AA Home Inspection:
Local Inspection Experience Makes a Difference
Our experience helps us recognize those patterns.
AA Home Inspection is locally owned and operated in Union, KY. Owner Michael Patton previously worked with an engineering group, giving our inspection process an added foundation in careful observation, technical thinking, and practical problem-solving.
We have spent more than 25 years inspecting properties across the region. That experience includes historic homes near the Ohio River, suburban residences, newer developments, condominiums, manufactured homes, multi-unit buildings, and commercial properties.
We understand how location, elevation, soil, drainage, building age, materials, and past maintenance can influence property condition. Our job is to turn those details into useful information you can act on.
Residential Home Inspection for Confident Home Decisions
Our residential home inspection is designed to answer those questions as clearly as possible.
We evaluate accessible components and systems throughout the property, including:
- Roofing materials and visible roof components
- Foundation and structural elements
- Exterior walls, siding, windows, and doors
- Attics, insulation, and ventilation
- Basements and crawl spaces
- Electrical panels, wiring, outlets, and fixtures
- Plumbing supply and drainage components
- Heating and cooling systems
- Interior walls, ceilings, floors, and stairs
- Built-in appliances and installed components
- Grading, drainage, and visible site conditions
- Garages, porches, decks, and balconies
A roof and foundation check is especially important because problems in these areas can affect many other parts of the home. We look for visible evidence of movement, water intrusion, damaged materials, poor drainage, unsafe conditions, and repairs that may require additional evaluation.
Our inspection does not predict every future repair, but it gives you a detailed picture of the property’s visible condition at the time of the visit.
Same-Day Reports with High-Definition Photos
We deliver clear, detailed inspection reports on the same day in most cases. Each report includes high-definition photos that show the conditions we observed, helping you understand both the location and importance of our findings.
Our inspection report findings are organized so you can quickly identify:
- Significant safety concerns
- Major defects
- Systems that may need repair
- Maintenance recommendations
- Components nearing the end of expected service life
- Areas that may require specialist evaluation
- General property information
- Photos supporting our observations
We explain our findings in direct, understandable language. We do not bury important concerns under unnecessary technical wording, and we do not use dramatic language to make ordinary maintenance sound alarming.
A strong inspection report should help you make decisions. It should not leave you more confused than when you started.
Commercial Building Inspection for Owners and Investors
Depending on the property and scope, we may inspect:
- Structural components
- Roofing and drainage systems
- Exterior walls and building envelope
- Electrical systems
- Plumbing systems
- Heating, ventilation, and cooling equipment
- Interior spaces
- Accessible life-safety components
- Parking areas and walkways
- Site drainage
- Doors, windows, and entry systems
- General maintenance conditions
As an additional service, we also offer Phase I Environmental Site Assessments. We can also provide a property condition assessment tailored to the building type and client objectives. A property condition assessment helps identify existing concerns, deferred maintenance, and components that may require attention or additional evaluation.
Our commercial experience supports clients considering offices, retail spaces, mixed-use properties, apartment buildings, warehouses, and other investment or owner-occupied facilities.
Structural System Review from Foundation to Roof
Common warning signs may include:
- Foundation cracks
- Uneven or sloping floors
- Doors or windows that do not operate properly
- Moisture staining
- Damaged support posts or beams
- Improper alterations
- Sagging roof areas
- Deteriorated masonry
- Drainage problems near the foundation
- Visible settlement or displacement
Not every crack indicates a serious structural issue. Some are related to normal curing, age, or minor movement. Our role is to document what we see, explain why it matters, and recommend further evaluation when conditions fall outside the scope of a standard inspection.
Michael Patton’s previous experience working with an engineering group supports our careful, methodical approach. We focus on observable evidence rather than assumptions.
Radon Testing for Northern Kentucky Properties
Northern Kentucky properties may be vulnerable due to local geology, foundation styles, and soil conditions. Radon can affect newer and older homes, including properties without basements.
Our radon testing process uses specialized continuous radon monitoring equipment to measure conditions over the required testing period. Once testing is complete, we provide results and explain whether additional action may be appropriate.
Radon testing is valuable for:
- Home buyers
- Home sellers
- Current homeowners
- New construction
- Rental properties
- Relocation transactions
- Properties with existing mitigation systems
A mitigation professional can often reduce elevated radon levels through a properly designed system. Testing provides the information needed to determine whether that next step is necessary.
Mold and Moisture Inspections
Our mold inspection services focus on visible concerns, moisture patterns, and areas where hidden problems may be developing.
We may examine:
- Basements and crawl spaces
- Bathrooms
- Attics
- Areas around windows
- Plumbing fixtures
- Walls and ceilings
- HVAC-related areas
- Previously repaired water damage
- Surfaces with staining or unusual growth
When appropriate, testing may be recommended to gather additional information.
The goal is not simply to identify discoloration. We look for the moisture source that may be contributing to the condition. Cleaning a surface without correcting the underlying water problem often leads to repeated growth.
Termite and Wood-Destroying Insect Inspections
Our termite inspections examine accessible areas for visible signs of active infestation, previous activity, damaged wood, shelter tubes (mud tubes), and conditions that may attract wood-destroying insects.
