"They say... if you want to find something, ask a woman."
I can't see through drywall or predict what your roof will do in five years. What I can do is walk every inch of the house with training, experience, and a notoriously observant eye — then tell you plainly what I find, what it means, and what to do about it.
Upon arrival, I conduct a non-invasive, visual examination of a property's readily accessible systems and structures — such as the roof, foundation, plumbing, and electrical — to evaluate its safety and condition, identify defects, and provide a detailed report.
My inspections follow both Indiana State and ASHI Standards of Practice (SOP) — the official guidelines that dictate what a home inspector is required to inspect and what they are exempt from inspecting.
Indiana SOP
ASHI SOP
Clear, thorough, and full of photos. Your report will be ready within 24 hours, and I'll walk through my findings with you while I'm still on site.
Questions later? Reach out — I want you to understand, not leave you guessing.
Feel free to walk with me as I move through the house. I'll explain what I'm seeing and answer questions as we go.
For certain systems like electrical or HVAC, I may ask for a moment to focus — but I'll fill you in the moment I'm done.
In-person, on the phone, by text, or by email — however works best for you. I'm always honest about what I find and give you my genuine opinion on next steps.
And if I don't know something, I'll find out.
Before I ever picked up an inspection flashlight, I spent 25 years in business and nearly 8 years as a hands-on contractor. As A HandyWoman and owner of Tools of Her Trade, I hung drywall and siding, built steps and decks, restored trim, laid tile — and learned what good work looks like from the inside out. That construction experience is something most inspectors simply don't have.
A woman in the field — there aren't many of us — with decades of business experience, a company of my own, a family I raised, and years of sawing wood for a living means I bring a different set of experiences to every inspection than most people in this field. I know what it feels like to have a stranger in your house for three or four hours. I know how much it matters to be treated like a capable adult — not talked down to, not rushed, not sold anything.
That's how I show up, whether you're buying your first house or you've lived in yours for decades. Whether you're selling your ninth, or you just want to understand the structure you live in.
So I've put down my hammer (and my saws) and picked up a flashlight. But don't worry. My eye for detail is sharper than ever.
A home inspection is a visual, non-invasive look at a property's condition at the time of the visit — it's designed to give you an accurate, plain-English picture of what's there, not a guarantee of what's to come.
I visually inspect the exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical, and heating — including operating equipment like your furnace and A/C when it's safe to do so. I report on what I can see and safely access; but any areas hidden behind walls, floors, ceilings, locked doors, or blocked by belongings are outside what any inspection can cover.
Some issues, like exposed wiring, are obvious. Others, like potential mold, often require a specialist and lab analysis to confirm — I'll flag anything that warrants a closer look. For my safety and the home's, I won't go on a roof if the pitch is too steep, it's made of tile or slate, I'm concerned about damaging it, or it's wet, icy, or snow-covered. I also won't enter a crawlspace if I suspect an animal is present.
Not everything is included, though. I don't inspect components or areas I can't safely access without risking damage. I don't test for asbestos, lead, or mold — but I'll point out any concerns I have. Buildings not attached to the house (other than a detached garage) are not included. And I won't disassemble components or systems that are seasonally shut off.
Want more detail? See the Standards of Practice or check the FAQ.
A full, top-to-bottom evaluation of your home's major systems and structure — exterior, roof, foundation, attic, interior, plumbing, electrical, and heating — following ASHI and Indiana State Standards of Practice. I'll operate accessible equipment when it's safe to do so and flag everything from safety concerns to routine maintenance items. You'll walk away with a detailed photo report within 24 hours and a plain-English walkthrough of what matters, what doesn't, and what to keep an eye on.
Whether you're getting ready to list your home or you've simply lived there a while and want an expert check-in, this inspection gives you a clear, honest picture of its current condition. You'll receive a detailed report covering the same structure, systems, and safety items as a full inspection — plus cosmetic issues worth addressing before showings — so you can fix, disclose, or price with confidence and avoid surprises down the road.
Both of these come back to the same question: did the promised work actually get done? A re-inspection verifies that repairs a seller agreed to make were completed correctly, giving you documented proof before earnest money changes hands. An 11-month warranty inspection does the same for new construction — most builder warranties expire at month 12, so I'll walk the home before that window closes and flag anything still covered so it gets fixed on the builder's dime, not yours.
