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Thorough, plain-spoken home inspections across San Diego. We look closely and tell you exactly what we find.
Foundation to flashing, so you sign with confidence.
Know what a buyer will find before they find it.
A second set of eyes on your builder's work.
Scoped to what you actually own, including shared systems.
A camera run from cleanout to main. Cheap insurance on an older home.
We verify repairs were 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.
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 system function.
Attic insulation, vapor barriers, soffit and roof venting.
Floors, walls, ceilings, doors, windows, and built-in appliances under normal operation.
Site drainage, downspouts, and how the property sheds water.
Call, text, or book online. We confirm scope and access details, usually same-day or next-day.
We walk the property top to bottom. You're welcome to attend; clients who do learn the most.
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. Every inspection is performed personally, never sub-contracted. We don't sell repairs or recommend contractors we have a stake in. We do one thing: look carefully at houses, the way we'd want it done for our own family.
Most homes take 2–4 hours. Larger or older properties may take longer. You'll get a verbal summary on site covering anything urgent.
Yes, we recommend it. You'll learn far more than the report alone can convey. Can't make the whole thing? Join for the last hour to walk through findings.
Within 24 hours, usually the same evening. Photos, color-coded findings, and plain-language explanations. We're available by phone after to walk through anything unclear.
We document everything clearly. We won't tell you whether to buy, that's your call, but you'll have what you need to negotiate, ask the right questions, or walk away with confidence.
No, deliberately. No financial interest in what we find, no kickbacks from contractors. For significant items, get 2–3 quotes from licensed specialists. The decision is yours.
Depends on square footage, age, and add-ons like sewer scope. Call or email for a same-day quote. No surprises, no upsells.
All of San Diego County. Coastal communities like La Jolla and Encinitas, inland neighborhoods like North Park and Chula Vista, new builds to century-old craftsmen.
Most inspections can be scheduled within 24 to 48 hours. For rush timelines, just call.
We respond to every request the same day. If you need a quick answer, just call. Most scheduling questions take under three minutes.