★ FLAGSHIP — GC-Grade Property Inspection
The inspection AND the budget — on one document.
A licensed inspector visits the property AND a licensed NC general contractor turns the findings into a 3-tier estimate: MANDATORY items (code/loan-killers, 5–7 day fix guarantee), HIGH-ROI items (2× return cosmetics), and DISCLOSE & SKIP (formatted as an exact-dollar credit quote). Statewide NC, two turnaround tiers, single fixed price.
Trusted by 120+ NC investors
Southern Cities Construction
GC-Grade Property Inspection — 3-Tier Estimate
123 Main St · Charlotte, NC
Licensed inspector report (standard format)
- Full home inspection PDF
- Item-by-item findings + photo documentation
- All major systems covered (structural, electrical, HVAC, plumbing, roof, exterior)
TIER 1 — MANDATORY (fix within 5–7 days when SCC handles)
- Double-tapped breakers in panel — $400, electrical permit required
- Active leak under kitchen sink — $250, day-of fix
- Missing GFCI outlets in kitchen + bath — $600, code requirement
- Peeling exterior paint (north elevation) — $1,200, FHA/VA flag if left
TIER 2 — HIGH-ROI (positive value-lift math)
- Fresh trim paint throughout — $1,500 cost, $4–6K value lift = net gain
- Replace dated cabinet hardware — $300 cost, $1,500–2,500 value lift
- Refresh landscaping + mulch — $600 cost, $2–3K value lift
TIER 3 — DISCLOSE & SKIP (formatted as credit quote)
- Roof: 18 years old, 5–8 years remaining. Replacement quote: $18,500. Recommended seller credit: $14,000.
- HVAC: 2008 unit at end of life. Replacement quote: $11,200. Recommended seller credit: $9,000.
- Original single-pane windows (efficiency, not safety). Replacement quote: $15,000. Recommended seller credit: $4,000.
Paste-ready Repair Request Language (or Credit Counter)
- "We are requesting the seller complete the Mandatory tier items prior to closing — total scope $2,450 — AND credit the buyer $27,000 against the Disclose & Skip tier items as documented in the attached GC-Grade Inspection report (Tier 3, Southern Cities Construction, NC GC #107724)."
Mandatory-tier speed guarantee
- When the seller hires SCC for the Tier 1 repairs, we commit to a 5–7 business day completion window so the listing date / closing date isn't at risk.
120+
Investors served
4.9★
Avg client rating
2-day
Avg turnaround
NC GC
Licensed in NC
The Problem
Why a standard inspection isn't enough
A home inspector identifies issues. They're legally cautioned against giving cost ranges OR telling you which items matter. So the realtor has to bridge that gap themselves — guessing at numbers, calling contractor friends, or just hoping the buyer doesn't panic.
Inspector says "consult a professional"
47 items flagged, zero dollar amounts, no priority. Realtor has to invent the budget AND the priority.
Buyer panics on raw inspection report
Every flagged item feels critical. Loan-killer code violations get drowned out in cosmetic noise.
Pre-listing spend goes to wrong items
Seller spends $15K on cosmetic upgrades that move price $5K. Loan-killer items stay broken.
Negotiation tilts wrong
Without real cost ranges, repair-credit math is gut-feel. Equity walks out the door during escrow.
What you get
What you actually get — the 3-tier estimate
TIER 1 — MANDATORY (5–7 day fix guarantee)
Code violations + loan-killers a buyer's inspector will flag (active leaks, double-tapped breakers, GFCI gaps, peeling paint FHA/VA flags). Real cost per item. SCC commits to a 5–7 day completion window when you hire us for the repairs.
TIER 2 — HIGH-ROI fixes (2× return target)
Low-cost fixes with reliably positive value-lift math. Fresh trim and paint touch-ups, hardware swaps, landscaping. We don't recommend it unless the cost-to-fix vs value-lift math shows positive return.
TIER 3 — DISCLOSE & SKIP (formatted as credit quote)
Major items too expensive to fix pre-listing (roof on its last legs, full window replacement). Formatted as an exact-dollar credit quote so the seller can offer the buyer a fixed credit — turns negotiation chaos into "here's the number on letterhead."
Licensed inspector on-site + paste-ready language
Real inspector visits the property. SCC writes the paste-ready repair-request email language so the agent doesn't rewrite anything.
Sample deliverable
This is what arrives in your inbox.
Southern Cities Construction
GC-Grade Property Inspection — 3-Tier Estimate
123 Main St · Charlotte, NC
Licensed inspector report (standard format)
- Full home inspection PDF
- Item-by-item findings + photo documentation
- All major systems covered (structural, electrical, HVAC, plumbing, roof, exterior)
TIER 1 — MANDATORY (fix within 5–7 days when SCC handles)
- Double-tapped breakers in panel — $400, electrical permit required
- Active leak under kitchen sink — $250, day-of fix
- Missing GFCI outlets in kitchen + bath — $600, code requirement
- Peeling exterior paint (north elevation) — $1,200, FHA/VA flag if left
TIER 2 — HIGH-ROI (positive value-lift math)
- Fresh trim paint throughout — $1,500 cost, $4–6K value lift = net gain
- Replace dated cabinet hardware — $300 cost, $1,500–2,500 value lift
- Refresh landscaping + mulch — $600 cost, $2–3K value lift
TIER 3 — DISCLOSE & SKIP (formatted as credit quote)
- Roof: 18 years old, 5–8 years remaining. Replacement quote: $18,500. Recommended seller credit: $14,000.
