Top 10 Home Inspectors in Livermore, CA

Porch Pro Headshot 2MANCREW
Home Inspectors
Serves Livermore, California
(72)
"Matt was very responsive and easy to communicate with by email, text, and phone. He gave us a quote sight unseen from a description of the number and size of drywall areas that needed to be replaced and textured. He matched our existing texture very well. He offered to work on Sunday and arrived pr...Read more about 2MANCREW
"Matt was very responsive and easy to communicate with by email, text, and phone. He gave us a quote sight unseen from a description of the number and size of drywall areas that needed to be replaced and textured. He matched our existing texture very well. He offered to work on Sunday and arrived pr...Read more about 2MANCREW
Porch Pro Headshot Specialty Inspections
Home Inspectors
Serves Livermore, California
(201)
Specialty Inspections is a chimney service contractor based in Pleasanton. They have been offering fireplace starter repair, fireplace repair, chimney construction, and chimney inspection for over 1 decade. In January 2013, a property owner hired Specialty Inspections to do a decking project using a...Read more about Specialty Inspections
Specialty Inspections is a chimney service contractor based in Pleasanton. They have been offering fireplace starter repair, fireplace repair, chimney construction, and chimney inspection for over 1 decade. In January 2013, a property owner hired Specialty Inspections to do a decking project using a...Read more about Specialty Inspections
Porch Pro Headshot WIN San Ramon
Home Inspectors
Serves Livermore, California
(19)
Home buyers, home sellers and homeowners choose WIN Home Inspection San Ramon for our professional, personalized service and thorough home inspection reporting. Every WIN San Ramon home inspection we perform exceeds national industry standards, and all of our home inspectors receive extensive, ongoi...Read more about WIN San Ramon
Home buyers, home sellers and homeowners choose WIN Home Inspection San Ramon for our professional, personalized service and thorough home inspection reporting. Every WIN San Ramon home inspection we perform exceeds national industry standards, and all of our home inspectors receive extensive, ongoi...Read more about WIN San Ramon
Porch Pro Headshot American Heating & Air
Home Inspectors
Serves Livermore, California
(31)
American Heating & Air is an HVAC company that offers HVAC installation and HVAC inspection as well as other services. They are based in Stockton. The state of California has licensed American Heating & Air. They are insured and bonded.
American Heating & Air is an HVAC company that offers HVAC installation and HVAC inspection as well as other services. They are based in Stockton. The state of California has licensed American Heating & Air. They are insured and bonded.
Porch Pro Headshot GNO Heating & Cooling Services
Home Inspectors
Serves Livermore, California
Here are some certifications we own. Excellence Certification: This certification is very similar to the NATE certification, but requires at least two years of professional HVAC experience. EPA 608 Certification: The Environmental Protection Agency (EPA) requires that all technicians who open a sy...Read more about GNO Heating & Cooling Services
Here are some certifications we own. Excellence Certification: This certification is very similar to the NATE certification, but requires at least two years of professional HVAC experience. EPA 608 Certification: The Environmental Protection Agency (EPA) requires that all technicians who open a sy...Read more about GNO Heating & Cooling Services
Porch Pro Headshot Architectural Inspection Services
Home Inspectors
Serves Livermore, California
(12)
"I first used the services of Patrick in 2004 - specifically for home inspections. Then in 2006 I hired Patrick to build a spec-home in Lake County, CA. He's reliable and extremely knowledgeable in the area of home building. Projects are completed timely without compromising quality and finish....Read more about Architectural Inspection Services
"I first used the services of Patrick in 2004 - specifically for home inspections. Then in 2006 I hired Patrick to build a spec-home in Lake County, CA. He's reliable and extremely knowledgeable in the area of home building. Projects are completed timely without compromising quality and finish....Read more about Architectural Inspection Services
Porch Pro Headshot Cascade Sierra Home Inspections
Home Inspectors
Serves Livermore, California
(23)
In 2016, James turned over 10 years of construction experience into a new company, Cascade Sierra Inspections, where the product is peace of mind. We provide thorough, accurate inspections with same-day reports to homeowners, buyers, agents and others across Northern California.
In 2016, James turned over 10 years of construction experience into a new company, Cascade Sierra Inspections, where the product is peace of mind. We provide thorough, accurate inspections with same-day reports to homeowners, buyers, agents and others across Northern California.
Porch Pro Headshot IRONWOOD CONSTRUCTION CO
Home Inspectors
Serves Livermore, California
Ironwood Construction Company is an engineering and a general construction company from Kensington, CA. We provide engineering and construction services for Civil and Structural Engineering repair projects including structural, drainage and foundation repair and upgrading, new construction and remod...Read more about IRONWOOD CONSTRUCTION CO
Ironwood Construction Company is an engineering and a general construction company from Kensington, CA. We provide engineering and construction services for Civil and Structural Engineering repair projects including structural, drainage and foundation repair and upgrading, new construction and remod...Read more about IRONWOOD CONSTRUCTION CO
Porch Pro Headshot C & J Home Inspections
Home Inspectors
Serves Livermore, California
C & J Home Inspections is a home inspection firm based in Concord. They provide home inspection, chimney inspection, insulation inspection, and plumbing inspection.
C & J Home Inspections is a home inspection firm based in Concord. They provide home inspection, chimney inspection, insulation inspection, and plumbing inspection.
Porch Pro Headshot Homespec
Home Inspectors
Serves Livermore, California
(24)

Frequently asked questions about home inspectors

Buying a home is the biggest purchase you’ll make in your lifetime. Whether you’re a first-time homebuyer or looking to buy your next place, there are many benefits of hiring a professional home inspector.

