Las Vegas Home Inspection:
Experience, Tools, & Cutting Edge Technology
Note: You may view live availability on our online scheduler! We've put together an incredible online scheduling system! It's easy to use and always available. With this scheduling system you will instantly see our availability and select your desired date and time. Only a minimal amount of information is necessary because we utilize resources to drawn in much of the other information. This is not a "request form": your inspection is confirmed once you complete the form!
We Are a Creative Team.
Leveraging our experience, knowledge, expertise and today's technology to make your Las Vegas Home Inspection a positive event.
Concierge: All Inclusive
Compare Our Prices to the Competition!
Two Free Reinspections
If the seller performs repairs and you would like them reviewed by a professional, there is no additional charge for the first two reinspections. Most inspection companies charge $50-150 for this service!
Thermal Imaging Included
Infrared Thermal Imaging may assist with detecting: active moisture leaks, overheating breakers, missing insulation and other anomalities that may be lurking behind the walls.
LOW-E Window Orientation
All of our inspectors carry a device to verify proper orientation. If a window is improperly installed: it may be drawing heat in which may stress your air conditioner and result in higher energy bills.
Drone Aerial Roof Review
Each inspector is equipped with a drone for a thorough review of the roof. We are proud to say we were one of the early adopters of this technology for Las Vegas home inspections!
Welcome to Caveat Emptor LV Home Inspections!
What is Caveat Emptor?
Caveat Emptor is Latin for "Buyer Beware". It is an organization owned by Retired Navy Engineering Chief Petty Officer, Paul Donohue
We perform high quality inspections for:
resale home buyers, new construction home buyers, luxury home buyers, high-rise condominium home buyers, pre-list sellers or commercial property in the Las Vegas, NV area. We review the condo, home or commercial property to discover and document structural and mechanical issues that may exist.
Our reports are:
Delivered in an "engineering style" format and in accordance with Nevada Chapter NRS 645D. (The law that governs Inspectors of Structures in Nevada.) Our home inspection findings: state the problem, provides a location, provides amplifying information and a course of action or recommended path of resolution for the issue.
Don’t take our word for it
"Our inspection was above and beyond what we expected. Caveat was so thorough and professional. I would definitely recommend the company to anyone purchasing a home in Las Vegas!!"Christy M. - Client
Caveat Emptor LV Frequently Asked Questions
All of our home inspectors have Sentri Key access and have the ability to access any home with an electronic SentriLock lockbox.
Our "Concierge Inspection" services include items that many inspectors charge as add-ons.
- Thermal Imaging
- Low-E Window Orientation
- Homes that are older than 10 years old
- Drone Aerial Roof Review
- 2 no additional cost reinspections (potentially $300 value.)
We promise reports by 8AM next day. About 75% of the time it is delivered same day. Orders must have inspection agreements signed and paid for prior to report release. Reports are delivered via email in a PDF format.
We offer various flexible pay option for your home inspection. We accept all major credit cards and debit cards.
- We send a link upon ordering for Clients to pay online at their convenience.
- If a Client is not comfortable with paying online, we will take a phone credit or debit card payment as well.
- Clients may also pay onsite using cash or check.
All home inspections must be paid for prior to release.
Unfortunately we do not offer escrow billing at this time.
The short answer is no. If you are out of town or your schedule does not permit you to attend the inspection, know that our reports are very specific and contain photographs detailing all the issues found. We are always happy to go over the report by phone, line by line if need be, and address all your questions and concerns.
Understand that our focus, attention, and actions are all geared toward working in the best interests of our clients. Contrary to the long-standing paradigm that you should attend your inspection, it's actually detrimental to your best interests to attend the entire inspection. When anyone attends the inspection and engages with the inspector, as he's trying to perform his tasks, it increases the potential for an omission by the inspector. If you are able to attend the inspection, we recommend that you attend at the conclusion of the inspection. We will discuss all the Findings with you, show you the corresponding photographs, and answer all your questions and concerns. Because the inspector will now be thoroughly familiar with the home, he can also provide you with an orientation of the home showing you where the GFCI resets are located, where the water shut-off is located, and answer any other questions you may have.
