If you're about to buy a home in Mankato, North Mankato, or anywhere in Southern Minnesota, you're probably wondering how long the inspection takes — partly because you want to plan your day, partly because you're nervous and want it over with.
Here's the honest breakdown.
The short answer: 2–3 hours
For a typical single-family home in our service area (1,500–2,500 sqft, built between 1950 and 2010), plan for 2 to 3 hours on site. That's the inspection time alone — not driving, not paperwork, not the post-inspection walkthrough.
What makes it take longer
- Square footage. A 4,000 sqft home takes ~3.5 hours. A 1,000 sqft starter home takes ~1.5 hours.
- Age. A 1900 farmhouse with rubble foundation, knob-and-tube wiring, and an unlined chimney takes longer to evaluate honestly than a 2020 build.
- Crawl spaces, attics, multiple decks/garages. Each adds 15–30 minutes.
- Add-ons. Radon (5 minutes to set, picked up 48 hours later), sewer scope (~30 minutes on-site), mold sampling (~20 minutes), drone roof scan (~15–25 minutes).
- Detached structures. Detached garages, sheds, pool houses — each adds time.
What makes it shorter
- Newer construction (post-2015) with no add-ons.
- Condos and townhomes where common areas are excluded.
- Smaller homes (under 1,200 sqft) with simple layouts.
Why a "fast" inspection is a red flag
If an inspector says they can do your 2,000 sqft Mankato home in under 90 minutes — be skeptical. They're either skipping the attic, skipping the crawlspace, or running through the systems too fast to actually evaluate them.
A real inspection involves climbing on the roof (or flying a drone over it), getting into the attic, getting into the crawlspace, opening every electrical panel, running every fixture, lighting every burner, cycling the HVAC, photographing each finding, and writing it up cleanly. That doesn't happen in an hour.
Should I be there for the inspection?
Yes — for the last 30 to 45 minutes. That's when I do the live walkthrough: I'll show you the major findings, point out the things that looked good, and answer questions. Your agent is welcome too. The first 90 minutes you don't need to be there — I'm climbing, crawling, and clicking shutter buttons.
How fast do I get the report?
Same day for most inspections. Always within 24 hours. Your report is photo-rich, prioritized by severity, and emailed to you (and your agent if you want) the moment it's ready.
How does Closer Look schedule?
I do one inspection per day per location, on purpose. Some inspectors book 2–3 jobs a day, which is exactly how a "fast" inspection happens. I'd rather take my time, do it right, and write you a report you'll actually read. That's the whole point of Closer Look.
— Lisa Meine, InterNACHI Certified Master Inspector