Walking through a home, you may notice a few things you want to fix or rooms you want to paint. The home inspector will assess important HVAC, plumbing, and electrical systems. Inspectors notice structural or insulation problems that you and your real estate agent probably missed. The inspector outlines all their findings in a report and walks you through the property to explain major issues.

If you decide to go through with the purchase, the home inspection report offers a roadmap for repairs you may need. The inspection report is also great leverage for contract negotiations with the seller. If there’s a major repair on the report, you can ask the seller to cover it or come down on the sale price.

Of course, the main benefit of hiring a home inspector is that they’ll help you avoid buying a home that needs more work than you’re willing to pay. As long as your offer is contingent on the home inspection, you’ll be able to walk away with your down payment and find the property that works best for your family and your budget.

Before you hire a home inspector, make sure they’re certified. Not all home inspectors are members of the American Society of Home Inspectors, so check that yours is. Members of AHSI adhere to a standard of ethics, continue their education, and have access to more resources.

Check to make sure your home inspector is insured. Home inspectors usually carry professional liability (aka errors and omissions) insurance and general liability to cover things like property damage claims.

As part of the home buying process, your local home inspector will have a certain number of days to examine the property. Then, you’ll walk through the house together so the inspector can point out any problems they may have found. In the end, the inspector will give you a report detailing everything you need to know.

When choosing an inspector, ask for previous inspection reports to see how thorough they are. Good reports are thorough and include photos. Reading reviews gives you a better idea of what to expect from the home inspector. If you’re choosing between a full-time inspector and a part-time one, hire the full-time inspector – they’ll have booked more hours and experience.

Of course, if you already have a good rapport with your real estate agent, ask who they would recommend. Real estate agents often deal with home inspectors, so they’ll know the best option for you in your area.

You’ve bought your dream home and noticed some water damage in the basement a month later. You hire a contractor to assess it, and they say this isn’t the first time the basement has seen water damage – the foundation wall is bowing from it. This issue should have been on the inspection report. Is the inspector liable?

They can be. That question is why it’s best to hire an inspector who carries errors and omissions insurance, as well as general liability insurance. The inspector will have to file a claim to cover the repairs, but they will be more likely to cover those costs.

As with any legal action, there’s no guarantee you’ll get your money back. Pursuing legal action against an uninsured home inspector will become an even bigger headache, and they may not have the funds available to cover the repairs you need.

You also have to prove that nothing happened to alter the home's condition after you completed the inspection report. For instance, if there aren’t any issues with the roof at the time of inspection, and you notice leaks a few months after a big storm, the home inspector would not be liable.

The cost of a home inspection depends on a few factors, including the location and size of the property. Generally, you should expect to pay a couple hundred dollars for one home inspection. A few things about local home inspectors could increase that price:

  • Experience - When hiring a more experienced home inspector, they tend to charge more.
  • Age and condition of the property - Older homes may cost more to inspect.
  • Travel time - The inspector may charge for commuting if you buy a country home off the beaten path.
  • Additional inspections - Depending on where you buy your home, you may want to invest in specialty inspections. Radon tests, pest inspections, and well inspections will run up the bill. Ask your real estate agents which inspections they would recommend, and plan for them when finalizing your budget.

In some real estate markets, the seller may pay for an inspection ahead of time. Ask your real estate agent if they trust the company that performed the pre-inspection. This awareness can help you decide whether or not to invest in another inspection.

If you’re selling a home in a competitive market, investing in a pre-sale home inspection may be a good idea. As a seller, some pros include the following:

  • The inspection report will paint a realistic view of the property, helping you and your real estate agent set a competitive listing price.
  • A pre-sale inspection allows you to make any necessary repairs or updates to get a greater return on investment when the time comes to sell.
  • You won’t be surprised by the buyer’s home inspection report. If you’re selling your first home to upgrade to a second, the pre-sale inspection will help you avoid any costly negotiations that the buyer’s report might unearth.
  • If you are selling a relative’s property that you inherited, the pre-sale inspection will give you all the details you need about the property's condition.

