An occupancy and condition inspection is eyes on the asset, with a dated photo or video pack you can send to an owner, an asset manager, or the next work order. It answers whether the house is occupied, whether it is open, what the yard and exterior look like, and what is broken enough to bid next.

It is not a buyer’s home inspection, not an appraisal, and not a brokerage walk-through. We do not force entry. If someone is inside, that is documented and reported.

Who it's for

Realty companies and property managers who need a dated look at a vacant, listed, or newly assigned unit before they order work. REO brokers and investors use the same line before they bid a turn.

What you buy

A dated occupancy and condition set: street view, openings, yard, and interior rooms when there is access. You get photos or video you can forward. The report is field documentation, not a licensed home-inspection certificate.

What's typically in the scope

Street view and curb-appeal shots
All four exterior sides when they are reachable
Doors, windows, and other openings
Yard, grass height, snow or ice, fence and gates
Interior rooms when keys or a lockbox exist
Obvious hazards noted from a safe distance
Occupancy status as seen on the visit

Jobs we see on this line

First look after a new management contract
Vacant listing that has been sitting
Confirm occupancy before a lock change
Condition set before a trash-out or make-ready
Code or neighbor complaint that needs photos

How this line runs

Send the address, access notes, and any photos you already have. If you have none, say so — the inspection itself is the media. We confirm coverage, then a local independent contractor visits.

They shoot the standards list, stay out of occupied space, and do not force a door. The pack comes back timestamped. From there you can order securing, lawn, trash-out, repairs, or a rehab against what the photos actually show.

Timing

Typically 24–72 hours after we accept the job and coverage is confirmed. Access delays — missing lockbox, wrong keys, occupied unit — pause the clock until we can get in or we close the visit as occupied.

How photos and video work

Four exterior sides, street view, openings, yard, then interior rooms if keys or a lockbox exist. Wide shots first, then close-ups of damage. No occupant faces. A slow walk-through video is enough if stills are thin. See photo and video standards.

What this does not include

We do not force entry. We do not remove occupants. We do not certify value, habitability for a sale, or a lender’s appraisal. Suspected mold, bio, asbestos, or lead is photographed from a safe distance and handed to hazard coordination — the inspector is not a hazmat company.

Coverage

Nationwide desk. Local crews. We confirm coverage before we accept the job. Send the city on the request. If we cannot staff that market, we decline instead of taking the job and missing it. Coverage.

A scope is an estimate. The firm price comes in writing and does not change unless you sign a change order. How a job runs.

Request a scope

Occupancy and condition inspections