Services Overview — Full Descriptions
A complete description of each service offered by Sure Foundation Home Inspections LLC.
Standard Home Inspection
A standard home inspection is a thorough visual evaluation of a home's major systems and components at the time of inspection. This includes the roof, exterior, foundation and structure, electrical system, plumbing, HVAC, insulation, ventilation, and interior living spaces. Every finding is documented with photos and written in plain language — not just what was observed but what it means and what to do about it. The report is delivered the same day, often before leaving the property, so clients can ask questions while everyone is still on site. This is the inspection that gives buyers the full picture of what they're walking into before they close.
Pre-Listing Inspection
A pre-listing inspection is a complete standard home inspection performed on behalf of the seller prior to the home going on the market. The seller receives the same thorough evaluation a buyer would commission — roof, structure, electrical, plumbing, HVAC, interior, and exterior — with a full photo-documented report. Knowing the condition of the home before listing allows the seller to price with confidence, address concerns on their own timeline, and eliminate the negotiating leverage a buyer's inspector might otherwise create. Deals fall apart when surprises show up after the contract is signed. A pre-listing inspection removes the surprise entirely.
Pre-Listing Consultation
A pre-listing consultation is an advisory service distinct from a formal home inspection. The consulting party conducts a professional walkthrough of the property and provides a written summary of observations, findings, and suggestions to help the seller prepare the home for the market. Drawing on construction experience, personal real estate transaction knowledge, and licensure as a state licensed home inspector, the consultant offers a seasoned perspective on what buyers and their inspectors are likely to notice. All suggestions are professional recommendations — not demands or guarantees — and the seller retains full discretion to act on any or none of them. The Oklahoma Standards of Practice that govern licensed home inspections do not apply to this service. Payment is due prior to the consultation.
Sewer Scope
A sewer scope inspection uses a specialized camera fed through the main sewer line from the home to the municipal connection or septic system. The camera documents the interior condition of the line including the presence of root intrusion, buildup, offset joints, belly sections where water pools, cracks, or other concerns that could affect the function of the drain system. Sewer line repairs are among the most expensive surprises a buyer can encounter after closing. A sewer scope provides a clear look at what is happening underground before that becomes the buyer's problem.
Duct Scoping
A duct scoping inspection uses a camera system to visually evaluate the interior of the HVAC ductwork throughout the home. The inspection looks for buildup of debris, mold-like growth, pest intrusion, disconnected sections, crushed or collapsed runs, and other conditions that affect air quality and system efficiency. What moves through the duct system moves through the air the occupants breathe. Duct scoping is particularly valuable in older homes, homes with pets, or any property where the duct condition is unknown or has not been serviced in an extended period.
Investor Limited Scope Inspection
The investor limited scope inspection is designed for real estate investors who need a fast, focused evaluation of a property's major concerns without the full breadth of a standard inspection report. The inspection covers the primary structural, mechanical, and safety systems with attention to the conditions most likely to affect renovation cost and investment viability. The report is concise and to the point. This service is ideal for fix-and-flip buyers, rental property acquisitions, or any situation where speed and bottom-line clarity matter more than comprehensive documentation.
Annual Maintenance Inspection (Equity Protection Inspection)
The Annual Maintenance Inspection — also called the Equity Protection Inspection — is designed for homeowners who want to stay ahead of their home rather than react to it. Conducted once a year, this inspection evaluates the current condition of the home's major systems and exterior components with a focus on identifying maintenance needs, early-stage concerns, and items approaching the end of their useful life. Catching a minor roofing issue early costs a fraction of what a full replacement costs after water has found its way in. This inspection is one of the smartest investments a homeowner can make to protect the equity they have built.
Mold Inspection / Indoor Air Quality Test
A mold inspection and indoor air quality test evaluates the home for the presence of mold-like growth, moisture conditions that support mold development, and overall air quality. Air samples are collected from inside the home and compared against an outdoor control sample. Samples are sent to a certified third-party laboratory and results are returned with a detailed report. This service is particularly valuable in homes with a history of water intrusion, musty odors, visible staining of unknown origin, or occupants with respiratory sensitivities. Lab-certified results provide objective documentation that goes beyond what a visual inspection alone can offer.
