Home Inspections in Southwest Florida
A home inspection is a visual assessment of a property's condition covering structure, roof, electrical, plumbing, HVAC, and the systems that affect how a house performs. It reports what is there, not what a home is worth. In Southwest Florida the roof, the air conditioning, and any history of water intrusion do the most to shape the findings.
What we inspect
A general home inspection is broad by design. We are looking at the whole building and reporting what we find, rather than chasing one system.
- Roof and roof structure — covering, condition, visible penetrations, and evidence of past leaks or repairs.
- Structure and foundation — visible framing, slab condition, and any movement that shows in finishes.
- Exterior — wall coverings, stucco, soffit and fascia, grading, and drainage away from the building.
- Electrical — panel, breakers, wiring type where visible, receptacles, and GFCI or AFCI protection where required.
- Plumbing — supply and drain material, fixtures, water heater, and visible leaks.
- HVAC — system operation, age, condensate handling, and duct condition where accessible.
- Interior — walls, ceilings, floors, windows, doors, and installed appliances.
- Attic and insulation — ventilation, insulation depth, and any staining that points to a roof problem.
- Garage — including the door and its safety reverse.
What matters most in Southwest Florida
Every market has its own pattern of findings. Here is what shapes reports in Lee, Collier, and Charlotte counties, and it is not the same list you would get in Ohio.
The roof drives everything
Roof age and condition affect insurability as much as they affect the building. A roof with a few years left is a repair item elsewhere; here it can determine whether you can get a policy at all. We report age and condition plainly because the insurance conversation depends on it.
Air conditioning is not a comfort system
In this climate, the AC is a moisture management system that also happens to cool. An oversized or short-cycling unit will hold humidity indoors, and that eventually shows up as microbial growth and swollen trim. We look at how the system is actually performing, not just whether cold air comes out.
Water intrusion history
Many properties here have taken on water at some point. What matters is whether it was addressed properly or covered up. Fresh paint on a ceiling with no explanation is worth understanding before you close.
Older Cape Coral and Fort Myers housing stock
Homes built through the early 1990s frequently have polybutylene supply lines, cast iron drain lines, aluminum branch wiring, or panels that carriers will not write. None of these is automatically a deal breaker, but all of them are worth knowing about before you own them.
Canal and waterfront properties
Salt air accelerates corrosion on anything metal — fasteners, panels, condenser coils, garage door hardware. Seawalls, docks, and lifts sit outside the scope of a standard home inspection, so if a property has them, ask about a separate assessment rather than assuming they are covered.
What a home inspection is not
An inspection is visual and non-invasive. We do not open walls, lift flooring, or dismantle equipment. We do not appraise the property, quote repairs, or predict how long something will last. And we do not pass or fail a house — the report describes condition so you can decide what it means for you.
Some items commonly assumed to be included are separate inspections with their own scope, including wood-destroying organisms, mold assessment, and insurance forms such as the four-point. They are frequently ordered alongside a home inspection and can usually be done in the same visit.
The report
You receive a written report with photographs, usually within 24 hours of the inspection. Findings are described in plain language, with the significant items separated from the maintenance items, because a report that treats a failing water heater and a missing outlet cover as equals is not useful to anyone.
You can see what our reports look like on the Our Reports page.
Should you attend?
You are welcome to, and buyers who come along usually get more from the process. Seeing a condition in place, with someone explaining why it matters, lands differently than reading about it. If your schedule does not allow it, the report and a phone call cover the same ground.
Service area and pricing
We inspect throughout Lee, Collier, and Charlotte counties, including Cape Coral, Fort Myers, North Fort Myers, Naples, Bonita Springs, Estero, Lehigh Acres, Punta Gorda, and Marco Island. See our full service areas, or our pricing for current rates.
Common questions
How long does a home inspection take?
For a typical single-family home, two to three hours. Larger properties, difficult attic access, or homes with multiple outbuildings take longer.
When will I get the report?
Usually within 24 hours of the inspection. It comes as a written report with photographs, with significant findings separated from routine maintenance items.
Does a home inspection cover termites and mold?
No. Wood-destroying organisms and mold assessment are separate inspections with their own scope, and in Florida they fall under different licensing. Both can usually be scheduled in the same visit.
Will the inspection tell me if I should buy the house?
It will tell you the condition of what we could see, which is what you need to make that call. We do not pass or fail houses, and we do not tell you what a property is worth.
Do you inspect seawalls, docks, and boat lifts?
Not as part of a standard home inspection — they sit outside the scope. On a canal or waterfront property those are worth assessing separately rather than assuming they are covered.
What if the inspection finds something serious?
Then you have found it during your inspection period, which is exactly when you want to. We will explain what it is, how significant it is, and what kind of professional should look at it next.
Ready to schedule, or still deciding?
Either is fine. Tell us the address and your closing date and we will tell you what we would look at.
