Home Inspector in Frankfort, KY

Frankfort’s river valley setting and older housing stock call for a careful look.

Homes near the Kentucky River

In April 2025, the Kentucky River crested at Frankfort at just over 48 feet, nearly matching the record set in 1978 and flooding homes near the river. A home inspection can’t determine a property’s flood history, but we do inspect the accessible foundation, basement, and crawlspace and report observed signs of water intrusion and moisture damage. For homes near the river, we also suggest reviewing FEMA flood maps, the seller’s disclosure, and the home’s flood insurance and claim history as part of your due diligence.

Hillside homes

Many Frankfort homes sit on steep lots. We inspect retaining walls, grading, and surface drainage where they may affect the house, report observed signs of possible foundation movement, and check driveways, walkways, stairs, and decks.

Historic homes

Neighborhoods like South Frankfort and the areas around downtown have homes that are well over 100 years old. They often have original cast iron drains, galvanized water lines, ungrounded outlets, and electrical systems that have been updated in stages. Learn more about buying a house built before 1975.

Radon

The EPA classifies Franklin County as Zone 1, its highest radon potential category, and 65% of buildings tested in Central Kentucky come in above the EPA action level of 4.0 pCi/L. Two houses on the same street can have very different levels, so the only way to know is to test. We recommend adding radon testing to your inspection.