RESIDENTIAL MULTI-FAMILY (2-4 UNITS) FORENSIC INSPECTIONS.
Scale your real estate portfolio with rock-solid diligence. We inspect every tenant unit in duplexes, triplexes, and fourplexes—evaluating separate utility meters, split HVACs, shared firewalls, and CapEx lifespans.
Meet Inspector Mack & The Secured Team
Every inspection is led directly by TREC Professional Master Inspectors using calibrated diagnostic gear. We don't just check cosmetic boxes—we map subgrade foundation movement, scan thermal anomalies through solid sheetrock, and scope subterranean lateral lines to defend your earnest money and equity.
Inspector Mack • TREC #23070
Multi-Family Diligence: Auditing Duplexes, Triplexes & Fourplexes
Inspector Mack breaks down how multi-family investors avoid inherited tenant liabilities and deferred CapEx expenses.
"Tenants don't report slow leaks until ceilings collapse. In a fourplex, you are buying 4 water heaters, 4 HVAC systems, and 4 sets of kitchen plumbing. We inspect every single unit to protect your cash flow."
WHAT WE SPECIFICALLY AUDIT & DELIVER
Our forensic checklist exceeds standard minimum requirements. Every component is rigorously evaluated and cataloged with high-resolution imagery and severity tiers:
100% Comprehensive Unit-by-Unit Audit
Full TREC inspection of all living areas, kitchens, bathrooms, and utility closets inside every individual tenant dwelling.
Separate Utility Metering & Electrical Panels
Verifying separate electric meter banks, main disconnects, individual tenant sub-panels, and checking for cross-wired circuits.
Multi-Unit HVAC Operational Performance
Evaluating return/supply delta-T splits, compressor data plates, refrigerant line insulation, and primary/secondary drain lines per unit.
Water Heaters & Shared Plumbing Stacks
Testing dedicated water heaters, gas supply shut-offs, TPR relief valves, common sewer main drains, and sub-meter connections.
Tenant Demising Walls & Attic Fire Separation
Inspecting continuous fire-rated drywall assemblies separating tenant units from ground to roof deck.
Exterior Balconies, Landings & Common Stairs
Auditing exterior metal or wood stair stringers, handrail heights, guardrail balusters, and security lighting.
Multi-Unit Roof Covering & Penetrations
Evaluating commercial-style flat roofs or multi-pitched shingle roofs, plumbing vent flashings, and rooftop HVAC curbs.
Hardwired Smoke & CO Alarm Systems
Ensuring functional, non-tampered smoke and carbon monoxide alarms in every tenant bedroom and hallway.
Texas Gulf Coast Environmental Defect Matrix
Southeast Texas structures face unique environmental stressors that generic national inspection checklists routinely overlook. We specialize in identifying these regional failure modes:
Cross-Connected Tenant Electrical Circuits
Previous unpermitted electrical work connecting one unit's refrigerator or water heater to a neighbor's sub-panel.
Obsolete Federal Pacific Stab-Lok Breaker Panels
Older multi-family properties retaining original 1970s FPE panels with circuit breakers that fail to trip under direct dead shorts.
Exterior Common Stair Structural Spalling
Corrosion of steel stringers and spalling concrete pan steps on exterior two-story tenant access walkways.
Advanced Diagnostic Equipment Suite
Human eyes alone miss hidden electrical hotspots, subterranean pipe collapses, and millimeter-level slab deflections. Every Secured Inspections vehicle is equipped with industrial instrumentation:
FLIR® E8-XT Camera
Scans every tenant kitchen and bath to detect hidden plumbing leaks between shared walls.
ZipLevel® Altimeter
Maps slab elevations across all ground-floor units to assess building-wide foundation movement.
Ideal Circuit Load Tester
Tests voltage drops and breaker response across all individual tenant panels.
RIDGID® SeeSnake TruSense
Traverses main sewer lateral to detect grease clogs, wipes, and root shears from multiple tenant drains.
Actual Field Finding & Financial Impact
Here is an authentic defect documented in our recent inspections, demonstrating how our forensic reports deliver tangible financial leverage:
2 Failing HVAC Units & Obsolete Federal Pacific Panels
Our unit-by-unit audit discovered that Units 2 and 4 had failing HVAC compressors producing only 6°F temperature splits, with leaking evaporator coils. Additionally, all four units were powered by original Federal Pacific Stab-Lok panels with scorched busbars.
Frequently Asked Questions: Multi-Family Property Inspection
Everything you need to know about this inspection scope, scheduling timeline, and Texas legal protections:
Q1Do you inspect all units in a 2 to 4-unit property?▼
Yes! We never sample inspect residential multi-family properties. We enter and thoroughly evaluate 100% of the units (both sides of a duplex, all 3 units of a triplex, all 4 units of a fourplex) to ensure no hidden surprises exist.
Q2How do you coordinate tenant access?▼
Under Texas standard leases, landlords must give tenants 24 hours notice prior to entry. We coordinate with you and your Realtor to establish a firm inspection timeline so all units are accessible.
Q3What are the most common defects found in multi-family investments?▼
The most common defects are deferred HVAC maintenance, water heaters leaking in closets, unpermitted electrical work cross-connecting meters, leaking shower surrounds, and clogged sewer mains from tenant flushable wipes.
Q4Can you provide a CapEx replacement schedule?▼
Yes. Our summary report catalogs the brand, model, serial number, age, and estimated remaining useful life for all HVAC systems, water heaters, and roofing components across all units.
Q5Is a sewer scope recommended for multi-family properties?▼
Highly recommended. Because multi-family properties experience 3 to 4 times the plumbing volume of a single-family home, sewer lines are far more vulnerable to grease accumulation, feminine products, and root intrusions. Scoping the main lateral is critical.
Q6Does your report meet commercial lender underwriting guidelines?▼
Yes. Our multi-family reports are formatted with executive summaries, cost estimates, and high-resolution photo documentation accepted by commercial lenders, conventional Fannie Mae multi-family lenders, and portfolio bankers.
Residential Multi-Family (2–4 Units) Rate Schedule
Complete unit-by-unit structural, roof, electrical sub-panel, HVAC, kitchen, and plumbing inspection for duplexes, triplexes, fourplexes, and garage apartments.
Primary Structure Base Inspection (By Total Building Sq Ft)
$375–$665Additional Duplex, Triplex, or Fourplex Unit (Per Extra Unit)
+$125/unitAdditional Central AC / Heating (HVAC) System (Per Extra Unit)
+$45/unit200ft HD Mainline Sewer Camera Scope (Bundled)
+$175For 5+ unit commercial apartment buildings, switch to our Commercial Multi-Family PCA tab ($1,250 base + $55/unit over 4 units).
INSTANT QUOTE ESTIMATOR
Select your property size below for guaranteed Texas inspection pricing. Every full inspection includes our $350+ diagnostic suite (FLIR® Thermal, 4K Drone, ZipLevel®) at zero extra charge.
Entering your address transfers your property details directly into dispatch & Stripe checkout with zero re-typing.
- ✓FLIR® Thermal Imaging (Moisture & Hotspots — $150 Value)
- ✓4K Aerial Drone Roof Scan (Steep & 2-Story — $200 Value)
- ✓ZipLevel® Foundation Survey (Precision Elevation Delta)
- ✓Same-Day PDF Report (Guaranteed Delivery by 9:00 PM)
Ready to Inspect with Inspector Mack?
Lock in your preferred date and morning/afternoon inspection window online. Guaranteed same-day digital delivery before 9:00 PM.