How much does a home inspection cost on Kauai?
Residential inspections start at $650 for homes up to 1,000 sq ft. Condos start at $400 for studios. Luxury and estate inspections start at $1,500. Common add-ons include pool, spa, solar, additional A/C, ADUs, outbuildings, garages, and environmental testing (mold, lead paint, asbestos). 4.712% Hawaii GE Tax applies to all fees. See our
full pricing page for complete rates.
How do you calculate square footage for pricing?
Pricing is based on actual measured square footage or Kauai County tax assessor records — not MLS listings. MLS figures are commonly inaccurate and frequently leave out detached garages, outbuildings, guest houses, ADUs, lock-off units, added A/C zones, and permitted additions. If a property has structures or systems the listing does not show, those are added to the scope at booking so there are no surprises at the curb on inspection day.
What is HomeBinder and is it included?
HomeBinder is included free with every full inspection — residential, condo, luxury & estate, pre-purchase, pre-listing, new construction, and commercial. It is your home's lifetime digital file: inspection report, automatic maintenance reminders timed to Kauai's climate, appliance and system records, product recall alerts, home improvement log, and a secure document vault. HomeBinder does not apply to insurance inspections (1/2/3-point roof certifications), move-in/move-out documentation, or standalone specialty inspections.
How long does a home inspection take?
A typical single-family home takes 2 to 4 hours depending on size, age, condition, and systems present. Larger homes, estates with multiple structures, and properties with pools, solar, or complex systems take longer. Condo inspections are typically 1 to 2 hours.
When do I get the report?
Reports are delivered digitally within 24 hours. The report includes photos of every finding with clear descriptions and prioritized recommendations so you can make decisions and move forward.
Do I need to be at the inspection?
You are encouraged but not required to attend. If you do attend, Joe will walk you through the property and explain findings in plain language as the inspection progresses. With a background in education, Joe doesn't just hand you a report — he makes sure you understand what matters most. If you can't attend, the report covers everything.
What does a home inspection include?
A standard inspection covers roof, exterior, structure, electrical, plumbing, HVAC, interior, insulation and ventilation, built-in appliances, and accessible areas like attics, crawlspaces, and garages. We follow the
InterNACHI Standards of Practice and supplement visual inspection with drone roof surveys, FLIR thermal imaging, and calibrated moisture meters.
What is NOT included in a home inspection?
A home inspection is visual and non-invasive. It does not include code compliance, permits, environmental hazards, engineering analysis, pest inspection (unless separately contracted), concealed defects, cosmetic issues, or future performance predictions. See our
Standards of Practice and
Pre-Inspection Agreement for the full scope and limitations.
What's the difference between a home inspection and an appraisal?
A home inspection evaluates the physical condition of a property — structure, systems, safety, and defects. An appraisal determines market value for lending purposes. They serve completely different purposes and are performed by different professionals. An inspection does not determine value, and an appraisal does not evaluate physical condition.
Can a home fail an inspection?
No. A home inspection is not a pass/fail test. It is a professional evaluation of the property's current condition. The report documents what was found — both positive and concerning — so you have the information to make an informed decision about the property.