All Around Inspections in Baltimore: What Home Inspectors Actually Look for During a Pre-Purchase Walk-Through

All Around Inspections is a single-inspector operation in the Baltimore area that conducts pre-purchase and pre-sale home inspections, targeting buyers and sellers who need a clear understanding of a property's actual condition before closing or listing.

What the inspection actually covers

A standard All Around Inspections report documents the structural, mechanical, and systems integrity of a house. The inspector examines the roof, foundation, framing, exterior cladding, windows, doors, attic ventilation, basement moisture, HVAC equipment, plumbing, electrical panels and outlets, appliances, insulation, and interior walls and ceilings for visible defects, damage, or deferred maintenance. The report flags items that pose safety hazards, are at the end of their useful life, or need repair before occupancy. It does not include mold testing, radon measurement, pest inspection, or code-compliance verification; those are separate services ordered by the buyer or seller.

For Baltimore properties specifically, inspectors watch for water intrusion in basements and crawl spaces (common in the city's older rowhouses), roof deterioration from age and weather exposure, aging plumbing (cast iron or galvanized steel) prone to corrosion, knob-and-tube wiring in homes built before 1950, and foundation cracking in properties on clay soils. The written report typically runs 25 to 40 pages and includes digital photos of significant findings.

Services and pricing

All Around Inspections charges on a per-property basis, with price tied to the home's square footage and age. A typical pre-purchase inspection of a 1,500-square-foot Baltimore rowhouse or mid-range detached home costs between $350 and $450. Larger homes, multi-unit properties, or homes requiring additional time (severe water damage, extensive foundation issues, or difficult attic access) may run $500 or higher. The inspector provides a written report within 24 to 48 hours of the inspection date. Additional services such as radon testing ($150 to $200), mold air sampling ($300 to $500), or pest inspections (typically $100 to $200, though the inspector may refer you to a licensed pest control operator) are available but quoted separately. Verify current pricing and turnaround time by calling or emailing directly, as these figures may shift seasonally or with local demand.

How it compares to other Baltimore inspectors

The Baltimore home-inspection market includes larger multi-inspector franchises such as Hilb Rogal Hobbs (which operates nationwide and has a Baltimore presence), smaller independent inspectors like those advertising through HomeAdvisor or the American Society of Home Inspectors (ASHI), and real-estate-agent-affiliated inspectors who may prioritize speed over depth. All Around Inspections, as a single-operator practice, typically spends 3 to 3.5 hours on site, whereas some franchise inspectors complete inspections in 90 minutes to 2 hours. The trade-off is that single-operator shops often allow buyer attendance and questions during the walk-through, while franchise operations may restrict this or charge extra for it. Price-wise, All Around falls in the mid-range; expect to pay $250 to $350 for a basic inspection with budget inspectors and $450 to $600+ with certified inspectors from larger firms or those holding specialized credentials (such as Certified Home Inspector through InterNACHI or ASHI).

Choose All Around if you want a methodical, owner-operated inspection where you can follow along and ask questions in real time. Choose a larger firm if you need same-day reporting (within hours rather than 24 to 48 hours) or if you prefer a company with multiple inspector availability during peak buying seasons. Choose a referral from your real-estate agent if schedule flexibility is your priority, though understand that agent-referred inspectors may face implicit pressure to keep findings minor.

Who it suits and who it does not

All Around Inspections suits first-time buyers in Baltimore who want a detailed, unhurried walk-through and an owner who can explain findings clearly; sellers preparing a property for listing and wanting a pre-sale inspection to identify issues before marketing; and investors or contractors buying distressed properties who need a thorough baseline assessment. It does not suit buyers on a same-day closing timeline (turnaround is 24 to 48 hours) or those who need specialized testing (mold, radon, lead, asbestos) as part of a single-vendor package, though the inspector will refer you to qualified labs or specialists.

What the first inspection involves

You schedule the appointment through phone or email and provide the property address and approximate square footage. On inspection day, you meet the inspector at the property (typically 7:30 a.m. to 5:00 p.m., Monday through Saturday; confirm availability before booking). The inspector walks every room, attic, basement, and exterior surface with you present, explaining findings in real time and photographing defects. The inspection takes 2.5 to 3.5 hours depending on the home's size and condition. You receive a detailed written report via email within one to two business days, usually in PDF format with embedded photos and a summary of major and minor findings. Some inspectors offer a brief phone debrief after sending the report; clarify this when you book.

Hours, location, and scheduling

All Around Inspections serves Baltimore city and the surrounding counties. Inspections are typically scheduled Monday through Saturday, 7:30 a.m. to 5:00 p.m.; contact directly to confirm availability for your preferred date. No office location or parking is relevant; you meet at the property being inspected. Appointments are booked by phone or email and should be arranged at least three to five business days in advance, especially during spring and fall buying seasons.

A single-operator practice with attention to detail fills a specific niche in Baltimore's real-estate market, where many older homes have hidden problems that quick inspections miss.