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We're building AI-native inspections that become a living record for every home.
Home operating economy
U.S. Homeowners
Spent per home, per year
Zero intelligence layer.
The Problem
63
Pages
247
Findings
0
Priorities
Sarah closes on a 1987 colonial. Her inspector spends three hours documenting every system. She gets a 63-page PDF with 247 findings. No priorities. No timeline. No way to know what is urgent.
Six months later, the furnace fails. Then the water heater. Every dollar is reactive. Her inspector knew about all of it. It was on page 41.
Our Why
When my son was born, I wanted to protect our home. So I got licensed as a home inspector, crawled through attics, and discovered the most complete picture of a home’s condition trapped in a PDF nobody opens.
Matt Pierce
Repeat Founder & CEO · Licensed Home Inspector
Three renovations driving design through construction. A career building products at scale. I could see what my home needed, but couldn’t find the data or tools to act on it. That’s not a homeowner problem, it’s a missing infrastructure problem.
Marley Spector
Co-Founder & CPTO · Former Dropbox Product & AI Director
Half his acquisition consideration is in SpecMade equity, vesting at the founder rate. He's not cashing out. He's betting his outcome that this problem gets solved.
Andrew
President, Inspection Operations
The Insight
The inspector is the only person in the transaction who doesn't get paid to close the deal. They earn more trust in three hours than most brands earn in a lifetime.
When the inspection ends, so does the relationship. Zero ongoing participation in the homeownership journey.
And the data dies with it. Interior condition data requires a licensed professional inside the home. It cannot be scraped, sensed remotely, or approximated.
Every home generates the data. Every inspector earns the trust. Nothing connects them.
The Solution
Every home inspection generates the most complete picture of a home's condition. Then it vanishes. SpecMade captures it, keeps it current, and turns it into action.
The Product
The inspector already knows what the home needs. SpecMade turns that knowledge into a living record the homeowner can act on.
AI-generated reports from photos, video, and voice. Standards-compliant, delivered instantly.
Full business platform replacing ISN, HIP, QuickBooks, and spreadsheets.
Every inspection feeds the intelligence layer from day one.
"Water heater is a Rheem, installed 2013. Showing corrosion at the base, T&P valve has minor seepage. Recommend replacement within 12 months..."
Rheem tank water heater (2013). Corrosion at base, T&P valve seepage. Estimated remaining life: 1-2 years.
Voice in, structured report out.
Priority actions ranked by urgency, cost, and impact.
Trusted contractor network. Home Health Score tracks improvement over time.
10-year capital planning. The home as a managed asset, not a reactive expense.
Water heater: corrosion detected at base
Your inspector flagged base corrosion and T&P valve seepage. These indicate early-stage failure. Estimated replacement cost: $1,800-2,400.
Alerts grounded in what your inspector actually found.
The inspection creates the record. We keep it current. Then we turn it into action.
Originate
Every inspection is a paid customer acquisition event. The inspector is the distribution channel.
Refresh
Quarterly preventive visits from home advocates. Every visit updates the condition record. The data never goes stale.
Activate
Turn condition data into revenue. The right recommendation at the right time.
Traction
Strategic acquisition. Revenue, data, and distribution from day one.
Inspection Company — 2025 Actual Results
10K
Inspections completed
$2.3M
Chicago top-line revenue
40%
Gross margin
19
Licensees ($10K/yr each)
37+
Years of brand equity
100K+
Historical inspections
18+
Years of digital records
Unit Economics
The Chicago operation proves the unit economics. AI automation expands the margin to scale nationally.
Chicago Unit Economics — Today
~$511
Avg. revenue per inspection
15
Active inspectors
300
Inspections per inspector/yr
$0
Customer acquisition cost
60%
COGS
25%
OpEx
15%
EBITDA
~100K residential transactions/yr in Chicagoland metro. 4,500 inspections = less than 5% market share.
AI Margin Expansion — 15K Target
Lever 1: Inspector Productivity
AI report generation eliminates 1–2 hrs of writing per inspection. Inspectors go from 2 to 2.5 inspections/day, unlocking 25% more revenue per inspector without changing comp.
Lever 2: Ops Compression
AI scheduling, dispatch, customer service, invoicing, and CRM. Small ops team grows from ~4 to ~5 people while handling 3x the volume. Humans supervise AI systems, not execute tasks.
6 ops functions shift from manual to AI-first. Humans supervise, not execute.
| Ops Task | Today | With AI |
|---|---|---|
| Scheduling & booking | Manual calls + coordination | AI voice/chat, 24/7 booking |
| Dispatch & routing | Tribal knowledge + calendar | Algorithmic zone + cert matching |
| Report QA | Manual review before delivery | AI flags anomalies, QA manager spot-checks |
| Customer service | Phone/email all day | AI first-line, dedicated agent liaison |
| CRM & agent outreach | Manual relationship tracking | Auto-tracking + AI-drafted outreach |
| Invoicing & collections | Manual processing + chasing | Auto-invoice at booking, auto-collect |
Today
4,500
inspections
Today
$2.3M
revenue
Today
15%
EBITDA margin
Target
15,000
inspections
Target
$7.7M
revenue
Target
~30%
EBITDA margin
~40 inspectors (from 15), ~5 person ops team (from ~4). 15K inspections = ~15% of Chicago's 100K annual residential transactions. 2x EBITDA margin, ~7x absolute EBITDA dollars. COGS unchanged at 60%.
