This pro has maintained an average of 4.5+ stars throughout their time with Angi.
About us
Business highlights
47 years of trusted experience
Veteran Owned & Operated
Family Owned & Operated
Services we offer
Services we don't offer
Amenities
Warranties
YesAccepted payment methods
Photos of past projects
Reviews
4.955 Reviews
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Showing 26-50 of 55 reviewsTommy G.
09/2024
home inspection
+ -1 moreVery professional.
Description of Work: inspection
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Yes, I recommend this pro
Response from Ken Osborne Home Inspection Inc
Heather H.
07/2024
home inspection
+ -1 moreExcellent service!
Description of Work: inspection
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Yes, I recommend this pro
$300
Response from Ken Osborne Home Inspection Inc
Thomas D.
09/2016
home inspection
+ -1 moreVery professional, very through, pleased with the details of the inspection.
Description of Work: Home inspection for condo
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Yes, I recommend this pro
$300
Michele M.
08/2016
home inspection
+ -1 moreThe home inspection was outstanding. Two people spent several hours inspecting the home while we and the sellers were there. The house is 100 years old. The inspection was thorough. We reviewed the finished, written report with the inspector and he answered all of our many questions to our satisfaction. Unfortunately, after several emotional weeks, the contract did not go through. No fault of the inspection! Will definitely hire again.
Description of Work: Home inspection
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Yes, I recommend this pro
$350
Michele M.
05/2016
home inspection
+ -1 moreInspector and assistant arrived promptly and got to work. They were both lovely people and nice to work with. They examined the house completely and gave us feedback as they went. We received a very detailed inspection report from them.
Description of Work: THOROUGHLY inspected home.
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Yes, I recommend this pro
$350
Milton T.
08/2015
home inspection
+ -1 moreThe inspection report was very thorough The selling agent did not want us to use Mr. Osborne because he is very detailed but I wanted to use him because of this. Mr. Osborne provided a lot of good information regarding the condition of the home and I was very satisfied. The home owner was very willing to make corrections that Mr. Osborne found that were a safety issue or involved the structure of the home.
Description of Work: Inspected the home we had purchased.
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Yes, I recommend this pro
$500
eric M.
08/2014
home inspection
+ -1 moreThe inspector was very punctual. After inspecting the house, he took my grandparents and myself through what he found.
Description of Work: Home inspection/ damage assessment
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Yes, I recommend this pro
$600
Laura J.
06/2014
home inspection
+ -1 moreMe. Osborne was great! He is an expert in this field. Not only does he do the inspection, he gives advice on maintenance. I would recommend him to anyone and will use him again in the future should the need arise.
Description of Work: Home inspection and radon testing
| Rating Category | Rating out of 5 |
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Yes, I recommend this pro
$360
Joseph P.
03/2014
home inspection
+ -1 moreHe was AMAZING!!! I cannot recommend his services enough. He probably saved me $10,000 in costs with purchasing this house and instead the seller went back and did repairs which Ken and his son then came back and re-inspected. OUTSTANDING!
Description of Work: Peformed a complete home inspection, radon testing, and handled getting the Termite inspection done for me. He performed a full inspection of structural, electrical, and plumbing as well as grounds and warranty/recall checks
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Yes, I recommend this pro
$600
Robert T.
02/2014
home inspection
+ -1 moreKen and his son went everywhere in the house. They talked with us about any issues and provided a rationale or explanation. The report and pictures were thorough. Ken was available via email for additional questions and recommendations. Excellent and professional.
Description of Work: Radon inspection Complete home inspection
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Yes, I recommend this pro
$395
Laura L.
11/2013
home inspection
+ -1 moreMr. Osborne was absolutely amazing! He was very friendly and extremely knowledgeable. He was more thorough than I expected as well. He was very polite and even taught me a few things about the new home I am looking to buy. Any questions I asked, he answered and even explained if I didn't understand. He also had set up a termite inspection for me for cheaper than if I had called myself. He was not inconvenienced my questions or my Realtor's questions. I didn't experience anything remotely close to any of the issues other stated they had. I strongly recommend him to anyone.
Description of Work: Home inspection for a duplex
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Yes, I recommend this pro
$325
Kelli S.