Move-In / Move-Out Inspection (Deposit Protection Inspection)
The Move-In / Move-Out Inspection — also called the Deposit Protection Inspection — provides landlords and tenants with a professionally documented record of a property's condition at the beginning or end of a lease. Each room, system, and surface is evaluated and photographed creating a timestamped baseline that either party can reference in the event of a dispute. For landlords, it protects against claims that existing conditions were caused by the tenant. For tenants, it protects against being held responsible for conditions that were present before they arrived. This inspection removes the ambiguity from the conversation entirely.
Commercial Inspection
A commercial inspection evaluates the condition of a commercial property's major systems and structural components including the roof, exterior envelope, electrical service and distribution, plumbing, HVAC systems, fire suppression and life safety systems, parking and site conditions, and interior spaces. Commercial properties vary significantly in size, age, and use type and the inspection scope is tailored accordingly. Whether the property is a small retail space, a multi-tenant office building, or an industrial warehouse, a professional commercial inspection provides the buyer or tenant with the information needed to make a sound business decision.
Irrigation Inspection — Small (1–7 Zones)
The small irrigation inspection covers residential systems with one through seven zones. Each zone is activated and evaluated for proper head coverage, spray pattern, pressure, and visible line or head concerns. The controller, backflow preventer, and main shutoff are also evaluated. An irrigation system that is not functioning correctly wastes water, drives up utility costs, and can leave landscaping under or over saturated. This inspection gives the homeowner or buyer a clear picture of what the system is doing and what it needs.
Irrigation Inspection — Large (8–13 Zones)
The large irrigation inspection covers systems with eight through thirteen zones and is suited to larger residential properties or light commercial landscape irrigation. Each zone is activated and evaluated for coverage, spray patterns, pressure consistency, head condition, and visible line concerns. The controller programming, backflow prevention device, and main water supply are also reviewed. Larger systems have more opportunity for zones to be out of balance, heads to be misaligned, or sections to have developed pressure concerns. A thorough zone-by-zone evaluation identifies what is working well and what needs attention.
Pool / Spa Inspection
A pool and spa inspection evaluates the visible and accessible components of the pool or spa system including the shell, coping, decking, plumbing, filtration equipment, pump, heater, lighting, safety barriers, and drain covers. Each piece of equipment is operated where possible and the overall condition of the system is documented with photos. Pool and spa systems are expensive to repair and replace and their condition is often overlooked in a standard home inspection. This dedicated inspection gives buyers and homeowners a complete picture of what the system needs and what it has left in it.
Detached Structure Inspection
The detached structure inspection covers outbuildings, detached garages, workshops, barns, guest houses, or any structure on the property not included in the main home inspection. The evaluation includes the roof, exterior, foundation, framing where visible, electrical systems, and any mechanical equipment present. Detached structures are frequently overlooked but can carry significant repair needs or safety concerns of their own. This inspection is commonly added to a standard home inspection when the property includes one or more outbuildings of meaningful size or value.
Multi-Unit Inspection
A multi-unit inspection evaluates duplexes, triplexes, fourplexes, or other small multi-family residential properties. Each unit is evaluated individually for interior condition, electrical, plumbing, and HVAC systems, and the shared components of the building — roof, foundation, exterior envelope, and common areas — are evaluated as a whole. Investors and buyers of multi-family properties need to understand both the condition of each individual unit and the overall health of the building. This inspection provides that complete picture in a single comprehensive report.
Comprehensive Thermal Imaging Inspection
The comprehensive thermal imaging inspection uses an infrared camera to detect conditions that are not visible during a standard visual inspection. Thermal imaging can reveal moisture intrusion behind walls and ceilings before visible staining appears, missing or insufficient insulation, electrical components operating at elevated temperatures, and HVAC air leakage. The camera reads surface temperature variations and translates them into a heat map that shows where conditions differ from what is expected. Thermal imaging does not replace a standard inspection — it enhances it by adding a layer of detection that significantly reduces the chance of missing a hidden concern.
