Hallmark Residential Services

Karl provided one of the most in-depth, thoughtful home inspection reports that I’ve seen. He is methodical, thorough, and easy to communicate with. If HRS is an option for your inspection, it should be your only consideration.

I will hire Karl every time I move so he can show me how my home works. I just had my air quality tested. While the monitor was recording, he walked around and fixed things that I never knew could be fixed and showed me exactly what product to purchase to fix what I could handle. He also explained all about the monitoring and how his equipment works. I feel like I just went to college for chemistry and architecture. I could not be more thrilled to have met Karl. What a resource! I highly and with reservations welcome Karl and Hallmark Residential Services!

We have used Hallmark Residential Services for three home inspections - 2008, 2019, and 2025. We’re so grateful Karl has been available to us each time we’ve purchased a new home. He is thorough, allows for many questions, and educates us about one of our most expensive purchases we’ve decided to make. We believe it is well worth the money to spend on a third party inspector for our new builds and will always choose Hallmark Residential Services! We would highly recommend using Karl for your home inspections!

Mr. Colbrunn provided us a very thorough and professional home inspection. His knowledge, expertise, and attention to detail provided us with invaluable insights that made the new home build process much easier and reassuring for us. We truly appreciate the time he took to answer our questions and explained the details of the inspection. He provided us with a detailed inspection report that included comprehensive information about the inspection, along with a summary of items needing further evaluation or correction. Additionally, the report included pictures of these items and other areas of the home that will be useful to us as we transition into our new home.

We certainly recommend Hallmark Residential Services to others in need of a reliable home inspector.

First class service start to finish. Karl is extremely knowledgeable an thorough, and I can't imagine a better option. He has in depth information on historical brand reliability, concerns, structural engineering, building codes, and is happy to spread that knowledge. 10/10 would get a home inspection by him again!

Karl was thorough and detailed oriented—just what you want for someone inspecting the home you hope to buy! He was also very willing to share his knowledge and very patient with all my questions.

Karl's home inspection was an excellent experience. In addition to performing a very thorough and complete inspection, Karl explained each step of the way what he was doing, why, and how my fiance and I could best maintain things, mitigate potential issues and address needed repairs. We learned a great deal about our new home and were left feeling very confident in Karl's results!

Karl inspected our potential new property, and I accompanied him during the inspection. I have come to realize that the quality of inspectors varies widely these days, and I no longer assume they are as expert as they used to be, or frankly should be. I soon realized Karl was one of the old school experts, his professional manner, knowledge, and the thorough nature of his inspection soon reassured me that i could trust his report completely, no inspector is infallible, but Karl's methodology comes pretty close in my opinion. I've worked in and been around construction projects for many years and following Karl as he inspected the property was well worth my time. By the end, not only had I learned a few new things, I also had a solid grasp on the property's flaws and a suggestion list of methods to fix them that will be enormously useful to me as the future owner. I tried to solicit a few local names for future repair work, but Karl politely declined, explaining that it would be inappropriate as an inspector to do so and after thinking about it, I agreed, that an inspector should remain agnostic.
So, in a nutshell. Karl's pricing is fair and reasonable, his expertise, unmatched in my long experience. His approach is thorough and meticulous, he is honest, and he is generous with his knowledge. I recommend him unreservedly. A well-earned 5 stars.

We have gone through several home inspections in our lifetime, and I can say hands down, Karl, at Hallmark Residential Services was the absolute best. He took his time with the inspection and answered all our questions in a thorough and patient manner. It was clear to us that Karl is extremely knowledgeable about all aspects of the inspection. He was also very pleasant to work with. We were extremely pleased with his service.

My family and I have trusted HRS to provide valuable and thorough inspections for the buying and selling of homes for almost 6 years. If you found HRS via google search stop reading this post and call Karl today, you will absolutely be satisfied.

Karl is awesome to work with. He does a great job inspecting a home and provides detailed explanations and fixes for issues that come up during an inspection.

Karl was great to work with! Communication was amazing from scheduling to the actual inspection. My husband and I were at the home the whole time and he involved us in the inspection and made sure to explain everything to us so we would know exactly what we were buying. He also produced the summary/report timely, high recommend!

