You’ll be surprised at our affordability.

Let us show off our prices, photos of our work and tell you about our range of services.

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Our home inspections are thorough & our reports to you are complete and on time!

First, we get up on the roof to inspect the roof coverings (tiles, shingles, rolled roofing etc.), the penetrations (anything sticking out of the roof) and the flashings (the things that make the penetrations, valleys and ridges water tight).

Second, we start at one location of the exterior of the home and work our way around the home. We inspect the foundation, stucco, eaves, soffits and fascias, exterior of windows, exterior of doors, exterior outlets, electrical panel, water supply system &  pressure and grading along with the drainage.

Third, we go into the attic (crawl the whole attic if possible). We inspect the roof/ceiling structure, the ventilation and the insulation.

Lastly, we work our way through every interior room inspecting every accessible outlet, switch, door, window, wall and ceiling. We waste a lot of water trying to get things to leak while inspecting every toilet, shower, bathtub and sink too! All appliances that are present are run and inspected also.

We deliver exceptional, quality service at competitive prices!

Up to 1500 sq./ft.: $320

1501-2000 sq./ft.:  $350

2001-2500sq/ft.:   $380

2501-3000 sq./ft.:  $410

+ Every additional 500 sq./ft. - Add $30

+ Pool/Spa - Add $50

+ For Homes 30+ years old - Add $30

Termite inspections are included in the above pricing. 

Have me call you.

Fill out the form to request an inspection!

If you're buying home and using us for the 1st time, get 10% OFF your inspection here!

Existing clients, please fill out the form to request an inspection.

“I called 7 different home inspections for a same-day inspection and they all laughed at me. Not JJ! He was ready and willing to help us in our emergency, provided a thorough inspection, and got the full report to us in a very timely manner. We'd recommend Vannier Home Inspections to everyone!”

— Wyatt and Kayla P.

“I have used my home inspector for the past 16 years until he decided to retire, I checked some e-mails and found J.J. My new home inspector for the next 16 years , He is prompt and professional . Thanks again J.J see you on the next one.”

— Bob G., Realtor

“We were coming down to the wire and needed a Home Inspection done ASAP. Our usual company could not get it done. JJ came as a recommendation and did a great job! He made room for us in his schedule, was very thorough, took many photos, and was quick to get back to us with the Report. We were very grateful. ”

— The Kircher Team

“JJ was efficient, fast at getting me the results of the inspection, and trustworthy. I’m glad I went with his company.”

— Bexxa H.

“They did a great job on the home inspection for our client. They were on time and prepared to go through the inspection review when our client arrived. We would definitely use them in the future.”

— The Soland Team

“J.J. is a great inspector! Very thorough and goes over everything, with a report and pictures, at the end. He's very pleasant and knowledgeable in the business. He even offered to come back and inspect part of the property that we did not have access to. Thanks J.J.!”

— Renie R.

“Absolutely the best home inspector around. I would highly recommend Vannier Home Inspections to anyone looking for a reliable, thorough and experienced home inspector. His inspection reports are extremely detailed, easy to read, color coded, and have photos embedded for easy reference. JJ has helped us with several home inspections now and we couldn't be happier!”

— Kale F.


(480) 626-3579
18234 West Port Royale Lane
Surprise, Arizona 85388

We service:

Surprise, Peoria, Glendale, Goodyear, Avondale, Litchfield, Waddell, Buckeye, Phoenix, Scottsdale, Mesa, Tempe, Gilbert, Chandler, Tonopah, Bumstead, Youngtown, El Mirage, Sun City, Sun City West, Sun City Festival, Tolleson, Anthem, and just about anywhere else in the valley!

We are open 8 days a week!

7:00 AM – 9:00 PM