Frequently Asked Questions

A surprise inspection means the on-site property manager or leasing staff is not notified before our arrival. The goal is to document the property's normal day-to-day condition rather than a version prepared for a scheduled walkthrough.

Most inspections can be coordinated within 48 hours of the request, subject to location, access, and inspector availability. Completed reports are typically delivered within 24 hours after the inspection.

Occupied-unit access must be authorized and handled in accordance with applicable lease terms and local and state notice requirements. Surprise inspections are generally focused on exterior areas, common areas, leasing offices, and vacant or make-ready units unless lawful interior access has been arranged.

Property owners and authorized representatives may retain inspectors to evaluate areas they are legally permitted to access. Bruin does not bypass access restrictions or tenant-entry requirements, and occupied-unit entry must comply with applicable law and authorization.

Bruin Property Inspections is insured. Coverage documentation can be provided when required for a property, management company, or vendor onboarding process.

If access is denied, we document what occurred and complete the portions of the inspection that can be performed lawfully and safely. The report will clearly identify any areas that could not be evaluated.

Yes. Basic and Comprehensive inspections use established checklists, and recurring or portfolio clients can discuss custom inspection criteria for specific property standards, priorities, or reporting needs.

Contact us as soon as possible and we will review the report with you. If clarification, a correction, or an appropriate follow-up is warranted, we will explain the next step clearly.