ProQuality Yakima Home Inspections

ProQuality Yakima Home Inspections

ProQuality Yakima Home InspectionsProQuality Yakima Home InspectionsProQuality Yakima Home Inspections

ProQuality Yakima Home Inspections Services is owned by Ryan Quinnell of Selah, WA. Proudly serving Central Washington.

Please call now to get a quote and schedule your inspection. (509) 580-0023

About ProQuality - Yakima Home Inspector

Residential & Commercial Inspections

  **A HOME INSPECTION differs from an APPRAISAL which looks mostly at a comparison market $$ values. A Home Inspection is an unbiased, impartial and objective, limited visual (nondestructive) examination of the physical structures, systems, and safety of a home, from the foundation and grading, up to the roof. 

**A ProQuality Home Inspection is a method to assist you in understanding the overall condition of the home. Our consultation will provide you with information as to what findings are major and minor. We will offer suggestions and recommendations... not mandates. The conditions noted on our report do not necessarily mean you should not purchase the home, however the information is imperative for you to make a more informed decision.

Helping you to understand the condition of the home is our GOAL. We fully understand the stress and emotional investment during property transactions and we know that a timely delivery and the ability to communicate in a sensitive and caring manner can be as important as the report contents. When discussing any issues we may offer solutions and maintenance suggestions, thus giving you greater confidence in any negotiations.

Our Main Goal

The main goal of ProQuality Home Inspections is to inspect your home to the very highest professional and ethical standards in our industry. I will not only provide you with a quality, accurate report with pictures, I will also advise you and make recommendations on how to maintain your investment, and answer your questions before, during and after the inspection for as long as you own your home. This important main goal especially includes your family and guest?s safety and their peace of mind. Thus we will also discuss with you home safety and make recommendations on how to keep your home a safe place.

About Ryan Quinnell

Ryan Quinnell is a certified, licensed, insured, and bonded home and structural pest (SPI) inspector in the state of Washington. Ryan is a proud member of the National Association of Certified Home Inspectors (NACHI) and in addition to his remodeling/construction background Ryan has been educated and trained in Home Inspection by the Washington School of Home Inspectors and Certified Master Inspector Jerry Lozier of Lozier Home Inspections, LLC. 

Honest, Knowledge, Experience, Certified, Licensed, Bonded, Insured 

Providing the Yakima Valley and Central Washington with Professional Quality Home and Structural Pest Inspections to every client, every time!

Subterranean Termite Evidence

I was hired to do a basic home inspection on this home and when you hire us (ProQuality Home Inspections) you actually get a Structural Pest Inspection for the same great price. If you choose to hire a home inspector that is not a Structural Pest Inspector they are not allowed to comment on or identify wood destroying insects (termites, carpenter ants, and (anobiid) wood boring beetles). Which will cost you more MONEY.  Ryan Quinnell is WSDA SPI License #93012... Let me save you MONEY. Call Now!

Active Subterranean Termites

This is the exact reason that I call out wood scraps laying on grade in the crawl-space. Wood scraps and cellulose based debris laying on grade in the crawl-space is a conducive condition for WDO/WDI (wood destroying insects and organisms). This piece of wood was laying on grade and had active termites. After the termites are done with this piece they can potentially move on to your main structure. I include a Structural Pest Inspection with every home inspection I do for no extra charge. 

Yakima Home Inspections - Important Information



How much do you charge???? 

This is usually the very first thing I am asked from a prospective client. In Home Inspections one size DOES NOT fit all. All inspections are not the same!!. Many determining factors should come into play; usually it boils down to inspectors own individual effort, diligence, determination and integrity. 

Thus, if you are looking for the cheapest, and low price is your only criteria , the chances are excellent you will get a sub-par inspection and report (a "Quick and Dirty" Inspection) 

When selecting a home inspector and the inspection, please consider the following: 

In most cases, a thorough home inspection could take a total time of as much of 4-6 hours, depending on the age, size, and features of the house. (2 - 4 hours or more on site and 2 - 4 hours publishing the report.) If the inspector is doing multiple inspections daily, there could be some significant cutting of corners. (All about $$) (Ask potential inspectors about the total time of inspection) 

Current average base price here in Central Washington (Yakima, Cle Elum, Ellensburg, Lower Valley) is about $350 to $375 for a newer (less than 5 years old), up to than 1500? home, (price increases with size as well as age of home and features you want inspected). Caveat Emptor: An ad offering an inspection in a total of 1 hours or less, especially combined with considerably below average fees simply tells you that chances are you will be purchasing a sub par inspection at best. Please call or email me for a custom price quote. 

Pre-Inspection Contract

Very Important: Does your inspector get his pre-inspection contract into your hands at least several hours (or days) before your inspection so you can read it thoroughly and understand it before you sign? including any inspection exclusions and limitations stated in that contract, so there are no surprises the day of the inspection? We email or fax our contract to you when we first verify date and time, address, fees and other inspection info with you prior to your actual inspection. This is usually 1-3 days prior to inspection. Same day emergency inspections can happen, we will get the contract in your hands at beginning of inspection. 


Ellensburg Absolutely, the overwhelming vast majority of Real Estate Agents I work with are top notch Professionals. They truly look out for their client's best interests and they want full disclosure and the best, most thorough, accurate and readable inspection and report for their client they can find.

