Based in Preble County
Home inspections in the Miami Valley.
We inspect the house you are buying, selling, or listing. You get a clear report and photos of what matters.
What we inspect
A full walk of the house — roof to basement — with the systems running so you can see how they work today.
- Roof and outside. Covering, flashings, gutters, downspouts, chimney, siding, windows, doors, walks, and how water leaves the lot.
- Basement and structure. Foundation walls, floor structure, and signs of movement or moisture where they show.
- Electrical. Service panel, representative outlets, GFCI protection in wet rooms, and the smoke and CO alarms that are in place.
- Plumbing. Water heater, supply and drain lines we can see, fixtures run at the sinks and tubs, and the laundry hookups.
- Heat and air. Furnace or heat pump and the air conditioner, operated in season, with the filter and condensate path checked.
- Inside and attic. Rooms, stairs, windows, and the attic when we can get in.
What you leave with
A written report. Photos. A list you can hand to your agent or a contractor.
The report covers what we walked. Photos document the house — systems, rooms, and the items that need attention. Deficient items are written in plain language: what was seen, why it matters, and what to do next.
The report goes out within 24 hours. Most go out sooner. We will send a copy to your agent if you ask. If a comment is not clear, call 513-567-3889.
How it works
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1
Book
Pick a date on the Book page or call 513-567-3889.
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2
Inspect
We walk the house, roof to basement, and stay until the job is done right.
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3
Report
Written report with photos, sent within 24 hours.
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4
Questions
If a comment is unclear, call and we go through it.
Who this is for
- Buyers
- Sellers / pre-listing
- 11-month builder warranty
- Investment and multi-family Rates on this page. More than four units, call 513-567-3889.
Rates
Single-family
| Square feet | Rate |
|---|---|
| 1–1500 | $400 |
| 1501–2000 | $425 |
| 2001–3000 | $475 |
| 3001–4000 | $525 |
| 4001–5000 | $625 |
| Over 5000 | Call |
Multi-family
| Square feet | Rate |
|---|---|
| 1–2500 | $575 |
| 2501–4500 | $750 |
| 4501–6000 | $950 |
| Over 6000 or more than four units | Call |
Price follows the building. A duplex and a fourplex the same size are not the same job. If you are not sure which row to use, call 513-567-3889.
Where we work
Ohio only. Based in Preble County. Dayton and the towns around it.
Preble · Montgomery · Darke · Butler
West Alexandria, Eaton, Lewisburg, Camden, New Paris, Gratis, Brookville, Greenville, Englewood, Clayton, Germantown, Dayton, Middletown.
For agents
Send the buyer or seller to the Book page. They pick a date and we handle the rest.
You get one total. No extra lines they did not ask for.
Duplex, fourplex, over 5,000 sq ft, or you are not sure of the size: call 513-567-3889 and we will give you the number.
After the inspection we can walk the report with you or your client.
Reviews
★★★★★
Cody does a very thorough job! We have used him for several inspections, and he is prompt, thorough, and great to work with.
Brad Unger
★★★★★
Unified did my home inspection before buying my first home. Everything was extremely detailed and made me very well informed on the home before closing.
Tyler Blankenship
★★★★★
He is super thorough, professional, and did a great job explaining his findings. Report was delivered quickly and included notes, recommendations, photos, and video.
Attaroa Heathenborn
Questions
- How long will you be at the house?
- Long enough to do the house right. A small ranch is a shorter day than an older two-story or a multi-family. We do not watch the clock to finish early.
- When do I get the report?
- You get a written report with photos after the inspection. We send it within 24 hours. Most go out sooner. If you want a copy sent to your agent, say so when you book.
- Can I be there? Can my agent be there?
- Yes. Come for the last part of the inspection. That gives us time to walk the house first and put a list together. When you arrive we go through what we found and you can ask questions. If you cannot be there, we still inspect and send the report.
- What does the $400 rate cover?
- That is a single-family house up to 1,500 sq ft. Larger houses and multi-family buildings are on the rates table on this page. Over 5,000 sq ft, or more than four units, call 513-567-3889.
- Do you inspect new construction and 11-month warranty homes?
- Yes. Same full inspection. We walk the house before you close, before you list, or before the builder’s first-year warranty runs out.
- Are you licensed in Ohio?
- Yes. Cody Via is a licensed Ohio home inspector. License 2024006149. Issued by the Ohio Department of Commerce, Division of Real Estate and Professional Licensing. You can look it up at https://elicense.ohio.gov/oh_verifylicense.
- How do I book?
- Use the Book page and pick a date, or call 513-567-3889. If the building is a duplex, a fourplex, or you are not sure of the size, call and we will give you one total.
About
Cody Via. Unified Property Inspections LLC. Licensed Ohio home inspector, license 2024006149.
59 West Dayton Street, West Alexandria, Ohio 45381.
513-567-3889 · Office 937-839-7043