Middle Tennessee · Residential & Commercial

Every wall measured. Every finding on the record.

Licensed home and commercial inspections backed by LiDAR scans, drone roof work and thermal imaging. For contractors and developers, the same visit becomes as-built plans, a takeoff by trade and a bid package your subs can price.

See packages & pricing View sample work

TN licensedHome inspector · license # posted at launch

FAA Part 107Certified drone operations

ASTM E2018Commercial condition assessments

Existing conditions · Level 1SAMPLE

Gross area1,168 sf

Scan points38

Check vs. LX1±⅛"

Why it costs what it costs

One visit, three kinds of proof.

Most inspections hand you a PDF of opinions. Ours come with the measured record behind them, so a buyer, lender, sub or engineer can check the finding instead of taking our word for it.

Measured, not eyeballed

A Matterport Pro3 LiDAR scan of every room, checked against laser dimensions. You get a 3D walkthrough and the point cloud, so nobody bids off a tape-measure guess.

Seen from every side

Drone roof and exterior sets, thermal imaging for hidden moisture and hot circuits, and attic and crawlspace capture. The places other inspections skip are the places rehab budgets break.

Priced and ready to build

For contractors and investors, the scan feeds a scope of work by trade with quantities and a priced range, laid out so every sub bids the same line items.

Services

Built for the people who sign the checks.

Home buyers, sellers & owners

Scan-backed home inspections

Pre-purchase and pre-listing inspections to the Tennessee standards of practice
Drone roof set, thermal scan and a 3D tour of the house in every inspection
Radon, sewer scope and termite reports from a state-chartered partner
New-construction phase inspections: pre-pour, pre-drywall, final, 11-month warranty
Pre-loss documentation for insurance and storm claims

Contractors, investors & developers

Scope, takeoff & bid packages

Existing-conditions scans with E57 point clouds for your CAD or BIM workflow
Measured as-built plans in DWG and PDF, with optional 3D/IFC models
Scope of work by trade with demo, existing and new split out, plus priced ranges
Bid packages and side-by-side bid leveling
Rough-in scans, draw verification for lenders, and closeout as-builts

Investors & owners

Risk & feasibility

Property risk assessments with a dollar range on every risk
Lot and zoning screens: setbacks, coverage, FEMA flood zone, easements, septic
Layout studies: three priced options to rearrange or add on
Deal feasibility against comps from your broker or appraiser

Commercial buyers, owners & lenders

Commercial condition assessments

Baseline property condition assessments to ASTM E2018
Immediate-repair and 10 to 12 year reserve tables
Full-building scans and drone roof surveys included
Lease, purchase and refinance due diligence

Sample work

What lands in your portal.

Excerpts from the four deliverables clients ask about most. These are illustrative samples on a fictional property, so you can see the format before you book.

Drone roof findings412 Sample Ln · Sample

RepairLifted step flashing at chimney, north slope. Water staining visible at the attic sheathing below. IMG 0142, 0143 · thermal 07

MonitorGranule loss across the south slope, consistent with a roof near the end of its service life. IMG 0151

OKValleys, ridge cap and pipe boots intact; gutters pitched and draining. IMG 0160–0171

Every finding is tied to a photo or thermal frame you can open.

Takeoff by tradeRehab scope · Sample

Line	Phase	Qty	Unit
Interior wall, 2x4 @ 16" o.c.	New	38	LF
Drywall, ½", both faces	New	608	SF
Wall removal, non-bearing	Demo	4.2	LF
LVP flooring, 7% waste	New	1,250	SF
Window, egress, 24x48	New	1	EA

Same line items to every sub, so bids compare one to one.

Draw verificationDraw 2 of 4 · Sample

Framing & sheathing100%

Electrical rough-in85%

Plumbing rough-in60%

Requested $18,400 · supported $15,950 · scan of each open wall attached.

Lenders release money against what is actually built.

Lot & zoning screenParcel screen · Sample

Flood zone X · coverage 22% of 35% max · no plat easement on east side.

Know whether the addition is allowed before paying anyone to design it.

How a job runs

From booking to download.

Step 1

Book and sign

Pick a package, sign the inspection agreement online and pay the deposit. Your portal opens the same day.

Step 2

We walk the property

Scan, drone, thermal, attic and crawlspace, with written owner consent for every flight.

Step 3

Files post to your portal

Reports, tours, plans and data load as they're finished, with a notice to you each time.

Step 4

Download and share

Pull what you need and send a view link to your agent, lender, engineer or subs.

Packages & pricing

Priced for the work, not the race to the bottom.

Prices cover a home or building up to 2,000 square feet within 30 miles of Smyrna. Each tier includes everything in the one before it.

Residential

For buyers, sellers and owners. Every inspection is performed by a Tennessee-licensed home inspector.

Essential

$650

The inspection, plus the scan and drone work most inspectors don't do.

Licensed home inspection to TN standards
Drone roof and exterior set
Thermal imaging scan
3D walkthrough of the house
Report in your portal within 24 hours

Over 2,000 sf: +$0.15/sf

CompleteMost chosen

$1,050a la carte $1,200

The full due-diligence set for an older or rural house.