Sheds, outdoor kitchens, and other detached structures on your property — inspected with care.
Guest houses, in-law suites, and other livable secondary dwellings get the same top-to-bottom inspection as your main home — structure, systems, and safety — with a detailed photo report included.
Wood Destroying Insects (WDI)
Continuous Radon Measurement Test
As a Certified Aging-in-Place Specialist, I go beyond a standard walkthrough to assess how well your home actually supports your day-to-day life. I identify accessibility barriers and fall risks room by room, then put together tailored, prioritized recommendations — from grab bars and lighting to layout changes — so you can make informed decisions about staying independent in your own home for years to come.
Pricing is based on the size of the house and the services you need. If the house is larger than 4,000 square feet, you can request a quote and I will call you back to discuss it. Also, any specialty or outbuilding inspections can be added to the home inspection, or be done independent of the regular home inspection.
What is included in a home inspection?
Your home inspection is a non-intrusive, visual inspection of the major systems of your house. These include: the grounds, structure, exterior, roof, HVAC, electrical, attic and ventilation, and the interior. Within 24–48 hours after the inspection ends, you will receive a comprehensive report detailing issues and recommendations about next steps.
How long will the inspection take?
It really does depend, because the larger a home is, the longer it takes. A typical inspection for a house up to about 2,000 sq ft should take about 3–4 hours, barring any unexpected encounters. Additional services like wood destroying insects or radon take less time.
Can I join you for the inspection?
I welcome you to join me as I do your inspection. There may be a time when I ask to inspect a system — like electrical or HVAC — alone, because these are complicated and I want to make sure I'm seeing everything I need to see. But when I'm done with that area, I'll explain what I found and what it may mean. The roof, attic, and crawlspaces are dangerous areas, so I'd ask that you stay on the ground and wait for me there. Don't worry — I'll fill you in when I'm done.
Do you offer a warranty for your inspections?
I do not — simply because my inspection is based on what I am able to see only during the time I am at your home. There could be something underneath furniture, in a ceiling, or behind shelves that wasn't visible to me. Or a window might only leak during high winds in a storm. Because of this, I'm unable to offer any type of warranty. There are Home Warranty companies that might offer some peace of mind, and I would be happy to help you figure that out.
Do I need to be home during your inspection?
It is perfectly fine if you are not there, or can only be there for part of it. You will get the same level of detail on the report either way. I will let you or your agent know when I arrive and leave, and we'll schedule a time to review my findings.
Can I see a copy of the contract before I book?
Of course! Just reach out and I'll be happy to send you a copy to review. If you have questions, let me know.
Your Inspection Report
I don't understand some of the terminology in my report. Where can I look it up?
You can find definitions for all the terms used in your inspection report in the Glossary of Terms. You should be able to find your answer there. If not, don't hesitate to reach out — I'm happy to walk you through anything in your report.
What do the deficiency levels mean?
Your inspection report uses the following modifiers to describe findings:
Monitor — A condition that is not necessarily a problem at the time of inspection, but should be watched over time to see if further evaluation by a professional is needed.
Regular Maintenance — A defect that can typically be improved or repaired by a homeowner with average home maintenance skills. Examples include replacing an air filter, painting a wall, or applying silicone caulk.
Defective — A condition that, in the inspector’s professional judgment, significantly affects the intended function, safety, or structural integrity of a system or component. A defect must be further evaluated and repaired, corrected, or replaced by a qualified contractor.
Minor Defect — Something that is lacking or abnormal in what is necessary for normal, proper functioning. This requires further evaluation and correction.
Major Defect — A defect that requires a qualified contractor or skilled professional to immediately further evaluate and repair, correct, or replace.
Limitations — Conditions present at the time of inspection which limited the scope of the visual inspection.
Safety Hazard — Conditions observed during the inspection that pose a potential risk of injury or harm to occupants or visitors. These are flagged specifically due to their safety implications and should be addressed in a timely manner.
Improve or Upgrade — Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons. These often reflect changes in building codes or standards.
Inspection Notes — Aside information and/or comments elaborating on descriptions of systems in the home that you might find useful.
Call, text, or email — I'm happy to answer any questions before you book.