Questions, answered

Residential inspections start at $450 for homes up to 2,500 sq. ft., and interior-only condominium inspections start at $325. Wind mitigation, 4-point, termite (WDO), sewer scope and pool inspections can be added on the same visit. Your final price is confirmed based on the property's size, scope and complexity before you book.

Yes, and we encourage it. Joining the inspection, or at least the last half hour, is the best way to ask questions and learn how the home's systems work and where its shut-offs are.

A home inspection isn't legally required, but most buyers order one before the end of their inspection period. Many lenders require a WDO (termite) inspection, and insurers often ask for a wind mitigation report and, for older homes, a 4-point inspection. We can complete all of them on the same visit.

South Florida has long attracted buyers with its climate, growing economy and no state income tax, but every home is different. The condition of the specific property matters as much as the market, which is exactly what an inspection tells you before you commit.

Yes. A condo inspection covers everything inside your unit, including the electrical panel, plumbing, water heater, air conditioning, windows, doors and appliances, plus visible conditions on your balcony. A townhouse inspection also includes the roof, exterior and attic where they are part of your unit, and both are priced by size on our pricing page.

A pre-purchase home inspection is a buyer's inspection of the whole house, done after your offer is accepted and before your inspection period ends. Book it as soon as you're under contract so you have time to read the report, get repair estimates and negotiate. Reports arrive within 24 hours, and you can schedule online at any time.

A commercial property inspection is a visual assessment of an office, retail, warehouse or mixed-use building's condition. It covers the building envelope, roof, structure, mechanical, electrical and plumbing systems, parking and site drainage, with estimates of the remaining useful life of major components.

Commercial inspection pricing depends on the building's size, age, use, number of units and the scope you need. Every job is quoted in writing before we start, so send us the details through our quote form for a firm price.

Investors buying a building, business owners purchasing their own space, tenants signing a long lease with repair obligations, and owners planning maintenance budgets all benefit. The report gives each of them an independent record of the building's condition at a point in time.

Time on site depends on the size of the building and how many units or systems are included. We agree the schedule and report delivery date with you when we quote, so you can plan around your due diligence deadline.

Yes. We inspect accessible roofs on foot and can use a drone to document large, high or hard-to-reach roofs, with photos of the covering, drainage, flashing and rooftop equipment included in the report.

Yes. We inspect commercial properties throughout Palm Beach and Broward County. Contact us with the address and building details and we'll confirm availability and scope.

A pre-listing inspection is a full home inspection ordered by the seller before the home is listed. It shows you what a buyer's inspector is likely to find, so you can repair, price or disclose issues on your own terms.

For most sellers it's worth it, especially with an older home or one you haven't lived in recently. It removes surprises from the buyer's inspection period, which is when deals are most often renegotiated or cancelled.

Pre-listing home inspection cost is set by the home's size and age and any extra reports you add, such as a 4-point or wind mitigation inspection. Our pricing page lists current packages, and you can request a quote for a firm price.

The inspection itself is the same thorough visual review of the home. The difference is timing and who the report is for: you receive it first and decide how to use it before buyers get involved.

Florida sellers are generally expected to disclose known defects that materially affect a home's value, and an inspection report makes those defects known to you. Ask your agent or attorney how to handle disclosure, and remember that repairing an item before listing often resolves the question.

Two to four weeks before you plan to list is ideal. That leaves time to read the report, get repair quotes and complete work before photos and showings.

A new construction inspection is an independent inspection of a newly built home, at one or more stages of the build. It finds defects while the builder is still responsible for fixing them.

Yes. Builders work fast and rely on many subcontractors, and city inspections focus on minimum code, not workmanship. A new construction home inspection catches problems the builder can fix before you close.

An 11th month warranty inspection is done shortly before your one-year builder warranty ends. It documents issues that have developed since move-in so you can report them in time for the builder to repair them at no cost to you.

The main stages are pre-drywall, after the rough-ins and before walls are closed, and final, just before your walk-through. Many buyers add the 11-month warranty inspection as a third stage.

Most builders allow it, but some contracts set rules for timing and access. Check your purchase agreement and let your builder know when the inspection is scheduled.

Cost depends on the size of the home and how many stages you book. See our pricing page for current rates on new home inspections.

A home insurance inspection documents the condition and features of a home on the forms an insurer uses to decide coverage and pricing. In Florida the most common are the 4-point inspection, the wind mitigation inspection and a roof condition report.

They check the systems most likely to cause a claim: the roof, electrical panel and wiring, plumbing and water heater, and heating and air conditioning, along with any visible leaks or damage. A wind mitigation inspection adds the home's hurricane-resistant features.

A 4 point home insurance inspection reports the age and condition of the roof, electrical, plumbing and HVAC systems on the insurer's form. Insurers commonly require it for older homes before writing or renewing a policy.

It can help. Florida insurers are required to offer discounts for verified wind-resistant features, and the wind mitigation report identifies features that may qualify for insurance discounts. Savings aren't guaranteed. The size of any discount depends on your home and your insurer.

Yes. Both are usually completed on the same visit, and many buyers add them to their home inspection so there's only one appointment.

Insurance forms are usually delivered within 24 hours of the inspection, so you can send them to your agent or insurer right away.

A 4 point inspection is an insurance inspection of the roof, electrical, plumbing and heating and air conditioning systems. It reports each system's age and condition on the insurer's form, and insurers commonly require it for homes 25 years or older.