- HVAC: 2008 unit at end of life. Replacement quote: $11,200. Recommended seller credit: $9,000.
- Original single-pane windows (efficiency, not safety). Replacement quote: $15,000. Recommended seller credit: $4,000.
Paste-ready Repair Request Language (or Credit Counter)
- "We are requesting the seller complete the Mandatory tier items prior to closing — total scope $2,450 — AND credit the buyer $27,000 against the Disclose & Skip tier items as documented in the attached GC-Grade Inspection report (Tier 3, Southern Cities Construction, NC GC #107724)."
Mandatory-tier speed guarantee
- When the seller hires SCC for the Tier 1 repairs, we commit to a 5–7 business day completion window so the listing date / closing date isn't at risk.
The Process
How it works
Three steps. 3–5 business days standard · 24–48 hours rush from submission to direction.
Book the inspection
Property address, target inspection date, side (buyer or listing), buyer/seller name. Pay $899 standard or $1,199 rush.
Inspection happens on-site
A licensed inspector visits the property. Standard 1–2 hour on-site walkthrough. Photos + findings captured.
GC analysis layer added
A licensed NC GC reads the report through a construction lens, adds severity + cost ranges + paste-ready language + negotiation memo.
You get the complete report
PDF in your inbox: inspection findings + GC analysis layer + ready-to-send Repair Request Language. 3–5 days standard, 24–48 hours rush.
Compare
Why not just…
Every alternative has a real cost. Here’s how we stack up.
| Option | Cost | Time | Bias | Licensed? |
|---|---|---|---|---|
Standard home inspector | $400–700 | 3–5 days | Low — but legally cautioned from cost ranges | Inspector-licensed |
Inspector + separate contractor estimate | $700–1,500 total | 7–14 days | Mixed (contractor wants the job) | Sometimes |
Hire a GC for a property review | $800–2,000 | 3–7 days | Low | |
RecommendedSouthern Cities — GC-Grade Property Inspection | $899 standard · $1,199 rush | 3–5 days · 24–48 hr rush | None — flat fee |
Trust
From clients who actually used this.
“I stopped having to bridge the gap between the inspection and the budget myself. The GC layer does the work I used to spend hours on.”
“My buyer walked into negotiation with real numbers, not a panicked spreadsheet I made up. Closed at the right credit.”
“The repair-request language alone saves me two hours of writing per deal. The negotiation memo is the cherry on top.”
What this is not
So you know exactly what you’re buying.
This is a review product with a clear scope. Here’s what it isn’t:
Specialty inspections (sewer scope, septic, mold) — coordinated separately at additional cost
GC-signed formal letter on letterhead — see Repair Credit Letter or Repair Scope Letter ($349)
Listing-prep coordination — see Listing Prep PM
Engineering / structural sign-off — coordinated separately if needed
Re-inspection after seller repairs — see Repair Verification Visit ($249)
Pricing
The inspection report that closes deals instead of opening fights.
One on-site inspection + one GC-grade 3-tier estimate (Mandatory / High-ROI / Disclose & Skip) with a 5–7 day Mandatory-fix speed guarantee. $899 standard or $1,199 rush. Statewide NC.
For context
A home inspector tells you what is wrong — a GC tells you what it costs
What’s included
- Licensed inspector on-site visit
- Full home inspection report (standard format)
- TIER 1 — Mandatory / code-violation items with real $ per item
- TIER 2 — High-ROI fixes with cost-to-fix vs value-lift math
- TIER 3 — Disclose & Skip items formatted as exact-dollar credit quote
- 5–7 day fix guarantee on Tier 1 items (when SCC handles the work)
- Paste-ready Repair Request / Credit Counter language
- Statewide NC coverage
- 3–5 business day standard · 24–48 hour rush
- Money-back if the deliverable doesn't hold up
GC-Grade Property Inspection
one-time · 3–5 business days standard · 24–48 hours rush
Or call (980) 473-7249 first
Buyer agent? Save with the package
Save ~$395Wrap the inspection + everything else into one fixed-price bundle
The $899 inspection is great solo, but most buyer agents end up buying the Inspection Review, Scope Letter, Verification Visit, Negotiation memo, and Year-1 Plan across the same deal — and pay à la carte for it. Buy the Buyer Transaction Package and bundle the inspection with all those analytical products for $1,999 flat — saves ~$395 vs à la carte. Listing-side equivalent is the Listing Transaction Package at $2,299.
- GC-Grade Property Inspection (this product) included
- Realtor Inspection Review + paste-ready repair language
- GC-signed Repair Scope Letter (buyer-side)
- Negotiation Strategy memo
- Repair Verification Visit before walkthrough
- Year-1 Priority Repair Plan (closing-gift handoff)
- Saves ~$395 vs buying each à la carte
Bundle pricing
$1,999 flat per deal · normally ~$2,394 à la carte
GC-Grade Property Inspection
Questions before you buy?
Send them here and we'll respond within 1 business day. Or click "Book the GC-Grade Inspection" anywhere on this page to start right away — refunds available within 24 hours if it isn't the right fit.
The inspection report that closes deals instead of opening fights.
One on-site inspection + one GC-grade 3-tier estimate (Mandatory / High-ROI / Disclose & Skip) with a 5–7 day Mandatory-fix speed guarantee. $899 standard or $1,199 rush. Statewide NC.
FAQ
Questions before you buy.
Or call (980) 473-7249 to talk it through first.
★ FLAGSHIP — GC-Grade Property Inspection
$899 standard · $1,199 rush