If you definitely feel you must attend the entire inspection, you are more than welcome to! We only ask that you keep your interactions with the inspector to a minimum until the end of the inspection.
It is a violation of the law governing home inspectors in the State of Nevada to offer warranties or guaranties of any kind (NAC645D.470.2). There are home inspection companies in Nevada that do offer warranties and guaranties, but we adhere to the law.
A home inspection is a snap shot of the property the day of the inspection. Appliances and major systems may fail (sometimes during escrow after we inspect) & we highly recommend you purchase a home warranty and perform a final walk through inspection prior to Close of Escrow.
Our E&O insurance carrier prohibits us from doing final walk through.
You are highly recommended to do a final walk through with your agent to make sure all systems are in the same working order as the day you wrote the contract and the day you had your home inspection.
We strongly advise that you speak to your real estate agent & broker about your options and that you do NOT close if there are items that are not working properly.
We do free re-inspections for the following items: impaired access, lack of gas utilities & to verify seller repairs were done properly per the fully executed Request for Repair addendum. We do not reinspect for post-inspection damage in instances like break ins, vandalism, fire, water damages, repairs that had nothing to do with the original inspection report, post-close repairs, final walk-throughs, etc.
Our re-inspections are run in routes, where arrival will be during a 6 hour time frame.
There is a charge for specific set-time appointments.
It will depend on size, property condition and amenities. A rough estimate:
- Under 1500 SF - approx 2 hours
- 1501-2000 SF - approx 2.5 hours
- 2001-2500 SF - approx 3 hours
- 2501-3500 SF - approx 3.5 hours
- 3501 - 4500 SF - approx 4 hours
- 4501 SF and above - call for quote
We are always happy to give you a call one hour prior to conclusion. Please mention this when ordering so we can place this in your order!
We are not a discount inspection service. The depth and detail of our service is comparable to companies that charge much more. The only discounts we do provide are for US Veterans and active duty military personnel. For those people we offer a 10% discount up to a maximum of $50.00 off.
It will depend on GLA (Gross Living Area) and amenities (pool, spa, detached structure, new construction, etc.) All of our prices are conveniently posted on our website for transparency. You may also call 702-210-5333 and give an address for the most accurate verbal quote.
Unfortunately, we cannot. No home inspector should ever provide direct referrals to contractors because it presents the appearance of an impropriety. An inspector could have a brother-in-law in the roofing business and make him very wealthy. We believe the appearance of an impropriety is an impropriety. We recommend references to licensed and qualified contractors be provided by the persons agent or by finding them on the website of the Better Business Bureau of Southern Nevada
Often times the seller or listing agent calls us looking for guidance and direction for repairs. We do need expressed, written permission from either the Buyer or the Buyer Agent to speak with the Seller or the List Agent. Nevada law, NAC 645D.460.4 (Professional Conduct) states: "A Certified Inspector shall...Not disclose any information concerning the results of an inspection without the approval of the client or his representative for whom the inspection was performed."
Also, know this, our reports are specific enough for any licensed contractor to follow and understand. Most often, when we receive a request for further guidance from a Seller or Listing agent, it's because unqualified people are being used to accomplished the repair(s). We will not assist unlicensed contractors with repairs and we always recommend the use of a licensed and qualified Nevada Contractor. A licensed and qualified Nevada Contractor provides higher protections than a Handyman.
Our two (2) free re-inspections are free to the consumer. Obviously, it costs us money to perform them and frankly, they're not cheap. They cost us more than $30k per year to provide them to our clients. The reason we offer two (2) free re-inspections is because we were finding that the repairs have not been accomplished, or had not been accomplished properly after the first re-inspection. Generally, once it becomes apparent that an inspector will be coming back to the property to review the repairs, they are properly completed after the second re-inspection. If a third, or any additional re-inspections are needed, they are available for a fee of $95 each.