I perform inspections in Adams, Brown, Clark, Clermont, Clinton, Fairfield, Fayette, Franklin, Green, Highland, Hocking, Jackson, Madison, Montgomery, Perry,  Pickaway, Pick, Ross, Vinton and Warren counties.


  • All payments are due on date of inspection. I accept cash, check or credit cards.
  • The rates listed are for a full, professional home inspection. 
  • Ask about bundling our other services with your home inspection. 
  • Military discount available.  

Environmental Inspections

Radon Testing


ODH License #RT1367


Radon Testing Rates: 

 Radon Testing: $145  

Each Additional Test: $35      

Such as in the case of a Split level home where there is both a basement and crawlspace present,Multi-family, Schools or Large Buildings.  

Radon Testing in Water: $80  


Radon gas is created during the natural breakdown of uranium in the ground. Uranium is a natural element with weak radioactive elements in its original state. However, when the material starts to decay, it changes from a solid form to gas form, and this is when it becomes dangerous to humans. Typically, radon is found in soil and rocks, but it can also be present in rivers, lakes and well water.    


Radon exposure occurs when humans inhale the gas, but radon can also be ingested. Because it originates from the soil, lower levels of the home, including the basement, will have the highest levels of radon. There is no safe level of radon gas. Radon gas is a carcinogen which causes lung cancer. The EPA has put it plainly, stating, "Any radon exposure has some risk of causing lung cancer. The lower the radon level in your home, the lower your family's risk of lung cancer." The average person receives a higher dose of radiation from the radon levels in their home than from their combined exposure to all other radiation sources, natural or man-made. The EPA, the Surgeon General, and the Ohio Department of Health 

recommend that all homes be tested for radon. In Ohio, there are about 7,700 new lung cancer cases each year. Radon is suspected of causing at least 900 of them! Testing is the only way to know if you and your family is at risk from radon. Test results from your neighbors’ home cannot predict the radon level in your home. Once the concentration of radon reaches 4.0 pCi/L or above, the EPA recommends that homeowners take action to reduce the amount of radon and protect their health. 

 

Real estate transactions require that a state licensed radon tester, perform a short-term test to accurately determine the level of radon entry into each home. Cooper Inspections LLC is licensed by the Ohio Department of Health to provide all the necessary testing and evaluation during a real estate transaction. All testing short term and long term is done in accordance with all EPA and Ohio Department of Health recognized and approved protocols. These measurement standards include protocols for single-family homes, multi-family homes, schools and large buildings.  


Short-Term Testing 

Short-term tests are useful for screening when a real estate transaction is imminent, and for situations where results are needed quickly. Short-term tests should remain in the structure from 2 to 90 days, depending on the device. In all scenarios, testing must be conducted for at least 48 hours. Because radon levels may fluctuate by as much as a factor of two or three, additional testing is sometimes recommended to better assess the average radon level.  


Long-Term Testing 

While short-term tests are useful for screening and for situations where results are needed quickly, a long-term test is a better indicator of the average radon level in your structure. Per the EPA, long-term tests can also be used to confirm initial, short-term results between 4.0 pCi/L and 8.0 pCi/L. Long-term tests must remain in the structure for more than 90 days, and in some scenarios, up to 12 months.

Mold Inspections

 

Mold Inspections: 


Complete Mold Inspection: $400

The Complete Mold Inspection is performed by an IAC2-certified mold inspector. (Refer to Section 2 of the IAC2 Mold Inspection Standards of Practice.) 


A Complete Mold Inspection includes:  A visual examination of the entire building, its systems and components Moisture, temperature and humidity measurements; and Mold samples.


The inspector shall perform:  A non-invasive, visual examination of the readily accessible, visible and installed systems and components of the building, as outlined in the IAC2 Mold Inspection Standards of  Practice Moisture, temperature and humidity measurements At least three air samples (one outdoor and two indoor) Possibly one surface sampling at an area of concern.  


Limited Mold Inspection: $300

The Limited Mold Inspection is performed by an IAC2-certified mold inspector. (Refer to Section 3 of the IAC2 Mold Inspection Standards of Practice.)   


A Limited Mold Inspection includes:  Visual examination limited to a specific, defined area of the building Mold samples.


The inspector shall perform:  A non-invasive, visual examination of the readily accessible, visible, and installed systems and components of only the specific room or area defined by the inspector and agreed to by the client At least two air samples (one outdoor and one indoor) Possibly one surface sampling at an area of concern. 


The inspector shall report:  Moisture intrusion Water damage Musty odors Apparent mold growth Conditions conducive to mold growth Results of a laboratory analysis of all mold samplings taken at the building any system or component listed in the Standards of Practice that was not visually examined, and the reasons they were not inspected.  The difference between a Complete Mold Inspection and a Limited Mold Inspection is a limitation of the non-invasive, visual examination of the building. The Limited Mold Inspection does not include a visual examination of the entire building, but is limited to a specific area of the building identified and defined by the inspector


The Limited Mold Inspection is a fast and affordable way to confirm the existence of mold and, if possible, determine the type of mold present in a specific, defined area of the building.

Wood Destroying Organisms


ODA License #143904


Wood Destroying Organisms: Inspection Rates: 

  • If conducted during a home inspection: $25  
  • Standalone Inspection: $65

Wood-destroying insects and other organisms can cause serious problems in the wooden structural components of a house, and may go undetected for a long period of time. We provide inspections for termites and other wood destroying organisms by certified termite inspectors licensed by the Ohio Department of Agriculture.


  Subterranean termites are the most damaging insects of wood. Their presence is hard to notice, and damage usually is found before the termites are seen. 


Prevention 

Many termite problems can be prevented. The most important thing to do is to deny termites access to food (wood), moisture and shelter.   


Follow these suggestions:  

  • Have at least a 6 to 8 inch clearance between the house and flower beds, or soil-filled porches.  
  • Eliminate all wood-to-soil contact, such as trellises, fence posts, stair casings and door facing  (they can be put on masonry blocks or on treated wood).  
  • Separate shrubbery from the house to help make it easier to inspect the foundation line.  
  • Use wolmanized wood (pressure-treated wood) so that rain will not rot it.  
  • Seal openings through the foundation.  
  • Remove wood scraps and stumps from around the foundation.  
  • Have at least 12 to 18 inches of clearance between floor beams and the soil underneath.