Everything in Essential
48-hour radon test
Sewer scope camera inspection
Termite (WDI) report by a state-chartered pest firm

Over 2,000 sf: +$0.20/sf

Signature

$2,150a la carte $2,900

For buyers planning to renovate after closing.

Everything in Complete
Measured floor plan (DWG and PDF)
Lot, zoning and flood screen
Renovation cost ranges for the findings, as a separate document

Over 2,000 sf: +$0.55/sf

Contractor & developer

For GCs, investors, lenders and developers. Commercial buildings priced per square foot.

Record

$750a la carte $875

The measured record of what exists, before anyone bids.

3D LiDAR scan with MatterPak
Drone exterior and roof set
Measured site sketch (not a survey)
Files in your portal within 48 hours

Over 2,000 sf: +$0.15/sfCommercial: $0.20/sf, $1,250 min

ScopeMost chosen

$2,450a la carte $3,350

The diligence answer in one visit: what it costs and what can go wrong.

Everything in Record
E57 point cloud
Measured 2D as-built plans
Scope of work and takeoff by trade, priced
Lot and zoning screen
Deal feasibility

Over 2,000 sf: +$0.60/sfCommercial: $0.65/sf, $4,500 min

Build

$4,950a la carte $6,350

Design through closeout on a full rehab or addition.

Everything in Scope
Layout options study, three priced layouts
Bid package and bid leveling
Two scan-backed draw checks
Closeout as-built and deviation report

With addition design: $5,750Over 2,000 sf: +$0.75/sfCommercial: by quote

Upgrade credit: what you paid for Record counts toward Scope within 60 days, and Scope counts toward Build within 90 days.

A la carte & upgrades

Add to any package, or book on its own.

Inspection add-ons

Radon test, 48-hour$175

Sewer scope$250

Thermal imaging, standalone$175

Termite (WDI) reportBy a state-chartered pest firmfirm's fee + $25

Pre-listing inspection$550

Pre-loss documentation$395

New construction phases

Pre-pour foundation$300

Pre-drywall, with rough-in scan$550

Final$550

11-month warranty$395

All four phases$1,595

Commercial

Condition assessment, under 10,000 sf$2,500–3,500

Condition assessment, 10,000–25,000 sf$4,000–6,000

Scan & drawings

3D LiDAR scan$0.15/sf over 2,000 sf$350

E57 point cloud export$195

Measured 2D as-built$450 minimum$0.35/sf

3D / IFC model$900 minimum$0.60/sf

Drone exterior & roof set$350 with thermal$250

Measured site sketch$275

Planning & cost

Scope & takeoffCosmetic / standard / gut or addition$650 / 950 / 1,500

Bid package & levelingUp to 5 trades, $100 each added$650

Layout options studyWith addition $2,250$1,250

Lot & zoning screen$350

Property risk assessment$850

Deal feasibility$350

During construction

Rough-in scan$400

Draw check: photo / on-site / with scan$95 / 175 / 250

Change-order or dispute record$250

Closeout as-built & deviation report$600

Travel beyond 30 miles of Smyrna: $1 per mile. Site sketches are for planning and are not surveys. Cost ranges and deal scenarios are not appraisals or opinions of market value. Structural questions are flagged for review by a licensed engineer.

Client portal

Sign, pay and download in one place.

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Agreements you can count on. Inspection agreements are signed online with a full audit trail of who signed, when and from where, under the federal E-SIGN Act and Tennessee's electronic transactions law.

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Files when they're ready. Reports, tours, plans, point clouds and takeoffs post to your job as each one is finished.

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Share without forwarding attachments. Give your agent, lender or subs view access to exactly the files they need.

Get portal access with your booking

412 Sample LnScope package · sample

Inspection agreementSigned Oct 14 · audit trail attachedSigned

3D walkthrough & MatterPakPosted Oct 16Ready

E57 point cloud · 1.8 GBPosted Oct 16Ready

As-built plans (DWG, PDF)Expected Oct 18In progress

Scope of work & takeoffExpected Oct 21Queued

Questions

Straight answers.

Why more than a typical inspection?

A standard Nashville inspection runs about $400 to $600. Ours includes a LiDAR scan, drone roof set and thermal imaging, which other firms sell separately or skip. You also keep the 3D record of the house.

Is the site sketch a survey?

No. It's a measured sketch for planning. Property lines come from county GIS and are approximate. For boundaries, hire a licensed surveyor.

Do you tell me what the house is worth?

No. Tennessee inspectors may not give a market value inside an inspection. Deal feasibility uses comps from your broker or appraiser and comes as a separate document.

Do you also do renovation work?

Our affiliated company does. If that could matter to you, we disclose it in writing before you sign, and it never changes what the report says.

What do contractors get that a scan alone doesn't give them?

Quantities by trade, demo split out from new work, and one scope every sub bids against. That turns three hard-to-compare bids into a straight comparison.

Where do you work?

Rutherford, Davidson, Williamson, Wilson, Sumner, Maury, Cannon and Bedford counties, from a base in Smyrna. Farther out is fine with a travel fee.

Book or get a quote

Tell us about the property.

We reply within one business day with a firm price and the first open date.

inspections@stargrassinspections.comEmail

stargrassinspections.comSmyrna, Tennessee