Home inspections in Southwest Florida

Inspections run $300 to $1,000 depending mainly on square footage, the age of the home and the type of inspection. A wind mitigation on a small home is at the bottom of that range; a full inspection on a large older property is at the top. You get an exact number on the phone before anything is scheduled.

It documents the features that make a home more resistant to hurricane wind — roof covering, deck attachment, roof-to-wall connections, roof geometry, secondary water resistance and opening protection. Florida insurers are required to give premium credits for qualifying features, so for many homes the report pays for itself in year one and keeps saving every year after. How much depends on what your home actually has, which is exactly what the inspection determines.

It covers four systems only — roof, electrical, plumbing and HVAC. Most Florida carriers require one before writing or renewing a policy on an older home, typically over 30 years, though the threshold varies by insurer. It is a condition report, not a pass or fail test.

Yes, and it costs less than booking them separately because it is one trip. If you are buying an older home you will likely need both, so it is worth asking for the bundle up front.

A full home inspection is two to four hours depending on size and age. Wind mitigation is typically 30 to 60 minutes and a 4-point about an hour. Multi-unit properties depend on the number of doors.

Same day or next day for most inspections, with photos and plain-language findings. Insurance forms come completed and signed, ready to hand to your agent.

You are welcome and I would encourage it, particularly for the last half hour when I can walk you through what I found. Seeing a problem in person beats reading about it. That said, plenty of clients cannot attend and the report is written to stand on its own.

Yes. Tie-downs, piers, skirting, vapor barrier and the issues specific to manufactured homes in Florida, including the certifications lenders and insurers ask for.

Lee, Collier and Charlotte counties — Fort Myers, Cape Coral, Naples, Bonita Springs, Estero, Port Charlotte, Punta Gorda, Lehigh Acres, North Fort Myers, Sanibel, Fort Myers Beach and Marco Island. Call with the address if you are near the edge.

Yes. Florida DBPR home inspector license HI19048, InterNACHI Certified Professional Inspector, and general liability insurance with a certificate available on request. You can verify any Florida license at MyFloridaLicense.com.