We pay close attention to:
- Crawl spaces
- Basements
- Foundation areas
- Wood-to-soil contact
- Sill plates and floor framing
- Deck supports
- Garages
- Moisture-damaged wood
- Exterior entry points
Northern Kentucky’s humid conditions can contribute to moisture and wood deterioration, making regular attention especially important. An inspection can help identify concerns before they become more expensive to address.
Sewer Scope Inspections
A sewer scope inspection uses a specialized camera to examine the interior of the line. This service may reveal blockages, cracks, root intrusion, deterioration, offset sections, or other conditions that could lead to backups and costly repairs.
A sewer inspection may be especially useful for:
- Older properties
- Homes with mature trees
- Buildings with recurring drainage concerns
- Properties with clay or aging sewer lines
- Buyers who want a more complete plumbing evaluation
- Homes that have been vacant
- Properties with visible settling or soil movement
- New construction
Sewer repairs can be disruptive and expensive. A camera inspection with a complete report including a video of the sewer line provides a clearer understanding of the line before you take ownership.
New Construction Inspections
Our new construction inspection helps identify visible issues before your final walk-through or closing. We may evaluate:
- Roof installation
- Exterior finishes
- Foundation and framing conditions
- Attic insulation and ventilation
- Electrical components
- Plumbing fixtures and connections
- HVAC operation
- Windows and doors
- Interior finishes
- Safety concerns
- Incomplete or damaged components
- Drainage and grading
A municipal inspection and an independent home inspection serve different purposes. Local code officials focus on compliance at specific construction stages. We evaluate the completed property from the buyer’s perspective and provide a detailed list of observed concerns.
11-Month Warranty Inspections
Some concerns only become noticeable after the home has experienced seasonal changes, regular use, rain, heat, cold, and normal settling.
During an 11-month inspection, we look for issues such as:
- Drywall cracks
- Door and window movement
- Plumbing leaks
- HVAC performance concerns
- Insulation gaps
- Roof or flashing defects
- Drainage problems
- Electrical issues
- Loose or damaged finishes
- Evidence of moisture intrusion
We provide a clear report you can use when communicating with the builder. The report does not determine warranty coverage, but it gives you organized documentation of the conditions we observed.
Pre-Listing Inspections for Sellers
Discovering a major concern during the buyer’s inspection can delay negotiations, create uncertainty, or lead to rushed repair decisions. By scheduling an inspection in advance, sellers have more time to evaluate their options.
A pre-listing inspection may help you:
- Identify significant concerns early
- Decide which repairs to complete
- Gather estimates before listing
- Reduce last-minute surprises
- Prepare documentation
- Improve transparency
- Support a smoother transaction
- Reduce the stress sellers experience in the process of selling their property
We provide the same careful, unbiased inspection process whether we are working for a buyer, seller, owner, or investor.
Common Property Issues We Find
In older neighborhoods, we may encounter aging electrical systems, outdated plumbing materials, deteriorated masonry, poor attic ventilation, or repairs completed before modern standards were established.
Newer construction may show different concerns, including incomplete insulation, installation defects, drainage issues, or rushed work.
Regional conditions can also contribute to:
- Basement and crawl space moisture
- Foundation movement
- Expansive or water-retaining soil
- Roof wear from changing weather
- Improper exterior drainage
- Humidity-related concerns
- Wood deterioration
- Sewer line damage from roots or settling
- HVAC performance problems
- Ice or water damage around roof edges
A property’s location matters. Homes near river valleys may face different moisture and flood-related conditions than hilltop properties. Our local experience helps us adjust the inspection focus based on the building, site, age, and surrounding environment.
Certified and Licensed Across Three States
Professional certifications support ongoing education, ethical standards, technical knowledge, and established inspection practices. Licensing requirements vary by state, and we remain attentive to the standards that apply where the property is located.
We’re also insured and committed to performing each inspection carefully, consistently, and objectively.
Our clients include:
- First-time home buyers
- Experienced homeowners
- Sellers
- Real estate investors
- Commercial property buyers
- Property managers
- Real estate professionals
- Builders
- Relocation clients
Hundreds of customers and local professionals have trusted us to provide detailed information during important property decisions. Our consistent 5.0 Google rating reflects the service, responsiveness, and clarity we work to provide during every inspection.
Fast Scheduling When Deadlines Are Tight
Our team serves Union and communities throughout Boone, Kenton, Campbell, and surrounding counties. Our broader service area includes Florence, Covington, Newport, Independence, Hebron, and nearby communities, as well as Greater Cincinnati areas such as Mason. We also provide support for clients searching for a licensed home inspector across the tri-state region. Fast scheduling is helpful, but we never rush the inspection itself. We take the time needed to examine the property and answer your questions.
What to Expect During Your Inspection
We encourage clients to attend an hour or two into the inspection appointment. This gives us an opportunity to show you significant findings, explain maintenance considerations, and answer questions in person. After the inspection, you receive a same-day HD photo report in most cases. We remain available to clarify the findings after you have reviewed it.
Our process is built around three priorities:
- Inspect carefully
- Communicate clearly
- Deliver information quickly
We don’t make buying or selling decisions for you. We provide the information you need to make those decisions with greater confidence.