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About us

Welcome to Fort South Inspection Services

Your inspector, Ian Souden, has the experience, professionalism and personality that you are looking for. Since an early age, Ian has been working in the construction field with his family business, specializing in custom home design/build projects, room additions, complete or partial home renovation, commercial property renovation, and everything in between. He has an extensive hands-on knowledge of the construction process from concept to completion.

After completing a two-year, college level certification program for construction management, he has been a break-through professional in the property inspection industry since 2009. With eight years of inspection experience, over 3,000 residential and commercial inspections performed and certification through the California Real Estate Inspection Association (CREIA), you can rest assured that we are your first step to an informed decision!

Ian Souden, CCI

What we do


  • Single Family Residence
  • Condominium
  • Townhouse
  • Multi-Family
    (up to 4 units)
  • New Construction


  • Light Industrial and Warehouse
  • Multi-Family (more than 4 units)
  • Apartment Complexes
  • Office/Retail
  • Restaurant


  • City of San Marino Residential Compliance
  • Neighborhood Assistance Corporation of America (NACA)
  • Corporate Relocation Inspections


  • Yard Sprinkler System Evaluation with Zone Diagram
  • Digital Floor Plan with Measurements
  • Researched Cost Estimates

Our Process

As certified inspectors with the California Real Estate Inspection Association (CREIA), our inspections follow the standards of practice set forth by CREIA, which are recognized by the state of California as the standard of care for the property inspection industry. You are encouraged to review the CREIA Standards of Practice and the CREIA Code of Ethics to familiarize yourself with the inspection standards for the state of California.

What do we inspect in the house and what is the general procedure?

Think of our inspection as a physical you would get from your doctor. We evaluate the home and property with special emphasis on the major systems and components. If there are any significant deficiencies or potential issues with any major system or component, we make the proper recommendations for correction or further evaluation by a specialist as needed. Do keep in mind that our inspection is a visual evaluation of the home, meaning that we are not allowed to cut holes in the walls or do damage to the property to diagnose any observed condition.

Once we have thoroughly evaluated the major components of the home and reach an overall consensus on the condition of the home, we will discuss the findings with the client and help answer any questions while on site. A full written report with multiple pictures, diagrams and explanations will be available within 24 hours. As always, customer service is a main priority. If there are any questions or concerns regarding the inspection report, please feel free to contact your inspector.

Call today to schedule your personalized property inspection!


Click here to schedule an inspection


We inspect and evaluate all the major systems and components for the house and property, following the standards of practice of the California Real Estate Inspection Association.
Our thorough inspections generally last anywhere from 90 minutes to 3 or more hours, depending on the size, scope and condition of the property.
Our policy is to send the complete inspection report within 24 hours after the inspection is finished. Larger or more complex properties may take longer to generate the report, but should be available within 48 to 72 hours after the inspection.
We are open for business and available for calls Monday through Saturday, 8:30 a.m. to 7:00 p.m. For your convenience, we offer up to three inspection time slots: 8:30 a.m., 12:00 p.m., and 3:00 p.m. Our availability depends on demand and booking is on a first come, first served basis. Call today to schedule your inspection!
Feel free to call us directly and we will work to accommodate you. After hours, please email questions to (email) and we will respond as soon as possible.



There is no substitute for experience! Your inspector, Ian Souden has been in the property inspection industry for 8 years and has performed over 3,000 residential and commercial inspections. He has seen all types of properties built within the last 120 years and in most areas of southern California. Ian is known for his excellent explanations, calm attitude with the clients, concise and easy to read reports and follow-up customer service.

competitive pricing

Like most things in life, you get what you pay for. Our service pricing is competitive with other companies in the area and represent an excellent value. For more information on pricing, please review our pricing list below. Don't forget to browse our additional services that will enhance your standard inspection report and ask about our discounts when ordering your inspection.

insurance coverage

Regardless of who you choose for your next inspection, one question to ask is: “Do you carry E&O insurance with General Liability coverage?” Believe it or not, some inspectors either don’t carry Errors and Omissions insurance, or don’t have adequate coverage. For your peace of mind, we are insured with E&O and general liability coverage for up to $1,000,000.

customer service

Excellent customer service is a cornerstone at Fort South. Our clients are highly encouraged to call their inspector directly with questions or if they need clarification on the report. From your first call to the last, we will help guide you through the inspection process.

our pricing

Condominium/Townhouse Inspection
Up to 1499 sq.ft. $250
1500 — 2499 sq. ft. $275
2500 — 2999 sq. ft. $300
Over 3000 sq. ft. $350 plus
$0.10 per sq. ft. over 3000
Single Family Residence Inspection
Up to 1499 sq. ft. $300
1500 — 2499 sq. ft. $325
2500 — 2999 sq. ft. $350
3000 — 3999 sq. ft. $400
4000 — 4999 sq. ft. $450
Over 5000 Sq. Ft. $475 plus
$0.10 per sq. ft. over 5000
Multi-Family Property Inspection
2 Unit $325
3 Unit $350
4 Unit $400
Additional Services
BuildFax Property History Report
BuildFax provides deep insight into a property, including all details of permitted home improvements and renovations made to the structure. This includes additions, electrical, mechanical, and plumbing updates, roof replacements, renovations, demolitions, and more. In addition to permitted updates, BuildFax Property History Reports can also show spans of time when updates haven't occurred (often great indicators of aging systems). If data does not exist for the property, you will not be charged.
RecallChek Report
At RecallChek Headquarters, your appliance’s model numbers are computer matched against millions of recalls using their Mode Number Algorithm (MNA). RecallChek will then hand-check the report, to eliminate wrong numbers from worn plates and ID cards, and other problems. In the event of a potential recall, RecallChek issues a report including the nature of the recall, where the product was sold, how to remedy the defect, and how to get the item repaired/replaced (in most cases – abolutely free).
Outbuilding/Guest House - 500+ Sq. Ft.Price includes inspection of any outbuildings (except detached garages) or guest houses over 500 square feet. Inspection items will be included on the report. $125
Includes re-inspection only for items repaired by the seller. We do not re-inspect any item that was considered working properly or was not specified by the buyer's request for repairs to the seller. Price includes an original report amended to reflect the findings of the re-inspection.
Yard Sprinkler System Evaluation
Evaluation includes testing of the lot sprinkler system and reporting on deficiencies. Includes a diagram showing the number of sprinkler heads and general service zones.
Cost Estimates
Price includes researched cost estimates of all recommendations made in the report. Estimates will be included on the inspection report.
Property Floor Plan with Measurements
Price includes a professional floor plan with measurements. Please allow 3-5 business days for the floor plan. Measurements are deemed reliable, but not guaranteed.
City of San Marino Residential Compliance Inspection
Required by the city of San Marino before the transfer of sale. Price includes site evaluation, floor plan, plot plan and mailed hard copies of all documents.

our clients

"It's important to have an inspector that has a background in construction. The owner, Ian has been a great asset to my firm and helped my buyer's better understand the property condition prior to the purchase."

"Ian was on time and he explained to us the inspection process prior to starting to help us feel more comfortable. At the end of the inspection, Ian went over his findings with us. If we had questions regarding a particular item, then he would go into more detail. We were very pleased by his professionalism and thorough review of our home. We would definitely recommend him to our family and friends."

"My husband and I just bought our first house through NACA, and Ian was our inspector. He arrived on time and got straight to work. His years of experience shines through immediately. He delivers information professionally and sensibly so that you really understand any possible issues or repairs to consider with your purchase. He also goes above and beyond the call of duty when it comes to customer service. I have recommended Ian to all my friends and family!"

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