See What Others Miss
Comprehensive home inspections built on 30+ years of construction mastery. Every system examined. Every finding explained. Complete clarity before you close.
Most Inspectors Learned From a Textbook.
Manuel Learned on the Jobsite.
With over three decades in construction and construction quality assurance, Manuel Beltran doesn't just inspect homes — he understands how they're built, where they fail, and what to look for when everything appears fine on the surface.
That experience is the difference between a checklist and a real inspection. Manuel has seen what cutting corners looks like from the inside. He knows which details matter most — and which ones other inspectors walk right past.
Based in Spanish Fork and serving all of Northern Utah, Utah Property Inspections was founded on a simple principle: every homebuyer deserves complete clarity about what they're investing in.
Every System. Every Detail. Every Time.
Hover over the inspection points on the house below, or select a category to learn what's covered.
Roof & Attic
Complete evaluation of roofing materials, flashing, and attic structure. We check for signs of leaks, improper installation, and remaining useful life so you know exactly what you're getting.
Gutters & Fascia
Gutter alignment, downspout drainage, fascia board condition, and soffit ventilation. Properly functioning gutters protect the roof edge, siding, and foundation from water damage.
Plumbing
Water supply lines, drain systems, water heater condition, fixture operation, and visible pipe assessment. We test water pressure, check for leaks, and evaluate the overall plumbing health of the home.
HVAC Systems
Heating and cooling system operation, thermostat function, ductwork inspection, filter condition, and age assessment. We evaluate performance and flag systems approaching end of life.
Foundation & Structure
Visible foundation assessment, structural framing evaluation, floor levelness, and signs of settling or movement. Two decades of construction experience means we know what cracks are cosmetic — and which ones aren't.
Exterior & Grading
Siding condition, trim, caulking, grading and drainage patterns, driveways, walkways, and retaining walls. Proper grading prevents water intrusion — one of the most expensive problems a homeowner can face.
Interior & Finishes
Walls, ceilings, floors, doors, windows, cabinets, and countertops. We look beyond cosmetics for signs of moisture damage, poor workmanship, and deferred maintenance that could affect your investment.
Electrical & Lighting
Panel inspection, circuit testing, GFCI verification, grounding assessment, and visible wiring evaluation. We identify outdated wiring, overloaded circuits, and safety hazards before they become problems.
Insulation & Ventilation
Attic insulation levels, vapor barriers, bathroom and kitchen ventilation, and crawl space conditions. Proper insulation and ventilation directly impact energy costs and prevent moisture-related damage.
Roof & Attic
Electrical
Plumbing
HVAC
Foundation
Exterior
Interior
Insulation
Four Steps to Complete Confidence
From scheduling to receiving your report, we make the entire process straightforward and stress-free.
Schedule
Book online or call directly. We offer same-week availability and work around your timeline — including your agent's.
Inspect
A thorough, methodical examination of every accessible system in the home. You're welcome to attend — we encourage it.
Report
A clear, photo-documented digital report delivered within 24 hours. Every finding explained in plain language, not industry jargon.
Confidence
Move forward with complete clarity about your investment. We're available after the inspection to answer any questions.
Field Expertise Backed by Modern Technology
Two decades of hands-on construction experience is our greatest tool. We pair that knowledge with advanced inspection technology — so nothing stays hidden.
Thermal imaging reveals what the naked eye cannot: missing insulation, hidden moisture intrusion, electrical hotspots, and HVAC irregularities. It's the difference between a surface-level walkthrough and a true inspection.
Thermal Imaging Camera
Detects hidden moisture, missing insulation, electrical hotspots, and HVAC leaks invisible to the naked eye.
Calibrated Moisture Meters
Pinpoint moisture behind walls, under floors, and around windows — catching water damage before it spreads.
Comprehensive Digital Reports
Photo-documented findings with severity ratings, delivered within 24 hours in plain language you can share with anyone.
Radon Testing Equipment
Continuous monitoring devices that measure radon levels accurately — critical in Utah where radon is a common hazard.
Based in Spanish Fork. Serving All of Northern Utah.
Our home base is in the heart of Utah County, and we serve the entire Wasatch Front and surrounding communities. If you're buying a home in Northern Utah, we'll be there.
Utah County (Home Base)
Spanish Fork, Provo, Orem, Lehi, Saratoga Springs, Eagle Mountain, American Fork, Pleasant Grove, Springville, Payson, Salem, Santaquin, Mapleton, and surrounding areas.
Wasatch Front & Northern Utah
Salt Lake City, West Valley, Sandy, Draper, South Jordan, West Jordan, Herriman, Riverton, Tooele, Ogden, Layton, Bountiful, Park City, Heber, and all communities along the Wasatch Front.
Southern Utah
We do travel to St. George, Cedar City, and other Southern Utah areas for inspections.
Trust Built on Results
"Manuel found issues that two other inspectors missed on a property we were considering. His construction background clearly sets him apart. We ended up negotiating $12,000 off the purchase price based on his findings."
"The report was incredibly detailed and easy to understand. Manuel walked us through everything and answered all our questions patiently. As a realtor, I now recommend Utah Property Inspections to all my clients."
"We used the thermal imaging service and it revealed missing insulation in the attic that would have cost us thousands in heating bills. The inspection paid for itself before we even moved in."
"We listed our home and wanted a pre-listing inspection to avoid surprises. Manuel identified a few items we fixed before showings, and the house sold for full asking price in under a week. Money well spent."
"I've been in real estate for 15 years and Manuel is the only inspector I trust with my clients' biggest investment. He explains everything clearly, never rushes, and his reports are the most thorough I've seen in this market."
"Had Manuel do a new construction inspection before our final walkthrough. He caught grading issues around the foundation and a couple of electrical code violations the builder's own inspector signed off on. Saved us from serious headaches down the road."
"We've owned our home for five years and hired Manuel for an annual maintenance inspection. He found early signs of water intrusion in the crawl space that we caught before it became a $20,000 problem. We'll be doing this every year now."
Ready to See Clearly?
Whether you're buying your first home, selling a property, or just want peace of mind about your current home's condition — we're here to help. Schedule your inspection today and move forward with confidence.
Book Your Inspection
Pick a date and time below — instant confirmation, no phone call required.