07/2013
home inspection
+ -1 moreThe home inspector detected a number of defects with the home. A few of major concern for us which we are now having to look further into. One thing my husband said he was completely unimpressed with this home inspector and would never use him again. When my husband would ask questions, the inspector was quite vague and very negative with his comments about everything. My husband is an intelligent and articulate man, and the home inspector acted like my husband knew nothing at all. Not very customer service friendly, if you ask me! Then we received the inspection report. The report is blurry and difficult to read. It needs to be legible. The report was very confusing, and should not have been. The inspector wrote many notes in various places and it was difficult to figure out which note went with which correpsonding question on the report. The inspector only took a few pictures and of things that were not of importanance. Also, he hardly said one word to our realtor, as if she was invisible or something. That's not how your get referrals, especially from a realtor who has many, many contacts in the industry. Then, once we got into negotiations with the current home owners re: repairs, our realtor called the inspector to get some clarification on a few things on the report and he became rude and hung up on her. How unprofessional is that? I would not recommend this home inspector. I should have gone with my gut feeling and held out for the inspector I really wanted to use but was booked up.
Description of Work: He did a home inspection as well as a radon test.
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$460
Response from Ken Osborne Home Inspection Inc
Kimberly M.
04/2013
home inspection
+ -1 moreThe home inspection was a great experience, Ken and his son looked the property over from top to bottom and then some. They were very knowledgable and polite, explaining their processes, what they check for and why. They walked me through the home and explained any issues they had found and why it was of concern. They were very responsive to any questions I asked, they did not speak over my head, and they did not make me feel as if I was a bother. I had additional questions about the back yard of the home, as it appeared to have poor water drainage. They were happy to answer my questions on this subject as well, and they provided possible options to solve the drainage issue should I purchase the property. When I received the inspection report and reviewed in with my realtor, my realtor had questions and Ken was available by phone to explained things in detail to the realtor, so we could in turn address those issues with the seller of the home. Ken also took pictures of some of the major concerns that turned up during the inspection, he sent me the pictures via text message with explanations attached! Even my realtor commented on how detailed the inspection report was. I can honestly say I learned a lot, and I know this inspection was well worth the money spent. Ken and his son performed a high quality service, they were professional, polite and very personable. I would highly recommend them and I wish I had utilized their services on the past home I purchased.
Description of Work: Ken and his son (business partner) came out to a home I was considering for purchase. They were on time and performed a detailed home inspection.
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Yes, I recommend this pro
$295
Joel A.
01/2013
home inspection
+ -1 moreKen is very knowledgeable of all aspects of home inspection (HVAC, electrical, plumbing, chimney, appliances, etc.), told us which issues with the home were major/minor, and gave us a "good feeling" about exactly what we were buying when we actually purchased the home.
Description of Work: Home inspection
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Yes, I recommend this pro
$500
Matt B.
12/2012
home inspection
+ -1 moreKen and his son did a great job. This was actually the third house they inspected for us. After inspecting the first two, we decided not to move forward with the purchases because of costly problems that were uncovered in the inspections. Apparently, Realtors aren't crazy about Ken because - and one Realtor actually said this to me - he sees himself as on the side of the home buyer. Well, guess what? That's exactly how he is supposed to see himself. He isn't trying to make deals not go through; he's just giving homes objective, knowledgeable reviews and letting the prospective home buyer know what he finds. I felt very good about the work he and his son did. You won't get a fancy computer-generated report from them, but you will get a detailed report along with patient explanations of everything. After inspecting the third home - the one we bought - he even came to the walk-thru at no cost to help make sure the repairs that were agreed upon were done correctly. I highly recommend Ken.
Description of Work: Ken and his son inspected the home and performed a radon test, providing a detailed written report, photos, and the radon results.
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Yes, I recommend this pro
$670
Lisa J.
12/2012
home inspection
+ -1 moreI would probably rather wait to get a better quality inspector if given the chance although I thought he did a fair job.
Description of Work: Ken Osbourne was a very nice man. He brought his son along with him to perform a home inspection and radon testing on a home I looked to purchase. I believe he did a pretty good job, but was not the most professional at times. He did an average job of answering our questions that arrose during the inspection. His report is extremely difficult to read and very messy with scribble marks on all pages. He was about 15-20 minutes late to the appointment time set with no call to explain. He noted the roof was in very good condition but I noticed some marks that seemed to be hail damage. I contacted the seller and they had their insurance come out and take a look at the roof and their insurance ended up covering the cost of a brand new roof based on my knowledge, not his.
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$425
Response from Ken Osborne Home Inspection Inc
Richard G.