Karl's service was really awesome, he taught me a lot, and was very professional and nice. I recommend him to anyone.

We had a great experience with Karl! We received a home inspection and radon testing. He thoroughly and simply explained any issue found during inspection! He was great at answering any questions we had! I'd highly recommend his professional services!

Karl was friendly and easy to work with. He taught us about the issues he found and how to remediate them. I highly recommend his service if you are purchasing a property.

Karl’s home inspection was a great experience. He took the time to answer all my questions and also point things out that I never would have thought to ask about. I feel more confident in my home purchase and that I’ll know how to shut off the water, gas, and power in the event of an emergency. Five Stars!

Karl was so great, and I feel like our hopeful home purchase was truly looked at and actually inspected as it should have been. He answered by questions so well and I didn’t feel for one second like I was in his way.

Mr. Colbrunn completed a most thorough, timely, and professional inspection of our home. His findings were provided to us within hours of the inspection. This report was detailed, with photos, organized by areas inspected, clearly described problem items, and offered solutions. Highly recommend Mr. Colbrunn and his company to homeowners seeking a reliable, honest, and professional home inspection.

Karl performed a very thorough, professional home inspection for us, even climbing on the roof to inspect it more closely. His report was very thorough and timely. We especially appreciated his candor on issues needing repair and his suggestions for routine maintenance. Excellent work all around! I would highly recommend his service!

Hallmark Residential Services provided a thorough and professional home inspection, giving me confidence in my home purchase decision.
They not only offered competitive pricing but also delivered a comprehensive report on the same day, making my home-buying process smooth and efficient. Highly impressed!
From start to finish, the experience was smooth and professional, and I would highly recommend them to anyone in need of a home inspection. They left no stone unturned, meticulously inspecting every nook and cranny of the house. Their attention to detail gave me confidence that I was making an informed decision about my potential new home.

Karl did an amazing job looking at a home I am purchasing. He took the time to show me what he was notating and why it was important and in the end provided me with a DETAILED report on what issues were present and his recommendations on how to resolve them. Ie. Replace/Repair. Karl put me in a position where I was able to confidently ask for additional credits on my home purchase and get me feeling great about my new home!

Karl was a consummate professional. He gave solid, accurate data and provided us with reassurance on our new home. I highly recommend him.

I can't recommend Karl enough! Karl came highly recommended to perform an inspection on a new construction home for us. He went out of his way, on a holiday no less to get it done. He was punctual, thorough, extremely communicative, and answered all of our questions. We feel so reassured going into settlement knowing that we had him on our side. You want Karl on your side too when purchasing any home.

This was my first time going through a home inspection. Karl encouraged me to ask as many questions as I wanted along the way and explained in detail anything he found. He also provided advice on ways to DIY some things found in the house. It was an extremely thorough inspection and I felt 100% assured in the accuracy and integrity of his report. Karl will be the first call I make for any future inspections.

Karl has inspected 2 homes I was thinking of purchasing. Karl is hands on, meticulous and I wouldn't trust anyone else!

If you need a home inspected Karl is the person you need.

Karl has inspected 3 homes for me now and without question he is the go to person for a quality home inspection.

Karl does the extra mile by sharing building information, he is also available for general questions about your property.

Thanks to Karl my wife and I have found a home we feel confident has no issues.

Karl thank you!

Karl is one of the only home inspectors I trust in the area for my clients. He is extremely thorough and professional, and I always know his reports will be very detailed and insightful. He also is great with buyers and enjoys educating them on the home throughout the inspection.

Karl was amazing. Highly recommend. He is very knowledgeable spent time reviewing details of the house that we would need to know about in the future.

Karl is the only home inspector i will recommend. He is very thorough, professional and responsive. He deserves more than 5 stars!

This is my 3rd time using Hallmark Residential Services over the last 12 years at three different homes. They are the absolute best! Great customer service, on time, knowledgeable, highly skilled and their attention to detail is fantastic! Karl is a subject matter expert investigating, documenting and making recommendations during detailed home inspections. He takes the time with the customer to explain his observations and makes sound recommendations to correct deficiencies. I have recommended Hallmark Residential Services to my friends and neighbors.

