Full home inspection, Southwest Florida
Top to bottom before you close. Roof, structure, electrical, plumbing, HVAC, attic, exterior and drainage, with photographs and a report you can act on — delivered same day or next day.
- Two to four hours on site
- Photographs and plain-language findings
- You are welcome to walk it with me
- Report same day or next day
Request an inspection
Tell us where the property is and what you need. We’ll call to confirm the time.
Typical range $300–$1,000 depending on square footage. No obligation.
Booking across Lee, Collier and Charlotte counties.
(757) 240-9407What you are actually buying
A home inspection is a visual, non-invasive assessment of the accessible systems and components of a house on the day it is inspected. That is the honest definition, and it sets the boundary on what any inspector can promise.
What it does is turn an emotional decision into an informed one. You walked through the house and liked it. I walk through it looking for the things that cost money — the roof with four years left, the panel that was modified without a permit, the AC condensate line that has been wetting a wall cavity, the grading that sends water at the slab.
In Southwest Florida a disproportionate share of those findings are moisture related, which is the work I came from. Humidity, storm repairs, slab moisture and condensation hide most of the expensive problems here, and they hide them behind surfaces that look perfectly fine from the middle of the room.
What's covered
What the inspection actually documents.
Exterior and structure
- Roof covering, flashing, penetrations and drainage
- Attic — framing, insulation, ventilation, moisture
- Foundation and visible structural elements
- Cladding, soffit, fascia and trim
- Windows, doors and visible seals
- Grading, drainage and where water goes
- Driveway, walkways and garage
Systems and interior
- Electrical panel, breakers, wiring and outlets
- Plumbing supply, drains, fixtures and water heater
- HVAC operation, age, condensate and ducts
- Built-in appliances
- Interior surfaces, floors, ceilings and walls
- Moisture readings where anything reads suspect
- Thermal imaging where it helps locate moisture
How it runs
Start to finish.
You call or send the form
Property address, square footage and your closing date. We quote an exact price on that call.
We schedule
Buyers inside an inspection period get priority. Confirm with the agent that utilities will be on — without power and water, half the inspection cannot happen.
On site, two to four hours
Roof to foundation, exterior then interior systems. I photograph as I go rather than writing from memory afterward.
The walkthrough
If you can be there for the last half hour, that is the most useful part. I will show you what I found and separate what matters from what is simply worth knowing.
Report same day or next day
Photographs, plain-language findings and clear severity. Not a flat list of every cosmetic note with no priority attached.
Questions afterward
Call whenever. Clients often ring a week later with a contractor quote asking whether it is reasonable. That is part of what you paid for.
Common questions
How much does a home inspection cost?
$300 to $1,000 depending mainly on square footage and age. A typical mid-size Cape Coral or Fort Myers home sits in the middle of that. You get an exact number on the phone before anything is scheduled.
How long does it take?
Two to four hours on site for most homes, longer for large or older properties with outbuildings or a pool.
Should I be there?
You are welcome, and the last half hour is worth attending if you can. Seeing a problem in person beats reading about it. Plenty of clients cannot attend and the report stands on its own.
Do you use thermal imaging?
Where it helps, particularly around suspected moisture. Thermal shows temperature differentials behind finished surfaces, which is often how a wet wall cavity reveals itself before a stain appears. It is a diagnostic aid, and findings get confirmed with a moisture meter rather than reported on the thermal image alone.
Will you find everything?
No, and no honest inspector will tell you otherwise. A visual inspection on one day cannot see inside sealed cavities or predict a component failing next month. What it does is find the evidence that is there to be found, which is a great deal more than a buyer sees on their own.
Do I also need a wind mitigation and 4-point?
If the home is older, most likely yes — your insurer will ask. Booking all three on one visit costs less than separate trips.
Often booked alongside
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.
Book a full home inspection
Call or send the form. Tell us the address and your deadline and we’ll confirm a time and an exact price.
- Call or text
- (757) 240-9407
- [email protected]
- Serving
- Lee, Collier & Charlotte counties
Based in Fort Myers, FL - Hours
- Mon–Fri 8:30am–6:00pm
Sat–Sun 9:00am–4:00pm - License
- HI19048