Know Exactly What You Are Buying
Your home is likely the largest purchase you will ever make. Lee inspects the home from the roof to the foundation and explains every significant finding in plain English, so you can make a confident decision before your inspection period ends.
- Roof-to-foundation visual evaluation
- Electrical, plumbing and HVAC systems
- Photo-rich digital report
- Follow-up questions answered by Lee
A buyer’s home inspection is a professional, visual evaluation of a home you are under contract to purchase. Lee’s Home Inspections examines the roof, structure, foundation, electrical, plumbing, heating and cooling systems and interior of homes in Louisville and nine surrounding Kentucky counties, then delivers a clear, photo-rich report, typically within 24 working hours.
What Is a Buyer’s Home Inspection?
A buyer’s home inspection is an independent assessment of a property’s condition, performed after your offer is accepted and before you close. Also, its purpose is simple: to help you understand exactly what you are buying. Lee works only for you, not the seller or the sale, so you get an honest picture of the home’s safety issues, significant defects and upcoming maintenance needs.
Every inspection follows the Kentucky Standards of Practice for home inspectors. In addition, it is a visual, non-invasive evaluation of the readily accessible systems and components of the home, from the roof covering down to the foundation.
What a Buyer’s Home Inspection Covers
- Roof and exterior: roof covering, flashing, gutters, downspouts, siding, trim, grading, decks and porches.
- Structure and foundation: visible foundation walls, framing, signs of settlement, water intrusion and structural movement.
- Basement and crawlspace: moisture, vapor barriers, drainage and visible structural components.
- Electrical system: service panel, breakers, visible wiring, outlets, GFCI and AFCI protection and grounding.
- Plumbing: supply and drain lines, fixtures, water heater, visible leaks and water pressure.
- Heating and cooling: furnace, heat pump or air conditioner operation, ductwork and thermostat.
- Attic, insulation and ventilation: insulation, ventilation and signs of roof leaks or moisture.
- Interior: walls, ceilings, floors, stairs, windows, doors, garage and built-in kitchen appliances.
Why It Matters for Kentucky Homebuyers
Homes across the Louisville region range from century-old houses in established city neighborhoods to brand-new subdivisions in Oldham, Bullitt and Hardin Counties, and each comes with its own risks. Older homes may have outdated electrical wiring, aging plumbing and foundation settlement. Plus, heavy spring rains and clay-rich soils commonly lead to basement and crawlspace moisture. Freeze-thaw cycles and summer storms wear down roofs, gutters and exterior trim. Knowing about these conditions before closing gives you room to negotiate repairs, request credits or plan your budget.
Kentucky is also known for elevated radon levels in many areas, so many buyers add radon testing to their inspection.
When to Schedule Your Buyer’s Home Inspection
Schedule your inspection as soon as the seller accepts your offer. Furthermore, Most purchase contracts include an inspection period of only a limited number of days, and you will want time to review the report, get contractor estimates and negotiate. Lee answers calls and texts 7 days a week from 7am to 10pm, which makes it much easier to meet tight contract deadlines. Also, call or text (502) 376-0856 to book.
Your Buyer’s Home Inspection Report
Lee organizes your digital report so you can find what matters quickly. It includes a summary of significant findings, high-resolution photos of each issue, plain-English explanations and recommendations for next steps, such as a repair by a qualified contractor or further evaluation by a specialist. The report is easy to share with your real estate agent, lender or contractors, and Lee typically delivers it within 24 working hours.
After the Inspection
Review the summary with your agent and focus first on safety concerns and major defects, then on items that will need attention in the next few years. In addition, minor maintenance items are normal in every home, even new ones. If you have questions about any finding, call Lee. He is happy to walk you through the report. Most clients schedule a buyer’s home inspection within a day or two of their accepted offer.
Popular Add-On Services
Combine your buyer’s inspection with radon testing or mold and air quality testing during the same visit. Plus, serving all of Jefferson, Oldham, Shelby, Spencer, Bullitt, Hardin, Nelson, Henry and Trimble Counties.
The Consumer Financial Protection Bureau also explains why a buyer’s home inspection matters before you close.
Have questions first? Browse our home inspection FAQ, meet Lee Wiard, or see all home inspection services.
At a Glance
- Typical time: 2 to 4 hours
- Report typically within 24 working hours
- 23+ years · 7,000+ inspections
- Louisville + 9 Kentucky counties
- Kentucky Standards of Practice
Every Major System, Top to Bottom
A buyer’s inspection covers the readily accessible systems and components of the home.
Covering, flashing, penetrations, gutters and drainage.
Foundation walls, framing and signs of movement.
Panel, breakers, wiring, outlets and GFCI protection.
Supply, drains, fixtures and water heater.
Furnace, heat pump or AC operation and ductwork.
Moisture, drainage and visible structure.
Walls, floors, windows, doors and built-ins.
How Your Buyer’s Home Inspection Works
From your first call to your final question, every step is simple and clear so you can focus on your move.
Call or text Lee at (502) 376-0856, or send a request online. Furthermore, Lee answers calls and texts 7 days a week.
Lee inspects the home from top to bottom, usually in 2 to 4 hours. You are welcome to attend and ask questions.
A clear, photo-rich digital report with a summary of key findings, ready to share with your agent.
Questions after the inspection? Call Lee. Also, he is happy to walk you through any finding in the report.
You May Also Need
Inspections and tests that pair well with this service.
48-hour continuous radon monitoring.
A close look at your roof, flashing, gutters and attic.
Lab-analyzed air and surface sampling.
Buyer’s Home Inspection FAQ
How much does a home inspection cost in Louisville, KY?
The cost depends on the home’s size, age and type, plus any add-on services. In addition, call or text (502) 376-0856 for a free, no-obligation quote.
Should I attend my home inspection?
Yes, it is encouraged. Joining Lee toward the end of the inspection lets you see significant findings in person, ask questions and learn where shutoffs and key components are located.
Do I need an inspection on a newly built home?
Yes. New homes can have framing, drainage, roofing and electrical issues that are easiest to fix before closing. Plus, see our new construction inspection.
What is not included in a standard home inspection?
A home inspection is visual and non-invasive. It does not include cosmetic issues, areas hidden behind walls or finishes, code-compliance checks, or specialty tests such as radon or mold testing unless you add them.
Book Your Buyer’s Home Inspection
Call or text Lee at (502) 376-0856 or request your inspection online. Calls answered 7 days a week, 7am to 10pm.