Scott B.
Spotsylvania, VA

Karl performed an inspection on my house on 11/14/22. He is a highly skilled home inspector, who takes the time to explain home issues, and concerns to help the homeowner to decide items required to repair in advance of listing a property for sale. Karl provided diligent service with same day, very detailed report which I can refer to when actioning “to fix” items. His response time was fast, and reporting fair, with good advice. Highly recommend Hallmark Residential Services to anyone who requires the services of a home inspector for either sellers or buyers.

Highly recommend HRS Professional Home Inspections! Karl was extremely thorough and knowledgeable. Amazed that he climbs on the roof to inspect —as most inspectors do not. Also appreciated his generous explanations of issues discovered during the inspection. The inspection report was an important part of my house purchase decision and so happy that my realtor recommended HRS.

Have been working with Karl for years and he’s my go-to guy. Professional, knowledgeable, walks roof for visual inspection…can’t be beat.

Karl is professional, timely and a thorough inspector, It is obvious he takes pride in his work and carries integrity with the outcome of his service. Very pleased.

Karl Colbrunn is the most incredibly informative and knowledgeable inspectors I have ever had the pleasure of working with. I know that when he performs an inspection, he will not only systematically review the home, he'll do so in a manner that allows the buyers to be taught about their home.

His communication is easy, articulate, and information rich; however, buyers with all levels of homeownership experience gain to benefit from their time with him. He has good ideas, tricks of the trade, and is of the mindset that he job is to educate the buyer. As a professional Realtor®, I use him for every buyer inspection and am always impressed! I highly recommend Karl of HRS Inspections!

Karl is an excellent professional, we needed a last minute inspection and he was there for us, He did an excellence job and gave us a lot of recommendations. Thank you so much!!

Karl was very knowledgeable and detail oriented. He also took the time to explain everything he was doing and why he was looking at certain things. He also gave us an excellent report after the inspection was done. Very thorough and to the point. I will use him again if I ever need another home inspection done.

Karl always goes above and beyond. He is conscientious, thorough, and very even-keeled. Karl take the time to walk buyers through the inspection process, answer questions, and provide FACTS about a home. He also makes himself available to explain the report and answer questions even after the transaction.

Karl and his company consistently provide high quality home inspections for our real estate buyer clients. He is professional and friendly, while providing our clients with good information on the home that they are looking to purchase, so that they can make the best informed decision for their family. Highly recommend him!

We have used Karl's services on two occasions, and both times we have found him to be extremely thorough and knowledgeable. We wouldn't consider anyone else for inspection services.

I come from a family of Realtors and landlords and I can say without question that Karl Colbrunn is the best inspector that I or any of my family members have worked with.

There was absolutely nothing that he didn’t check in the house. Here are just a few of the things that he did over the course of our 4+ hour inspection that most inspectors will not do:

-He got up on the standing-seam metal roof via ladder and inspected every inch of it

-He changed into protective gear and examined the large crawl space

-He got up into and inspected an unfinished attic that didn’t have pull-down stairs

-He inspected the underside of a boat dock by hanging his upper body over the edge of the dock

-He delivered a detailed, 63-page, inspection report with thoroughly-annotated pictures in under 6 hours after the inspection (I have no idea how he turned that length and quality of a document so quickly)

In addition to his inspecting, he gave me extremely helpful advice and insights about the house as we journeyed through it

Karl overdelivered for me, and he’ll likely do the same for you. If you’re considering hiring Karl, don’t waste tons of time doing research and reading articles about commonly missed inspection items in Consumer Reports or Consumer Checkbook; just hire him.

My wife and I have bought 4 houses and sold 3 over the years, and Karl is the best inspector we have worked with. We really appreciated Karl's professionalism, thoroughness, and practical approach. He has great attention to detail and can pick out the most nit-picky of problems, but he does a wonderful job of stating if the problem is really a concern, or just something to be aware of. He is also generous with maintenance tips and tricks and just approachable and easy to communicate with in general. We would recommend Karl without any hesitation.

