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TRUSTED BY MODESTO, CA HOMEOWNERS

  • Average homeowner rating star icon4.7
    Average homeowner rating
  • Verified reviews icon66
    Verified home inspections reviews

Top-Rated Home inspectors in Modesto - Updated Nov 2026

Avatar for Inspection Masters, LLC
Inspection Masters, LLC
4.8(
73
)
Complete Home Inspection

Serving Modesto, CA and surrounding areas

Approved

Super Service Award Winner

In business since 2000

Free estimates

Credit card accepted

"Tony was a pleasure to work with. As a realtor I have worked with many property inspectors. Tony was professional, knowledgeable and thorough. He inspected a manufactured home for my client and had a team to complete all the inspections so she only had to make one trip. Thanks Tony!!"
Certifications
Response time10 hrs
Response rate95%
2 neighbors recently requested a quote
Avatar for Proximity Home Inspection Corporation
Proximity Home Inspection Corporation
5.0(
29
)
Complete Home Inspection

Serving Modesto, CA and surrounding areas

Approved

In business since 2022

Free estimates

Emergency services offered

"Fred was professional and helpful, explaining what he did as he inspected our home. He offered both objective assessment in his report and verbal opinions about risks, when asked. I'd definitely hire him again."
Proximity Home Inspection Corporation
Proximity Home Inspection Corporation
Proximity Home Inspection Corporation
Proximity Home Inspection
Response time40 mins
Response rate100%
Recommended by92%of homeowners
Advanta Clean of Central Valley
4.9(
20
)
Mold & Toxic Material Test

Serving Modesto, CA and surrounding areas

Approved

In business since 2011

Free estimates

Emergency services offered

"As a first time home owner, I freaked out when a pipe leaked and damaged my house. I was greatly relieved when I spoke with Joe Matubas about the problem because he came up with a reasonably priced solution.. He explained everything in detail, was on time and even reached out to my insurance company so I could be reimbursed. He got back to me right away and even suggested a reasonably priced plumber to fix the leak. Iâ m so relieved and grateful!"
Mold is a growing concern
 Flooding happens anytime
 Mold in Closet
 You could be ankle deep!
 Mold and Water Damage

+6

Recommended by100%of homeowners
Avatar for Mold Test Company Central CA
Mold Test Company Central CA
4.0(
90
)
Mold & Toxic Material Test

Serving Modesto, CA and surrounding areas

Approved

In business since 2015

Emergency services offered

Small jobs welcome

"This was not the first time using an Air Quality inspection company. They were help full, accessible, timely, accurate, and provided an analysis report that included a representative to review and answer questions. They also provided a referral to a remediation company that approached the issue in an efficient and cost effective manner."
Attic Ceiling
Drywall
Drywall
Insulation
Insulation

+66

Response time10 hrs
135 neighbors recently requested a quote
Recommended by85%of homeowners
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Home Inspection FAQs, answered by experts

No, a standard home inspection includes the basics and does not offer lead paint testing. Professional lead paint inspectors need specific licenses to perform these inspections, which not all home inspectors have. If you suspect lead paint in the home you are about to purchase, you will need to pay separately to have that done. If the findings come back positive, you may be able to negotiate with the buyer to cover the cost of the removal.

Gaps in new construction are common and typically not a cause for concern. New homes experience settling during the first one to two years as the foundation adjusts and building materials acclimate. Monitor gaps during this period and address them once settling stabilizes to avoid repeated repairs.

The average cost of routine home maintenance is about 1% to 4% of your home’s total value every year. Larger projects like replacing a roof or repairing a foundation may end up costing you more, but it’s a good idea to set aside money for maintenance costs every year so you can keep your home in good shape.

In most cases, inspection costs are not included in closing costs. The inspection is usually a standalone expense the buyer or seller covers by choice. Closing costs are normally required and designed to cover other costs, such as appraisal fees, title search fees, and attorney fees.

Living in a termite-infested home isn’t just annoying—it’s risky. These pests can quietly chew through wood, weakening your walls, floors, and even the structure of your house. On top of the safety concerns, there’s the financial stress of repairs, not to mention potential health issues from mold or allergens stirred up by termite activity.

The Modesto, CA homeowners’ guide to home inspections

From average costs to expert advice, get all the answers you need to get your job done.