07/2012
home inspection
+ -1 moreKen is the best in town! This guy really knows his stuff and is truly passionate about sharing his knowledge. Ken came out to inspect the very first home that I just bought! The home inspection process is a little scary for you the buyer as well as the seller because Ken's job is to find everything that is wrong with the house. In his own words, he just wants to make sure you are as educated as you can be about the condition of your potential home. Fortunately for us, our seller was willing to fix just about EVERYTHING that Ken found to be unsatisfactory, including the botched patchwork on the roof and structural issues that other inspectors never even noticed. We then had him back out to look over the improvements and give us a thumbs up before we went to closing. We are so happy with our new home and we would never have had such peace of mind if it wasn't for Home Inspections, Inc.
Description of Work: Home Inspection
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Yes, I recommend this pro
$325
Stevan W.
05/2012
home inspection
+ -1 morePlease see above description. No work was performed, inspection was canceled night before it was to have been performed.
Description of Work: Mr. Osborn lives in New Albany, IN. The house to be inspected was in Corydon, IN, half way between Lanesville and Corydon, approximately, 12 to 15 miles from where he lives. I had previously called him and given him directions as to how to get to the house to be inspected a couple of weeks prior to the date of the inspection. I had described to him at the time of that conversation where the house was located and he indicated it was just up the road off Highway 64 and not all that far from where he lived. The inspection was scheduled for May 15, 2012 several days before the real estate closing. The night before the inspection date, on Monday May 14, 2012, I was out until quite late in the evening visiting friends. Mr. Osborn called about 7:15 pm and left a me a voice mail stating he was unable to locate the house to be inspected on his maps. Half an hour later, around 7:45 pm Mr. Osborn called back again, once again leaving me a voice mail, stating the the property was way out of his inspection zone and he would not be coming to do the inspection as previously scheduled. A couple of thoughts about this: 1. If he couldn't find the property on a map, how could he tell that the property was out of his inspection zone. 2. I find it very unprofessional of Mr. Osborn to not have checked several day ahead of time on where the property was located then informing me that it was out of his inspection area. I would at least have had some time to find someone else to come and do the inspection. 3. Even though I called half a dozen times, I was unable to contact Mr. Osborn the next day, Tuesday May 15, 2012. 3. Delay in the inspection could very easily have jeopardized the rate lock I had on my loan and prevented me from closing on time.
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Response from Ken Osborne Home Inspection Inc
AMANDA C.
02/2012
home inspection
+ -1 moreThis is the second house I have used him to inspect. He does a great job. He will walk you through the house and show you the problems in addition to giving you a detailed report.
Description of Work: Home inspection on roof, electrical, plumbing, crawl space, garage, appliances, furnance, etc.
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Yes, I recommend this pro
$475
Toby D.
09/2011
home inspection
+ -1 moreMr. Osborne was very professional and knowledgable. He completed a home inspection for me and pointed out several issues I would have overlooked. He spent a great deal of time explaining things and an estimate to fix them. I have had 3 other home inspections completed in the past (other houses) and felt like Mr. Osborne outperformed the other inspectors I have used. I will use him again if I need a home inspection.
Description of Work: A home inspection for a property I am buying.
| Rating Category | Rating out of 5 |
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Yes, I recommend this pro
$300
Andrew A.
09/2011
home inspection
+ -1 moreMr Osborne arrived before we did and started his extensive overview. His son (and business partner) accompanied him. They were extremely thorough and efficient, and the final report was very detailed. You can tell they love this work, and take pride in it. No binoculars to look at the roof, Mr. Osborne personally climbed on top of the very high and steep roof. He saw defects that binoculars never would have revealed (even though my hands were sweating the whole time he was up there)! We admire the fact that they consider the home-buyer the client, not the realtors or sellers. The price is about 20% more than other players, but well worth it. I can't imagine buying a home without an inspection and Mr. Osborne will perform all of my inspections in the future.
Description of Work: Complete home inspection, inside and out
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Yes, I recommend this pro
$495
Jennifer K.
07/2011
home inspection
+ -1 moreThe inspection went very smoothly, all because of his experience (we had no idea what to expect - this was our first home inspection). It lasted from 8:30a to 11:30a but it seemed to go quickly.
Description of Work: Ken arrived at the house about 20 minutes before we did in which time he walked around the perimeter of the house. He was very professional and friendly. My 7 year old daughter was there too and enthusiastic about the whole process, wanting to help him. He took pictures of the roof and chimney and show them explaining every one in detail. He told us the price when we made the appointment and that's exactly what he charged. The report was very thorough, explaining what the problems were and what was acceptable. Needless to say we won't be getting that house, but when we decide on another he will be the one we call for another inspection.
