You inspect 250 homes a year and keep zero of them.
You are the only person in the deal who walked the whole house, opened the panel, and put a date on the water heater. Then you send a 40-page PDF and disappear. OnOtto turns every inspection into a household that carries your name for the whole 11-year hold: your report becomes the home's living maintenance plan, and you are the one who wrote it.
Sponsor your first inspection free First home free forever, no card · then $1 a month per active home · quiet homes free · cancel anytime Questions first? Ask a human below. We reply within a business day.
How it works: under two minutes on a send you already do
- Send the invite with the report attached. Same moment, same email habit: the client's address, the PDF you just finished. Nothing to integrate with your report software.
- Otto reads the report. Every "recommend servicing", "monitor", and "near the end of expected service life" line becomes a scheduled, recurring task with a real due date, not a line in a summary nobody reopens.
- One screen, and the plan is yours. Reorder, delete, add the thing you would have said out loud at the walkthrough. It goes out in your name, in your wording.
- Your client gets a branded plan, ready when they get the keys, plus a printable first-year plan you can drop straight into the report packet or hand to the agent.
What "the report becomes the plan" actually means
Four lines out of your report, and what the homeowner sees on their phone six weeks after closing:
The PDF stays in the home's documents too, so in year six, when somebody asks what the inspector said about the roof, your report is the thing they open.
Two doors in, depending on where you sit
If you're still building the book
Agents don't pick an inspector to be nice. They pick the one who makes them look good in front of a nervous buyer. Hand that agent a leave-behind that turns your findings into a first-year plan with their client's name on it, and you stop being the person who scared the buyer at hour three. You become the person who handed them a plan. That is what gets you onto a preferred-vendor list, and it is the cheapest thing on this page to try.
If you're the premium inspector
A $475 inspection that comes with the home's living manual is a different product from a $350 commodity quote. It is not the same thing cheaper or dearer; it is the thing plus the eleven years after it. That gives you an answer to "why are you more?" that isn't a defense of your hourly rate, and it lets you hold your price instead of meeting the low bid in the middle.
The one thing this trade has never had: a reason to come back
Inspection is close to a once-in-a-decade purchase for most people. That is the hardest fact in your business, and a maintenance app does not repeal it. We will not pretend otherwise. What the plan does is keep your name on the screen, on the right date, for the work that genuinely does repeat:
- The 11-month builder-warranty inspection, due before a one-year builder warranty closes. The plan puts it on the calendar in month nine, while there is still time to book it.
- Radon retests, where the first result sat near the action level, or the house changed in a way that moves the number.
- Insurance inspections, four-point and wind mitigation, in the states and situations where a carrier asks for them.
Those tasks carry your name and your phone number, inside the app the homeowner already opens. We are not going to promise you annual inspection demand that the market has never shown. We will say this: it's the best shot the service has ever had at being remembered on the day it's needed.
What it costs
$1 per home, per month
- First home: free. Forever. No card required.
- Quiet homes: free. No activity in 90 days pauses that home's billing automatically.
- Unclaimed invites: free. Billing only starts when a client claims their plan.
- Cancel anytime. Your clients keep their homes' history and the free tier forever.
- Multi-inspector firms: same dollar; ask us about shared dashboards and central billing.
That's the entire price list. A 250-inspection year where 120 homes stay engaged runs about $1,440, or roughly three inspections, for a year inside 120 households.
Start with the free one. Take your next inspection, or the report you were proudest of last month, and send it as a plan instead of a PDF. No card. If the client never claims it, nobody pays anybody anything.
Sponsor your first inspection freeQuestions? Ask a human.
Tell us how you work and what you want to know: report format, agent co-sponsorship, multi-inspector firms, the liability wording. We reply within one business day.
Sources & assumptions: 11-year median seller tenure: NAR Profile of Home Buyers & Sellers (2024, 2025). The 11-month inspection window follows the standard one-year builder warranty on new construction. Radon retest guidance: EPA Consumer's Guide to Radon Reduction. Four-point and wind mitigation inspections are carrier and state specific; check your own market. The $350 and $475 inspection fees are illustrative of a commodity quote against a premium one, not a survey. OnOtto moments assume the card takes a turn roughly every 10 to 20 app opens with a weekly floor, plus the weekly digest: 75 to 100 counted moments per engaged home per year, about 14¢ per moment at $12 per home per year. The report lines above are composites, not a real client's report. Estimates for planning, not projections.
Inspector program FAQ
Does this replace my inspection report?
No. It extends it. Your report stays exactly what it is: your document, your findings, your format, delivered the way you deliver it today. OnOtto reads it once and turns the forward-looking lines ("recommend servicing", "monitor", "near the end of expected service life") into dated, recurring tasks the homeowner actually gets reminded about. The PDF itself lands in the home's documents, so the report is still there in year six when somebody asks what the inspector said about the roof.
Am I taking on liability for the maintenance plan?
The plan is maintenance guidance, not a warranty, and it is not an extension of your inspection contract. It schedules routine upkeep from your report's recommendations; it does not certify a condition, guarantee an outcome, or promise that a system will last. The app says so where the client can see it. Your inspection agreement, its scope, and its limitations are untouched by any of this. If your state or association requires specific wording on materials that carry your name, send it to us and we will use yours.
What does my client actually see?
A maintenance plan already built for their new house, waiting when they get the keys, with your name, photo, and company on it. Then the app does the rest: task reminders that persist until done, seasonal checklists, photo-based appliance identification, household sharing. A slim card with your name and your button takes a turn at the bottom of their home screen about once a week, on purpose, so it stays welcome instead of becoming wallpaper. Figure 75 to 100 real moments per engaged home per year.
What does it cost me, honestly?
$1 per month per home that is actively using the app, and your first home is free forever with no card. A home starts billing only when the buyer claims it, and it stops billing automatically after 90 days with no activity. Invites nobody claims never cost anything. No contract, no minimum, no setup fee, no per-report charge. Cancel anytime and your clients keep their home's history and the free tier forever.
What does my client pay?
Nothing, ever. While you sponsor the home they get Family-level OnOtto (persistent reminders, photo appliance identification, household sharing, 20 AI scans a month) at no cost. That is the $71.99/yr plan, free to them, because you sponsored it. If you ever stop, they keep the account, the whole history, and the free tier.
Can the buyer's agent sponsor the same home too?
Today the home has one sponsor, and whoever sends the invite first is it. Co-sponsorship, where the inspector and the agent share the home and each get their own card in the rotation, is coming; it is the most common request we get from both sides. If you already work with agents who would split it with you, tell us and we will bring you in when it ships. Agents have their own version of this page at OnOtto for realtors.
How much work is this per inspection?
Under two minutes, on top of a send you already do. You attach the report you already wrote, Otto drafts the schedule, and you scan one review screen and hit send. There is nothing to install, nothing to integrate with your report software, and no new login for your client to fight with. If a report parses badly, fix it on that one screen or tell us and we will look at the format.