While it may seem beneficial to have a pre-sale inspection before you put your home on the market, there can also be downsides. Here are a few cons that impact homebuyers and sellers alike:

  • The seller is legally obligated to reveal any problems with the house to potential buyers. If the pre-sale inspection uncovers some major problems, your plans may need to change.
  • As a homebuyer, remember that the pre-sale home inspection usually benefits the seller. The home inspector likely had the seller’s best interests at heart and not yours. It’s always a good idea to invest in your home inspection.
  • Finally, a pre-sale home inspection doesn’t guarantee the buyer’s inspector won’t find anything wrong with the property.

Recent reviews for Livermore Home Inspectors

159717

Exceptional inspector!

- Philip Markwart
145661

Paul was great. 

- Beverly Donahue
16248

Patrick is responsive and timely

- Jesus Armas
33049

Quick response, knowledgeable, professional manner handle the job, and reasonable price.

- Lily Zong
16198

Patrick did a good job in inspecting the property we purchased. He also provided us ballpark estimation on remodeling cost, which was import to us because we were planning to do large remodeling. He ended up designed and built our project.

16220

Simply the best. Personable and professional, with vast experience in the field allowing for timely and relevant assessment. The inspection report provided was extremely thorough, clearly and compellingly written, and resulted in a quick legal victory. Hi...

- Maral Rapp
16222

Prior to buying our home we had Patrick Burger come to do the inspection. He was professional, and extremely quick to get back to us with finished report. Due to his information we were able to make a clear decision on what we were willing to cover an...

- Carol Green
16669

The inspection report was very complete and my followup questions answered. Advice on the repair of a minor plumbing problem not noticed during the inspection was given.

- Bill DeBord
16244

As a Realtor selling a home in San Francisco 2 years ago, I found Patrick Burger through a similar company referral and was delighted with his promptness, professionalism, thoroughness and knowledge. I them hired him for our family rental and he helped us...

- Linda Dellanini
16670

The inspection report was very complete and my followup questions answered. Advice on the repair of a minor plumbing problem not noticed during the inspection was given.

- Bill DeBord

All Home Inspectors in Livermore, CA

Porch Pro Headshot Bay Area Design Consultants
Home Inspectors
Serves Livermore, California
Porch Pro Headshot Inspext
Home Inspectors
Serves Livermore, California
Located in Pleasanton, Inspext is a home inspection specialist that provides residential property inspections, roofing inspection, electrical inspection and other services.
Located in Pleasanton, Inspext is a home inspection specialist that provides residential property inspections, roofing inspection, electrical inspection and other services.
Porch Pro Headshot BPG
Home Inspectors
Serves Livermore, California
Porch Pro Headshot DB Standard Home Inspection
Home Inspectors
Serves Livermore, California

Latest projects near Livermore

Recent projects booked on Porch
Livermore 94550
Roofing Inspection
Start Date
Within a week
Roof slope
Sloped or pitched
Roofing material
Asphalt or composite shingle
Reason for inspection
To buy or sell the home
Previous leaking or damage
No
Number of stories tall
Two floors
Livermore 94551
Energy Efficiency Auditing
Start Date
I'm flexible
Purpose
Environmental issues
Inspection type
Energy efficiency audit
Property type
Single family residence
Property size
0-1,500 sq ft
Property age
51+ years
Foundation type
Raised with crawl space
Relationship to property
Owner
Occupied
Yes
Utilities turned on
Yes
Specific services
None of the above
Livermore 94551
Roofing Inspection
Start Date
Within 48 hours
Roof slope
Sloped or pitched
Roofing material
Tile
Reason for inspection
To check for damage from recent bad weather, For an insurance claim, To get roof certified
Previous leaking or damage
Yes
Number of stories tall
One floor
Pleasanton 94566
Roofing Inspection
Start Date
Within a week
Roof slope
Sloped or pitched
Roofing material
Asphalt or composite shingle
Reason for inspection
To buy or sell the home
Previous leaking or damage
No
Number of stories tall
Two floors
Pleasanton 94566
Home Inspection
Start Date
I'm flexible
Purpose
my house apears to settle and now the doors do not close correcly I would like to level my house, and wondering if you could check my house and give me a quote.
Inspection type
Whole home
Property type
Single family residence
Property size
1,501-2,000 sq ft
Property age
11-20 years
Foundation type
Unknown
Relationship to property
Owner
Occupied
Yes
Utilities turned on
Yes
Specific services
None of the above
Pleasanton 94588
Home Inspection
Start Date
Within 48 hours
Purpose
Purchasing property
Inspection type
Whole home
Property type
Single family residence
Property size
0-1,500 sq ft
Property age
41-50 years
Foundation type
Raised with crawl space
Relationship to property
Buyer
Occupied
Yes
Utilities turned on
Yes
Specific services
Radon test, Mold test, Lead paint test, Sewer cam inspection, Termite inspection, Separate structure
Livermore 94550
Roofing Inspection
Start Date
Within 48 hours
Roof slope
Flat
Type of roof
TPO single-ply membrane
Reason for inspection
To get roof certified
Previous leaking or damage
No
Number of stories tall
Two floors