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Yes, I recommend this pro
$295
ADAM M.
06/2011
home inspection
+ -1 moreThe guy who came out to do the work was really knowledgeable. He also took me around to understand what he was talking about and he was very professional. He found out many things and I didn’t buy that house. I would use him again in the future.
Description of Work: I used Home Inspection Inc for home inspection about two months ago.
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Yes, I recommend this pro
$450
Lindsay D.
09/2008
home inspection
+ -1 moreMr. Osborne was very professional and thorough in his inspection. I was buying an older home and wanted an honest assessment of the function and condition of the home's structure and major systems. Mr. Osborne's thorough approach identified a cracked heat exchanger in the furnace and several other smaller items that needed to be addressed (e.g., clogged gutters, old roof leak, drain leak, etc.). I especially liked how much time he took explaining what he had found and answering my questions about potential avenues of remedy. I would hire him again in a heartbeat!
Description of Work: I received both a radon test and a home inspection for $435.
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Yes, I recommend this pro
$435
Joe S.
05/2007
home inspection
+ -1 moreMr. Osborne conducted the most thorough home inspection I have ever paid for. Considering this the 6th home I've purchased in 5 states, I've been around the block enough to know a good inspection from a bad one. While some inspectors do a cursory roof inspection from the ground, Ken not only climbed onto the roof, but climbed into the roof (inviting me along to point out a leak). Most notably, however, he discovered 3 cracks in the furnace, which the seller's furnace inspector had failed to see just 3 weeks earlier (but which he acknowledged after a return visit, using Ken's report). Because of Ken's thoroughness, I was able to negotiate a new furnace credit at closing. I would definitely recommend Ken to anyone buying a home in the Louisville area.
Description of Work: Ken performed a pre-sale home inspection for the house I was purchasing.
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Yes, I recommend this pro
$350
Contact information
2931 Rainbow Dr, Louisville, KY 40206
www.osbornehomeinspector.comService hours
Sunday:
10:00 AM - 10:00 PMMonday:
8:00 AM - 10:00 PMTuesday:
8:00 AM - 10:00 PMWednesday:
8:00 AM - 10:00 PMThursday:
8:00 AM - 10:00 PMFriday:
8:00 AM - 10:00 PMSaturday:
9:00 AM - 10:00 PMLicensing
Insured
No License Required for Trade
State Contractor License Requirements
All statements concerning insurance, licenses, and bonds are informational only, and are self-reported. Since insurance, licenses and bonds can expire and can be cancelled, homeowners should always check such information for themselves. To find more licensing information for your state, visit our State Contractor License Requirements page.
*Contact business to see additional licenses.
Service Categories
Home inspection
FAQ
Ken Osborne Home Inspection Inc is currently rated 4.9 overall out of 5.
Sunday: 10:00 AM - 10:00 PM
Monday: 8:00 AM - 10:00 PM
Tuesday: 8:00 AM - 10:00 PM
Wednesday: 8:00 AM - 10:00 PM
Thursday: 8:00 AM - 10:00 PM
Friday: 8:00 AM - 10:00 PM
Saturday: 9:00 AM - 10:00 PM
Ken Osborne Home Inspection Inc accepts the following forms of payment: American Express,Check,Discover,MasterCard,Visa
No, Ken Osborne Home Inspection Inc does not offer free project estimates.
No, Ken Osborne Home Inspection Inc does not offer eco-friendly accreditations.
No, Ken Osborne Home Inspection Inc does not offer a senior discount.
No, Ken Osborne Home Inspection Inc does not offer emergency services.
Yes, Ken Osborne Home Inspection Inc offers warranties.
Ken Osborne Home Inspection Inc offers the following services: Home Inspections & Radon Testing.
We do NOT offer rip off services like most
Contact information
2931 Rainbow Dr, Louisville, KY 40206
www.osbornehomeinspector.comService hours
Sunday:
10:00 AM - 10:00 PMMonday:
8:00 AM - 10:00 PMTuesday:
8:00 AM - 10:00 PMWednesday:
8:00 AM - 10:00 PMThursday:
8:00 AM - 10:00 PMFriday:
8:00 AM - 10:00 PMSaturday:
9:00 AM - 10:00 PM