A photographic record you can rely on later. Condition documentation between tenants, before a purchase with a tenant in place, or on a schedule so problems surface before they become claims.
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) 240-9407Most landlord disputes come down to the same question: what condition was it in before? Without a dated, photographed record, that question becomes one party’s memory against the other’s, and memory tends to favour whoever is more motivated.
A rental inspection produces that record. Timestamped, photographed, room by room, from a licensed third party with no stake in the outcome. That last part matters — your own photographs are useful, but a neutral inspection report carries different weight.
The other use is earlier warning. A slow leak under a rental sink is not something a tenant necessarily reports, and it is exactly the kind of thing that becomes a five-figure problem in a Florida house. Catching it on a periodic inspection is considerably cheaper than catching it at move-out.
What the inspection actually documents.
Start to finish.
Tell us whether it is occupied, vacant or mid-turnover. Occupied properties need tenant notice, which shapes the schedule.
Florida has notice requirements for entering an occupied rental. Arrange that with your tenant before we schedule — check your lease and the statute for what applies.
Room by room with photographs throughout, then systems and exterior.
A dated photographic record, with any active problems called out separately from general condition.
The value of these compounds. A property with three years of dated inspection records is a much easier property to defend a position on.
You can and you should. A licensed third-party report carries different weight in a dispute, and it also catches things a walkthrough does not — moisture behind a cabinet, a water heater past its life, a breaker that has been double-tapped.
Yes, with proper notice. Florida sets notice requirements for landlord entry — check your lease and the statute, arrange it with the tenant, and we will work around their schedule.
Annually is a reasonable baseline, plus at every turnover. More often if the property is older or if you have had problems.
Yes. The move-in report is what makes the move-out report useful, so the pair is worth more than either alone.
Yes, and it is worth doing. You are buying the condition as well as the income, and an occupied property is harder to assess on a showing.
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 or send the form. Tell us the address and your deadline and we’ll confirm a time and an exact price.