Home Inspector in Frankfort, KY
Kentucky’s capital has a little of everything: historic neighborhoods, hillside homes with river views, and properties close to the Kentucky River. Rosie Home Inspections has been helping Frankfort buyers and sellers understand their homes since 2014.
- Careful below-grade inspections. We inspect accessible basements and crawlspaces and report observed signs of water intrusion and moisture.
- Licensed and experienced. Kentucky Licensed Home Inspector #103786, inspecting Central Kentucky homes since 2014. Female owned and operated.
- Trusted by our clients. More than 550 online reviews from home buyers, sellers, and Realtors across the Bluegrass.
- Specialized certifications. NRSB Radon Measurement Specialist, IAC2 Certified Mold Inspector, Level III Thermographer, KY Pesticide Applicator/Inspector, and FAA Certified Drone Pilot for hard-to-reach roofs.
- Reports you can actually use. Photo-based digital home inspection reports that explain each issue and what it means for you, delivered within 24 hours of your inspection.
- One visit, every test. Radon, mold, termite (WDI), and solar inspections can all be scheduled alongside your home inspection.
What We Look For in Frankfort Homes
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.
Inspection Services in Frankfort
We offer a full range of inspection and testing services for Frankfort properties:
- Home Inspections for buyers and homeowners
- Pre-Listing Inspections for sellers who want to get ahead of surprises
- New Construction Inspections before your final walkthrough
- 11-Month Warranty Inspections before your builder warranty ends
- WDI (Termite) Inspections, added to your home inspection and reported on the NPMA-33 form lenders require
- Radon Testing, added to your home inspection
- Air Quality / Mold Testing, added to your home inspection
- Solar Inspections, added to your home inspection
- The Ultimate Inspection Package, which bundles a home inspection with WDI, radon, and mold testing at a discount
Our home inspections follow the InterNACHI Standards of Practice. Radon testing, mold and air quality testing, WDI inspections, and solar inspections are all add-ons to your home inspection.
Areas We Serve In and Around Frankfort
We inspect homes throughout Frankfort and Franklin County, including downtown, South Frankfort, Bellepoint, and the surrounding rural areas.
We also serve nearby communities including Lawrenceburg, Versailles, Georgetown, Midway, and Lexington. See all the areas we serve.
Frankfort Home Inspection FAQ
How much does a home inspection cost in Frankfort?
The price depends on the size, age, and type of home, and on which add-on services you choose. You can get an instant quote online in a couple of minutes, or call us at 859-227-1780.
When will I get my results?
Your home inspection report is delivered within 24 hours of your inspection. If you add testing, radon results follow the 48-hour test, and mold lab results take 2–3 business days.
Can you tell whether a house has flooded?
Not with certainty. A home inspection can’t determine a property’s flood history or the cause of a condition, but we report observed signs of water intrusion and moisture damage in the accessible areas of the home. For a complete picture, review the seller’s disclosure, FEMA flood maps, and the home’s insurance claim history.
Is radon a concern in Franklin County?
Yes. Franklin County is in the EPA’s highest radon zone. A radon test can be done during your home inspection.
What Our Clients Say
★★★★★ 5.0 on Google from 550+ reviews
“My wife and I used this home inspection service when considering a purchase of a 100+ year old house. Cheaper services were suggested to us by other people, but we wanted one that we felt we could trust. I’m glad we made that choice. Rosie Home Inspections found multiple items that were not disclosed, and saved us from possibly throwing tens of thousands of dollars down the drain (and into a crumbling foundation).”
“Kari is top notch. Super thorough, professional, and detailed. This is my second time using her for a home inspection, and she’s proven twice now that she’s the real deal. She doesn’t rush, she explains what she’s finding as she goes, and she flags things that matter without creating unnecessary panic over minor stuff.”
“Kari was thorough, detail-oriented, and extremely knowledgeable. This was my first home inspection for my first house, and I am SO glad I went with Rosie Home Inspections. … I was very impressed with her work and how much she cared to make sure I understood everything. Honestly, top notch!”
“Very detailed yet easily understood report. Moreover, each comment has a photo to specify & clearly show the point. What is great as well is the quick summary link if you are in a hurry with option to go back to read more. They’re great & I recommend them to all home buyers.”
“Kari did an EXCELLENT JOB - extremely thorough and informative. I’ve dealt with several Home Inspectors over the years, including a cousin, and she far exceeded the depth and knowledge of all of them.”
“Kari did an outstanding job inspecting the home we plan to purchase. Her attention to detail and communication were amazing. Her website is very easy to use to book an inspection. She found many items that need repair, enabling us to bring them to the attention of the new home builder before it was too late.”
“Top-notch inspections and service! Kari is excellent with customer care, and her attention to detail is equally impressive! Great at explaining any deficiencies to the client and answering all questions. Highly recommend Rosie’s for a thorough and detailed home inspection!”
“She was so thorough, communicated well, has very competitive pricing, and took photos of everything as she went to put in the report along with the narrative. … Highly recommend! Also, being able to support women in a male-dominated occupation is a giant bonus for me!”
“Kari is very thorough … She pointed out everything and the additional tests for mold & radon all in one place was super convenient.”
“Professional and very thorough, Kari with Rosie Inspections provided a great roadmap for what I can do post-sale to keep my new home running well. She pointed out a number of issues I would have completely neglected to ask the seller about, and was very diplomatic when we had to have a separate conversation with the original builder about some details of the new construction.”
“I have used Rosie Home Inspection 3 different times, each time more impressed with the quality and detail of the work. Kari is not only thorough but takes the time to explain in complete detail her findings. … After having her inspect three different homes, I know she is the best.”
“Absolutely fantastic. Saved us from walking into a HUGE money pit. Very detailed, took lots of pictures to back up all of her findings, even listed things from high priority to lowest priority.”
“They provide multiple inspection types from one provider, which helps expedite the inspection process. The report they generated was very easy to understand with lots of good pictures. They were also able to recommend different contractors for the different types of issues discovered in the house.”
“Her website is easy to navigate (showing pricing and allowing for booking an appointment online). She responds quickly to your request and is friendly and professional. She did a very thorough job with the home inspection and talked to me and my agent about the results.”
“I can’t say enough good about Rosie Home Inspections! Scheduling was easy and the report was perfectly clear and comprehensive. Kari walked us through her findings in detail and was available for any questions that we had as we went through our home buying process. A great experience from beginning to end!”
Buying a home in Frankfort? Let's get your inspection on the calendar.
We're Serious About Providing High Quality Services
Our mission is to perform premium property analysis services, and to educate our customers on any defects or other beneficial information related to their investment. Integrity is at the root of everything we do, from giving 100% to job tasks, to treating all people and properties with respect, no matter who is watching.
We are proud to offer our services throughout Central KY, including Danville, Frankfort, Georgetown, Harrodsburg, Lancaster, Lawrenceburg, Lexington, Midway, Nicholasville, Paris, Richmond, Versailles, Wilmore, and Winchester, KY.