When a Defect Is Threatening Your Closing
An inspector flagged something. An appraiser raised a condition. The deal is on hold. We evaluate what's actually there, apply a documented methodology, and give you something defensible to move forward with — or a clear picture of what you're actually dealing with.
Most Inspection Problems Are Questions That Didn't Get Answered
Inspectors flag things they don't fully understand. They write it up because they saw something that looked concerning, but the report doesn't explain what it means, how serious it is, or what it would take to address it.
Appraisers see something that looks like a problem — a stain, a spot, a sag — and raise a condition without the expertise to evaluate whether it's actually a defect. The lender puts the transaction on hold. The deal is in jeopardy over something that may have a straightforward explanation.
Lab reports come back with numbers that nobody on the transaction can interpret. The person who ordered the test can't explain what the results mean. Decisions get made based on incomplete information.
What's missing in all of these situations is someone who can look at the specific finding, apply the applicable standard or methodology, and produce a documented conclusion that the parties to the transaction can actually use.
When to Call Us
Appraiser raised a condition before funding
The appraiser saw something that concerned them — staining, discoloration, an odor, visible damage — and flagged it as a condition that must be addressed before the loan can proceed. You need someone to evaluate whether the concern is legitimate and document the findings either way.
Inspector flagged a defect — you need a second evaluation
The inspector wrote it up, but the report doesn't explain what it means, how serious it is, or what it would take to address it. You need a qualified evaluation of what's actually there before you decide how to proceed.
Lab report came back — nobody can explain it
You have a mold test result, an air quality report, or a lab analysis in hand. The numbers mean nothing to you, and the person who ordered the test can't explain them. You need someone who can read the report and tell you what it actually says.
Deal on hold pending a foundation or mold inspection
The lender, appraiser, or agent has put the transaction on hold and is requiring a specific inspection before it can move forward. You need that inspection done by someone who understands what the question actually is — not just someone who will run a checklist.
From Finding to Documentation
Every engagement starts with the specific question that needs to be answered — not a general inspection checklist.
Describe the finding
Tell us what was flagged, by whom, and in what context. We'll ask the right questions to understand the actual question that needs to be answered.
We scope the assessment
We determine what needs to be examined to answer the specific question. Not a general inspection — a targeted assessment designed around the finding.
We conduct the assessment
On-site assessment using a standards-based methodology. Thermal imaging, moisture mapping, visual documentation, sampling — whatever the question requires.
Written report with methodology citations
You receive a written report with documented findings, citations to the applicable standard or code, and a clear conclusion stated in plain language. Something you can hand to a lender, agent, or attorney.
What This Looks Like in Practice
These are anonymized accounts of actual engagements. The details have been generalized, but the situations and outcomes are real.
The Mold Concern That Wasn't
An appraiser flagged discoloration near a toilet and black spotting on a basement masonry wall. The lender required a mold inspection before funding could proceed.
Plumbing tested under repeated use — dry. Discoloration consistent with old, dry staining. No active moisture source identified. Basement wall spotting consistent with normal efflorescence on masonry. No systemic mold issue present.
Less than one square foot of old staining does not constitute a mold problem. Findings documented with methodology citations. Loan funded.
The Railing That Almost Killed the Sale
A buyer's inspector flagged a 25-inch stairwell railing as a safety hazard. The seller was facing a full railing replacement that would have triggered additional code compliance work and turned into a significant renovation project.
Michigan Residential Code and IRC provisions for existing construction reviewed and applied to the specific configuration. The railing, in a home built over 100 years ago and left undisturbed, was evaluated against the applicable standard for existing structures — not new construction requirements.
The railing in its current configuration did not constitute a material safety defect under applicable code provisions. Finding documented with code citations. No remediation required.
The Foundation Inspection That Wasn't Needed
An appraiser flagged water damage in a basement and required a foundation inspection before a refinance could proceed. The homeowner was disabled and had been unaware of the developing problem.
Systematic moisture mapping of all basement walls. Walls found plumb and dry. All moisture indicators — elevated readings, staining, deterioration — localized to a single area around a utility sink. Source identified: clogged drain causing overflow during laundry use. No foundation involvement.
The moisture damage was entirely attributable to a localized plumbing issue, not foundation failure. Findings documented with moisture readings and photo evidence. Foundation inspection not required.
The Lab Said Mold. The Contractor Said Demolish. The Independent Review Said: Not So Fast.
A newly constructed home was flagged during a buyer's inspection. Air sampling by a third-party lab identified Chaetomium spores in the basement — a water-indicating fungus not present in the outdoor control sample. A remediation contractor reviewed the lab report and proposed a scope that included exploratory demolition (cutting drywall to look for hidden mold), wire brushing, insulation removal, and antimicrobial application.
Thermal imaging and moisture mapping found no elevated moisture content in any accessible building material — no drywall, no framing, no concrete. No visible fungal growth was present. The basement had been fully rebuilt with new materials; the original foundation elements were encapsulated. Without a detectable active moisture source, there was no mechanism for a concealed active colony. The contractor's proposed scope also contained technical errors: exploratory demolition is an assessment activity, not a remediation protocol; wire brushing epoxy-coated and painted surfaces would cause damage rather than remediation. Condition classified as IICRC S520 Condition 2 (Settled Spores) — residual from the original construction process, not active hidden growth.
The proposed demolition was unwarranted. A targeted, non-destructive surface cleaning protocol was prescribed in its place. Post-remediation verification by an independent laboratory returned a clearance result of 0 spores/m³ in the work area against an outdoor baseline of over 8,600 spores/m³. The basement was certified as Condition 1 — Normal Fungal Ecology. No further action required.
The Sagging House That Wasn't Condemned
An inspection revealed cracked and bowed joists, visible sag toward the center of the structure, and evidence of prior amateur repair attempts. The visual presentation suggested a major structural failure that could have ended the transaction.
Root cause identified: a masonry chimney had been partially removed from inside the home, and the remaining chimney mass was bearing on inadequately supported framing — a single 2x4 placed between joists with no structural footing. Prior repair attempts using furring strips and carriage bolts had failed under the load. A structural engineer was engaged to evaluate and design a repair.
Structural engineer designed a repair using new joists and stanchions run to the original chimney footer. Total repair cost: under $2,000. The house was not condemned. The problem was real, the solution was straightforward, and the deal was salvageable.
Documentation That Moves the Transaction Forward
The value of this service is not just the assessment — it's the documentation. A verbal opinion doesn't satisfy a lender condition. A written report with methodology citations does.
Written report with documented findings
Every engagement produces a written report. Photos, measurements, observations — all documented.
Methodology citations
Conclusions are supported by citations to the applicable standard — IRC, Michigan Residential Code, IICRC, or other applicable reference.
Plain-language conclusion
The report states a clear conclusion in plain language. Not hedged, not ambiguous — a defensible answer to the specific question.
Suitable for lenders, agents, and attorneys
The documentation is designed to be used — to satisfy a lender condition, support a negotiation, or provide a record for legal purposes.
Who Calls Us
Pricing is scoped per engagement based on the specific question. Call to describe the situation — we'll tell you whether we can help and what it would take.
CALL 586-330-0100Have a Finding That Needs Resolution?
Describe the situation. We'll tell you whether we can help and what it would take to answer the question.