractors. For significant items, we suggest getting 2–3 quotes from licensed specialists. The decision is always yours.
Pricing depends on square footage, age, and any add-ons like sewer scope or detached structures. Call or email for a same-day quote — no surprises, no upsells. Most San Diego single-family homes fall within a predictable range we'll confirm before scheduling.
All of San Diego County — from coastal communities like La Jolla, Encinitas, Coronado, and Carlsbad to inland neighborhoods like Kensington, North Park, Carmel Valley, Chula Vista, and Otay Ranch. New build communities, century-old craftsmen, condos, and everything in between.
Most inspections can be scheduled within 24–48 hours. For rush escrow timelines, call — we'll do what we can.