You should be aware that a very small minority want to (steer) their clients away from a thorough inspection and the best inspectors. Here are some tactics to watch out for.

They will say something like the following:

All Inspections are the same (They are absolutely NOT the same!!!) 

Cheaper is better (Not if thoroughness and accuracy are important to you!) 

That inspector is too picky or takes too long (What safety item or issue do you want to NOT know about?) 

Some inspectors understate issues; some overstate issues and/or present their findings in an 'alarmist fashion' or call out non-existent issues. At ProQuality Home Inspections we try very hard to present our findings in a Fair and Reasonable and Accurate manner without the extremes. 

That inspector is a deal killer (Truth is, the home is the real deal killer? blaming the inspector is like blaming a doctor for diagnosing cancer!) We realize that often further negotiations get bogged down due to certain expectations and/or other reasons, sometimes that can't be helped. However, blaming the inspector is unrealistic in most cases. 

We only use this inspector or we won't let that inspector do any of our inspections (Really? Find out why. Do they recommend the best and most thorough? Call their inspector and also get a copy of one of their recent reports. How soon do they get you the copy, is their report thorough, and can you read and understand it?) 

You need to know? All Realtors have a vested interest in the sale of the home (they make their commission if and when the home closes) and it is the practice of a few to give out a list of inspectors or to give out three cards (to meet the letter of the law to lessen their liability). But they secretly manipulate the process by that list or the three cards being home inspectors who they know will be soft or let issues slide and won't be a threat to their commission? 

Thankfully for consumers the overwhelming majority of Real Estate Agents are not like this. Again the majority have great integrity and only want the very best, most accurate and thorough inspection possible for their clients. 

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Report Information

Are the reports a handwritten? binder type check-off list (which can be very hard to read and understand) or are they computer generated with pictures? (Remember the adage: a picture is worth a thousand words!) Does the report look professional and have links (web-based) to further important information, and does it have explanations and recommendations that you can read and understand. If you do not have access to a computer, I will print out and hand deliver or mail to you if need be.

When will you receive your report?

We use a web based Inspection Report that is very thorough, easy to read and understand, and includes many photos. We usually have it to you Via Email by that evening, on the day of your inspection. 

Historical/Older Homes

Historical/Older Homes

Older homes (50+ years) are inspected within the context of the time period during which they were built. 

This means the inspection will not be reporting on an older or historical home as if it should meet modern standards. However we do look for system and function defects and safety issues just as in a modern home. By noting to you these concerns or issues, the report provides you, the client, with the information you need to make an informed decision on whether, for example, are you willing to live with the possible increased risk of a part of the home which might pose a hazard or be dangerous for you and your family. 

Our inspection is not a "Code" inspection per se; however current building standards are our guide for safety recommendations. The recommendations provided are meant to increase safety, function and/or performance, not necessarily to determine the home's 'code-ness' 

UPGRADES: Although some of these (upgrades) may not or were not available when structure was built (or pre- existing, non-conforming) many building practices/standards have changed over the years for safety reasons. 

Therefore we note when these safety items are absent or substandard and WE DO RECOMMEND SAFETY CONCERNS BE BROUGHT UP TO CURRENT STANDARDS for "Safety Enhancement" (GFCI's; Smoke detectors; CO Monitors; Plumbing S-traps; Seismic strapping and bracing, etc). 

Again, although these UPGRADES may not have been required or even available when home was built we recommend them for your family and guests "increased and enhanced safety"


What we are mandated by State of WA to inspect:

click and print      Washington Home Inspector Standards of Practice 

EXTERIOR: grading, walls, roofing, patios/decks, patio covers, garage, decks, driveways, soffits/fascias, doors/windows/trim, gutters/downspouts, retaining walls, fences/gates. 

STRUCTURE: foundation, attic/crawlspace, footings/columns, floors, walls, chimneys.

ROOFING: structure, coverings/type, flashings, skylights, vent/stacks. 

ELECTRICAL: Service entrance, grounding, panel/sub panels, branch circuits, outlets, AFCIs, GFCIs, and circuit integrity. 

HEATING and A/C: description, combustion system, A/C components, supply/discharge lines, venting, ductwork/registers, controls/thermostats. 

PLUMBING: main supply line, distribution lines, fixtures, vents/traps/drains, functional flow and drainage. 

INSULATION: attic, walls, crawlspace, floors, lines, ductwork, air/vapor barriers. (Accessible areas) 

INTERIOR: walls, ceilings, windows, floors, doors, stairs, fireplaces, smoke detectors, carbon monoxide monitors. 

ATTICS AND CRAWLSPACES: inspection of these areas is vital. 

Contact Us

Questions? Send me an E-mail

My Promise to You.

Choosing the right home inspector can at times be difficult. Unlike most professionals, you probably will not get to meet me until after you hire me. Furthermore, different inspectors have varying qualifications, equipment, experience, reporting methods, and yes different pricing. One thing for sure is that a home inspection requires work, lots of work. Ultimately a thorough, professional, and quality depends on the individual inspectors own effort.

ProQuality - Yakima Home Inspections

(509) 580-0023


Call to schedule an appointment and receive a custom quote

Monday-Sunday 7am to 9pm