Murphree Building Inspections offers top-notch residential inspections for all of San Luis Obispo County.

In fact, we even guarantee your satisfaction.

We inspect residential homes, multifamily residential properties (MDUs)apartment complexes, condominiums, and modular or manufactured homes. All inspections are performed by full-time home inspector Johnny Murphree, who is a Certified Inspector with both the American Society of Home Inspector (ASHI) and California Real Estate Inspection Association (CREIA). You can learn more about Johnny here.

Every home inspection we perform meets the strict Standards of Practice and Code of Ethics set by the California Real Estate Inspectors Association (CREIA). This protects you from potential conflicts of interest and ensures the inspection is performed by an independent and qualified professional.

Learn more about our inspection process and rates below:

First and foremost: Congratulations!

Whether it’s your first time buying a home or you’re a seasoned investor, escrow is both exhilarating and stressful. Investing in a home inspection with a qualified inspector is a smart business decision.

We represent you, the home buyer. You should look at us as part of your team, which can include the real estate agent, lender, the closing attorney and any other experts you’ve hired. But unlike other team members, we’re not affected or influenced if the deal closes or not. Our responsibility is to provide you with a complete and thorough inspection and written report.

A pre-listing inspection can assist you and your realtor with strategically preparing and positioning your home for the competitive real estate market.

Our pre-listing inspections identify areas of the home that need maintenance or repair before your home is put on the market. This gives you an opportunity to strategically decide how to proceed:

  • Do you make certain repairs before putting the home on the market, so the home is truly “move in ready?”
  • Do you sell the house ‘as-is’ and price the listing accordingly?

We both have the same mission: To assist and inform our clients with their real estate buying and selling decisions.

Like you, we’re a part of your client’s team. We advise them on the condition of the home’s structural components and systems. We take great care and diligence to inform them of the current condition of the home in a helpful and practical manner.

We understand that each client has a unique comfort and experience level with home ownership and maintenance, and thus we tailor our communications accordingly. We treat all clients respectfully and each is given our full focus and attention whether it’s a starter home or a large estate.

If either you or the client have questions after the inspection, we’re always just a phone call away.

Service Area

Our coverage area for home inspections includes all areas of San Luis Obispo County. This includes Atascadero, Arroyo Grande, Avila Beach, Cambria, Cayucos, Creston, Grover Beach, Los Osos, Morro Bay, Oceano, Paso Robles, Pismo Beach, San Luis Obispo, San Miguel, Santa Margarita, Shandon, Shell Beach, Templeton, and other outlying areas such as Garden Farms, Heritage Ranch, and Oak Shores.

What The Inspection Includes

The home inspection examines the physical structure and systems of the home, from the roof down to the home’s foundation.

An average residential inspection takes between two and four hours, and at a minimum covers the following areas of the home, as required by the California Real Estate Inspection Association’s CREIA Standard of Practice:

  • Foundation, Basement, and Under-floor Areas
  • Home’s Exterior and Grounds
  • Decks, Porches, Patios, & Balconies.
  • Roof
  • Electrical Systems
  • Heating and Air Conditioning Systems
  • Home Appliances
  • Doors and Windows
  • Attic Areas and Roof Framing
  • Insulation and Ventilation
  • Plumbing
  • Water heater
  • Fireplaces and Chimneys
  • Interior Walls, Ceilings, & Floors
  • Bath and Kitchen

You are invited and strongly encouraged to join us during the inspection. We enjoy educating and clarifying what we’re noticing with you directly. It’s also an opportunity for you to learn more about the home’s critical elements, and some useful general home maintenance tips.

If you have additional questions about the home inspection process, please read What the Full Inspection Includes and our Frequently Asked Questions pages.

Ready? Click to Schedule Online.

Inspection Report

Within one (1) business day after the physical inspection, you and your realtor will receive access to a professional and clearly written digital report of the inspection’s findings. We provide clear descriptions and photographic evidence, to effectively communicate what was discovered to you.

You may preview or download a sample Murphree Building Inspection home inspection report by clicking here.

A word about inspection reports: When you’re making an expensive purchase, doing your due diligence and bringing in outside expertise is wise. We do believe that knowledge is power and thus our inspections are very comprehensive.

That being said, we also recognize that too much information can overwhelm you. To help with that, our report offers straight-forward guidelines on how to prioritize and analyze the inspection findings, so you’re able to identify and narrow down any areas of the home which need attention or maintenance.

Current Rates

Our rates are based on the square footage and foundation type of the home being inspected. Refer to our online scheduling tool for current rates.

“Johnny did a wonderful job on our home inspection. He even found termite evidence that the termite inspector missed, saving us money & future headaches. We are so thankful that he spared us unforeseen expenses/issues before we closed escrow. We highly recommend him! “
“We have dealt with many inspectors over the years and you would go to the top of the list in terms of demeanor and helpfulness.”
Satisfied Client, 11.12.2014
“This is my first home so the entire process is new to me. He went above and beyond in his inspection and was nice enough to explain things to me, like how to shut off the water and gas in an emergency! He checked every nook and cranny in that house and crawled into the tiny creepy dark spaces. Choose Johnny Murphee.”
Emily, 09.11.2014
“Johnny was prompt, professional, and personal. He not only performed a thorough inspection, but walked us through all of the important aspects of the inspection. We would recommend him to anyone.”

Our Guarantee

The job isn’t done until all of your questions are answered. If you hire Murphree Building Inspections for your home inspection we are available to you and your realtor even after the inspection has been completed.

It’s important to us that your home buying experience is a positive one. If you are not completely satisfied by the end of the physical home inspection we will refund the price of your inspection. This satisfaction guarantee is one more way for us to demonstrate our desire and commitment to meet and exceed your expectations.

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“Johnny is always there for us and our clients when we have questions. He keeps us informed and is detail orientated on inspections. We have always had positive comments about him from buyers and sellers. Some inspectors get the sellers rattled with items that are wrong, but not Johnny. He is extremely customer orientated and respectful to all parties involved — and quick to have the reports ready!”
Chazell Derrick, Local Realtor