The They Should Have Done This Inspection
The They Should Have Done This Inspection is designed for homeowners who have had significant repair or renovation work completed by a contractor and want independent verification that the work was done correctly. Whether it is a roof replacement, foundation repair, HVAC installation, remodel, or any other major project, this inspection evaluates the completed work against reasonable standards of quality and completeness. Contractors do not always perform to the standard a homeowner expects and having an independent licensed inspector review the work before the final payment is made — or before the warranty period expires — gives the homeowner documented evidence of what was delivered and what was not.
Well Inspection
A well inspection evaluates the components of a private well system including the wellhead, casing, pressure tank, pump system, and associated plumbing. Water samples are collected and sent to a certified laboratory for testing to evaluate water quality including the presence of bacteria, nitrates, and other contaminants relevant to the property's location and use. Homes on private wells depend entirely on that system for their water supply and its condition and water quality are essential considerations for any buyer. This inspection provides a clear evaluation of the system's current function and the safety of the water it delivers.
Septic Inspection
A septic inspection evaluates the private wastewater system serving the home. The inspection includes locating and accessing the septic tank, evaluating tank condition and inlet and outlet baffle integrity, assessing the distribution system, and observing the drain field area for signs of surfacing effluent or saturation. A failing septic system is one of the most costly and disruptive issues a buyer can inherit. This inspection is an essential component of due diligence for any property that is not connected to a municipal sewer system and provides the buyer with a clear understanding of the system's current condition and remaining serviceable life.
Termite Inspection (WDO)
A Wood Destroying Organism inspection — commonly called a WDO or termite inspection — evaluates the accessible areas of the home for evidence of wood destroying insects including termites and wood boring beetles, as well as fungal decay and conditions conducive to infestation. The inspector examines crawlspaces, basements, garages, exterior wood components, and accessible interior areas where wood is exposed or at risk. Many lenders require a WDO inspection as part of the loan approval process. Whether required or not, understanding whether a home has an active or previous infestation and what conditions may be inviting one is critical information for any buyer.
Energy Assessment Inspection
An energy assessment inspection evaluates how efficiently a home uses and retains energy. The assessment looks at insulation levels and distribution, air sealing at penetrations and transitions, window and door performance, HVAC system efficiency and condition, water heater type and condition, and overall building envelope tightness. The findings are presented with practical recommendations for improvements that can reduce utility costs and increase comfort. As energy costs continue to rise, understanding a home's efficiency baseline is valuable both for buyers evaluating the true cost of ownership and for homeowners looking to make targeted improvements with the best return.
Sure Foundation Home Inspections LLC | State Licensed | Oklahoma City Metro
Serving Oklahoma City, Norman, Midwest City, Moore, Yukon, El Reno, Edmond, Guthrie, Del City, Choctaw, Chickasha, Luther, Wellston, Newcastle, Piedmont, Kingfisher, Shawnee, Purcell, Ada, Stroud, Okema, Bristow, Tulsa
(405) 430-8971
http://sfhiokc.com
Trusted, 5-Star Home Inspections in Oklahoma CityTop 5 Ranked Home Inspectors for 2025Helping Buyers and Sellers Make Confident Decisions with Construction Level InsightHere’s a story, Back when I was working for another inspector, realtors kept hitting us with the samemeltdown: “Our last guy vanished… my deal’s circling the drain… help.”Then one wild stormy morning in OKC, a realtor named Jess called the office losing her mind.I rolled up fast rain sideways, sky snapping like fireworks. Crawled the attic, belly-slid the crawlspace, did the whole gritty grind. Found the toilet had been leaking a while and the wood under it was rotted and aboutto give out. Jess looked at me like I’d just saved her client’s whole financial life.Next thing you know, the inspector I worked for was swimming in new business. Agents were dropping his name like it was gospel but really, it was my boots on the ground doing the heavy lifting. Then life threw the plot twist: when I launched my own inspection business, that non-compete slapped down like a brick. Three years where I can’t touch a single one of those agents I actuallyearned.So now I’m out here building my own crew of realtors from scratch agents who want someone hungry, reliable, and real.If you want an inspector who actually shows up and saves deals, I’ve got open spots. Want one