Nothing but good things to say about Karl! He walked me through my first home inspection and left me feeling really confident about my purchase. I left feeling like I really understood how the house worked and also with a helpful list of projects to start out on after closing (and a sense of what was urgent and what could wait). He gave me a lot of helpful tips and tricks as well. I would recommend Karl to anyone and definitely hope to work with him again if I need another home inspection!

Karl provides exceptional support and services! In addition to a very fast turn-around on the report, Karl allowed me to shadow him during the home inspection showing me all the infrastructure contact points I, as a homeowner, will need to be familiar, areas bearing watching and monitoring, and technical details that are not readily apparent to the average homeowner. Additionally, I was impressed with his focus on minimizing the impact of his inspection, such as sweeping up loose air-blown fiberglass insulation that had fallen from the attic crawl space. Karl is the epitome of a professional and I would highly recommend him to anyone needing his expertise and services. Additionally, Karl has high ethical standards and does not violate his ethics, such as making recommendations on vendors, which would be a conflict of interest for someone providing services, such as he does. Karl has my highest recommendation for others needing a home inspection prior to a real estate sale. A top-notch professional!

Karl Colbrunn has been our home inspector for over 10 years. He is professional, knowledgeable, and honest. He is the only home inspector we know that actually walks on the roof and inspects the shingles. Karl will answers all questions and concerns that the Buyers may have during the home inspection and is available to answer questions that arise months after the home purchase. We love Karl and you will too! Contact him if you are looking to hire an outstanding home inspector.

Karl was a great inspector, professional and friendly. He made us feel that we were getting a thorough overview of our new home.

Karl has been our home inspector for 5 purchases. Each and every time he conducts a thorough and professional review of the home, and teaches me and my wife about home care and what we're looking for during the inspection. His inspection reports are top notch!

You will not find a better home inspector than him! Choose today!

In our experience, Karl is thorough, knowledgable, professional, and takes pride in doing a good job. He inspected our new construction house before we closed and then again a. year later for warranty purposes. At the one year mark, he noted something that we knew about but didn't realize it was covered, as well as new items. After the inspection, he sat with us and talked about what he'd found and gave tips on how to care for our particular house. We have recommended him to our neighbors, and recommend him to you.

Karl was very knowledgeable, professional and helpful. He was able to point out some things I wouldn't have even thought to check. I have seen him work before and I knew he would be the best person to check out my new home.

Karl is an excellent home inspector. Professional and very friendly. We've retained his services twice now over the past 4 years and he's very thorough with his inspection and explanations. He encourages questions and is very knowledgable with homes and everything within them. Highly recommend to anyone looking for a home inspector.

Karl inspected the 50+ yr old home we are purchasing. To my pleasant surprise he invited us to literally follow him around and allow him to show to us and explain to us what he was finding! ...both good and bad. I highly recommend without hesitation!

Karl was responsive, professional, and extremely knowledgeable for our home inspection - he even returned for a second visit because the roof could not be inspected fully during first due to weather. Highly recommended!

Full scope Residential Home Inspections.

Ive been working with Karl for 17 years now and he is by far and away the best inspector out there. He's on time, knowledgeable, and goes over and above in every aspect of his business. Highly-Highly recommend

Karl is clearly an expert in his field! If you’re looking for someone who is knowledgeable and trustworthy, we highly recommend Hallmark Residential Services. You can rest easy knowing that he will provide thorough and reliable information. Not only did he answer each of our questions, he generously took time to help us understand the details of repairs needed in our home as well. We sincerely value his expertise and friendly communication. Karl is absolutely our first call for house inspections!

Karl is top notch!!! His attention to detail and many years of experience helps him find and investigate common issues not normally seen by the untrained eye. His communication skills are also next level. Trust in Hallmark! They are really good at what they do!

Karl was fantastic! Very knowledgeable about all aspects of our home inspection. We were buying directly from the property owner, no real estate agent involved, so we were very appreciative of his patience with us as we had many questions for him to make sure things the home was in good condition. We would certainly use this company again and we have recommended to our friends.