Everything you'd want to ask, before you have to ask it.

What's a home inspection, really?

A trained, unbiased walk-through of the home's condition — structure, roof, electrical, HVAC, plumbing, moisture, and safety. You get an honest picture of what you're buying before it's yours, with photos and plain explanations.

What will you actually check?

The bones and the systems: roof and attic, foundation and structure, electrical, heating and cooling, plumbing and water heater, drainage, windows and doors, and anywhere moisture likes to hide. If it affects whether the house is safe, sound, or about to cost you, we look at it.

Didn't the county already inspect this when it was built?

They did — but a county inspection only confirms the builder met minimum code at a few milestones. It's a fast pass/fail against a legal floor, not a look at whether the home is actually in good shape — and it says nothing about the years since: settling, moisture, wear, or a previous owner's weekend project. Even a five-year-old home has a story a code sign-off never captured.

Want to see what was actually permitted and inspected on a specific address? That's exactly what PermitSearch shows you → (opens in a new tab)

What about a 4-point or wind mitigation inspection?

Both are common in Florida and usually tied to insurance. A four-point covers roof, electrical, plumbing, and HVAC for older-home coverage; a wind mitigation documents features that can lower your premium. We can bundle either with your inspection — just ask when you book.

Can I just get a 4-point instead of a full inspection?

A four-point only looks at those four systems, and it exists for your insurer — not for you. It skips the structure, foundation, moisture, drainage, and safety items that usually drive a buyer's decision. It's a smart add-on (and we bundle it in), but it's not a substitute for actually knowing what you're buying.

How long does it take?

Most homes take two to three hours on-site, depending on size and age. You don't need to be there the whole time — many out-of-town buyers aren't there at all — and the report is usually back the same day.

How much does it cost?

It scales with the size and age of the home, and any add-ons. We'll quote you a flat number up front when you book — no surprises, no "it depends" after the fact.

Is an inspection really worth the cost?

You're paying for a few hours of trained eyes and the judgment to know what they're seeing — plus the report, the photos, and someone on the phone after. Set against a purchase this size, it's one of the cheapest forms of insurance you'll buy: catching a single roof or panel issue before closing usually pays for the whole thing many times over.

Honestly — this is less than I expected. What's the catch?

No catch. Your inspection already includes the wind-mitigation and four-point that a lot of shops bill separately, and we've built our own tools to handle the busywork — scheduling, drafting, paperwork — so our time goes to inspecting, not overhead. That efficiency goes to you, not into a padded price.

What happens if you find problems?

Good — that's the point. We tell you what it is, how serious it actually is, and whether it's a negotiate-before-closing item or just normal wear. We don't inflate findings to look thorough, and we don't bury them either.

Aren't all inspectors basically the same?

Not really — and here's how to judge any of them, not just us: Does the inspector have a reason to soften findings? Do they know how homes in this market actually fail? Can they explain what they found in plain English? Those three matter more than years-in-business or a long list of credentials.

Do I need to be there?

Not at all. A lot of our clients are buying from another state and never set foot on-site for the inspection. The report and a phone call do the work — you'll understand the home as well as if you'd walked it yourself.

How soon can you get out there?

Usually within a few days, and we keep room for the closing-date scrambles. Tell us your timeline when you book and we'll be straight with you about what's doable.