The Moat
Interior condition data cannot be scraped or approximated. Every inspection deepens the dataset. Every new market feeds the same AI models.
Why Now
The trusted relationship has always been there. The technology, market conditions, and workforce to activate it have not. Until now.
Carriers are pulling out of entire markets because they cannot assess condition and maintenance at the property level. They need interior data. Nobody has it at scale.
Median U.S. home age has passed 40 years. More systems aging, more maintenance deferred, and the gap between what homeowners need to know and what they actually know is wider than ever.
AI can generate structured data from how inspectors already work, from photos, voice, and narrative, without requiring them to change anything. Legacy platforms can’t retrofit this. You have to build AI-native from the ground up.
Traditional franchise inspection systems are losing inspectors to high fees, outdated technology, and zero innovation. A generation of workers displaced by AI is discovering that home inspection is one of the most durable careers available.
The home ecosystem is fragmented across software, marketplaces, data, and commerce. No one connects them, because no one starts where the data originates.
Spectora, HomeGauge, HIP, ISN
Legacy report-generation tools. The data and the relationship stop when the PDF is delivered.
Thumbtack, Angi
Lead-gen with no condition data. Recommendations are generic. They don’t know what your home actually needs.
EagleView, CoreLogic, Verisk
Exterior data from satellites and public records. They know the roof age. They don’t know the furnace is failing.
Home Depot, Lowe’s, Amazon Home
Selling products to homeowners with zero knowledge of what each home actually needs. Every recommendation is a guess.
Everyone owns one lane. SpecMade owns the intersection. Inspector credibility. Current condition data. Homeowner action. All in one place.
The Business
Every inspection creates a customer relationship and a data record. AI expands margins. Revenue layers compound on top.
$2T
Annual home operating spend
Maintenance, insurance, repairs, products
130M
Homeowners managed reactively
$15K+
Annual spend per home
Owned operations generate cash and data today. The platform compounds on top.
Owned Operations — Revenue Today
Chicago operation. Paid customer acquisition from day one. Each inspection creates a homeowner relationship and a structured data record.
19 exclusive-territory licensees. $10K/territory/yr + royalty on net fees. Recurring B2B revenue independent of homeowner activation.
Quarterly preventive visits. Recurring homeowner revenue. Each visit generates longitudinal data that deepens the moat and improves every prediction.
Platform — Revenue Compounds
Per-inspector monthly subscription. Replaces ISN, HIP, QuickBooks, and the spreadsheets. One platform runs the entire business.
Contractor referrals, insurance, lending, commerce. Recommendations grounded in condition data. Revenue share with originating inspector.
Every condition record is a distribution channel into the $2T home operating economy.
Insurance
Condition-based underwriting, risk pricing, and claims processing
Contractor
Scoped referrals with documented need
Data
Structured condition intelligence licensed to partners
Commerce
Products matched to specific home needs
Phase 1 · Now
Multi-modal capture: photos, video, voice. AI generates standards-compliant report by the time the inspector walks out the front door.
Phase 2 · 2026
Home Health Score. Personalized maintenance recommendations. Affiliate and referral monetization begins.
Phase 3 · 2027-28
Longitudinal HomeCare data. Actual degradation curves. Property-level risk scores for insurers. Assessment becomes prediction.
Phase 4 · 2028+
The AI doesn’t just recommend. It orders the filter. Gets three quotes. Schedules the work. Homeownership feels managed, not survived.
100,000+ historical digital inspections. Chicago validates unit economics and the full Originate-Refresh-Activate loop. Then we run the same playbook in the next market. Every market feeds the same AI models. The economics improve with each one.
The Team
Co-Founder & CEO
Multi-time founder. Founded and led Trusted Health as CEO. Grew to 400 employees, nearly $500M in annual revenue, raised $250M in venture capital. Licensed home inspector. Got licensed not to build an inspection company, but to understand the data from the inside.
Co-Founder & CPTO
Former Dropbox product leader. Led mobile product and engineering, launched zero-to-one products, led AI efforts. Designed and managed two full gut renovations. Now applying that same rigor to homeownership.
Founding Engineer
Senior full-stack engineer. Nearly four years at AuditBoard building AI-powered compliance and risk management tooling at enterprise scale. Previously at Trusted Health, where he worked directly with Matt. Building the SpecMade platform end to end.
President, Inspection Operations
Started as an inspector. Worked his way up and bought the company. Half of his acquisition consideration is in SpecMade equity, vesting at the same rate as the founders. Andrew is not cashing out. He is betting his outcome on SpecMade’s success.
The Ask
To deploy SpecMade Inspect across the licensee network, launch SpecMade Home to homeowners, and prove the full platform.
60%+
Product & Engineering
Ship Inspect and Home. AI report generation. Health scoring. Recommendation engine.
25%
Go-to-Market
Licensee network rollout. Onboarding. Chicago market validation.
15%
Operations
Infrastructure, legal, insurance, and working capital.
Primary
Secondary
The inspection is the beginning,
not the end.
SpecMade is building an AI-native compounder in the largest asset class in America.
matt@specmade.com