Failing a Level 2 is no government test

It is a list of what we found, with photos. We say what we see. We do not tell you what to buy, and nobody is pressed for a yes on the spot.

You read the list and decide what to do, with your agent if you are selling. Take your time with it. A report that sits on the kitchen table for an evening is better than a decision made in a hurry. Call us with any line that is unclear.

In escrow, a buyer can raise repair work, a credit or another inspection. The seller can say yes or no. The parties and agents sort that out. We stay out of legal and contract advice.

These five have a range. We tell you where yours falls once we have looked.

A cap runs $160 to $655, and a cricket $435 to $980. Add a full flashing replacement to that cricket and you are at $655 to $1,600. Leak repair is $545 to $3,250. A gas insert is $2,700 to $5,450.

Chase covers, crowns, liners, dampers, smoke chambers, fireboxes, mortar, masonry and flashing on its own each hinge on what we find. We look, show you the photo and quote in writing. The decision to go ahead is yours. You can take the quote home, compare it, and call us back.