The cost of a 4 point inspection depends on the home and whether you bundle it with a wind mitigation or full home inspection, which is the most economical option. Our pricing page lists the current 4 point inspection price.

Yes. We usually complete the wind mitigation and 4 point inspection in one visit, and you receive both reports within 24 hours. Bundling them also reduces the combined cost.

A 4-point isn't pass or fail, but insurers may decline or require repairs based on what it shows. Common problems include roofs near the end of their life, active leaks, certain older electrical panels, aluminum branch wiring, polybutylene plumbing and aging water heaters.

No. A four point home inspection covers only four systems and is written for an insurer. A full home inspection covers the whole house for a buyer, and the 4-point can be added to it on the same visit.

Each insurer sets its own rules, and most want a recent report when a policy is written or renewed. Check with your agent before ordering, and get a new report if the roof, panel, plumbing or HVAC has been replaced.

A wind mitigation inspection documents the features that help a home resist hurricane winds, such as roof covering, deck attachment, roof-to-wall connections, roof shape and opening protection. We complete it on Florida's standard form for homes throughout Palm Beach and Broward Counties.

Wind mitigation cost depends on whether the inspection is booked on its own or bundled with a 4-point or full home inspection, which saves a separate visit. See our pricing page for the current wind mitigation inspection price.

It may, but savings aren't guaranteed. Florida insurers must offer credits for verified wind-resistant features, and the wind mitigation report identifies features that may qualify for insurance discounts. Homes with hip roofs, strong roof-to-wall connections and protected openings usually have the most qualifying features.

A wind mitigation report on form OIR-B1-1802 is valid for up to five years, provided the home hasn't been altered in a way that changes the answers. A new roof, new windows or added shutters are good reasons to get an updated report sooner.

The form lists the professionals who may sign it, and licensed Florida home inspectors are among them. Any qualified wind mitigation inspector should take clear photos supporting every answer, since insurers can reject features that aren't documented.

It records the roof covering type and its permit or installation date, how the roof deck is fastened, how the roof structure is connected to the walls, the roof's shape and whether a secondary water barrier is present. Most of this is confirmed from the attic, so clear attic access helps.

A roof inspection for insurance documents the roof's covering type, age, condition and estimated remaining life on a form your insurer accepts. We perform roof and drone roof inspections across South Florida, with photos supporting every answer.

A roof certification is a report confirming the roof's age, condition and remaining useful life. Insurers commonly request one before writing or renewing a policy on a home with an older roof, and buyers often order it alongside their home inspection.

Roof inspection cost depends on the size, height and type of roof and whether we use a drone. It is lower when bundled with a 4-point, wind mitigation or home inspection, and our pricing page lists current rates.

A drone roof inspection uses a drone to capture high-resolution photos and video of the entire roof without walking on it. It's ideal for steep, tall, tile or fragile roofs where walking could be unsafe or cause damage.

Yes. Our roof inspector estimates remaining life based on the covering type, age and visible condition. It's an informed estimate rather than a guarantee, but it's what insurers and buyers use to plan.

A full home inspection includes a visual roof inspection, but it isn't written on an insurer's roof form. If your insurer asks for a roof certification, add it to your home inspection and we'll complete both on one visit.

A WDO inspection is a wood destroying organism inspection that looks for termites, wood-decay fungi and wood-boring beetles, plus past damage and previous treatment. We provide termite and WDO inspections throughout Palm Beach and Broward Counties, reported on Florida's official form.

A termite inspection focuses on termites, while a WDO inspection covers all wood-destroying organisms and is written on the state form FDACS-13645. Lenders and real estate contracts usually ask for the WDO report.

The cost of a termite inspection depends on the size of the home and whether it's added to a home inspection, which is the most economical option. See our pricing page for the current WDO inspection cost.

Many do, particularly for VA and some other loan types. Your lender or agent can confirm whether your loan needs a WDO report, and we can deliver it with your home inspection report.

Once a year is a good rule for South Florida homes, where termites are active year round. An annual termite inspection catches activity early, when treatment is simpler and damage is limited.

Not quite. A WDO report covers wood-destroying organisms only, not general pests like ants or roaches. If you see other pests, a licensed pest control company can address them separately.

A sewer scope inspection is a camera inspection of the main sewer line from the house to the street or septic tank. It looks for roots, cracks, breaks, offsets, bellies and blockages, and you receive the recorded video with our findings.

Sewer scope inspection cost depends on the length and access of the line and whether it's added to a home inspection, which is the most economical option. See our pricing page for the current sewer line camera inspection cost.

Yes, especially for older homes or properties with large trees near the line. A standard home inspection can't see inside the main line, and repairs to it can be expensive.

It finds root intrusion, cracked or collapsed pipe, corroded cast iron, separated joints, sags that hold water and debris buildup. The video shows the location of each issue so a repair contractor can quote the work accurately.

We insert a camera through an accessible cleanout and push it along the main line, recording as it goes. No digging is needed, but the home needs a cleanout we can reach.

Yes. We can scope the line from the house to the tank. The tank and drain field themselves are evaluated in a separate septic inspection.

A pool and spa inspection covers the shell and finish, tile and coping, decking, screen enclosure, safety barriers and gates, and the operation of pumps, filters, heaters, lighting and controls. Findings are photographed and included in your report.

Pool inspection cost depends on whether there's a pool, a spa or both, and whether it's added to a home inspection. Our pricing page lists current rates.

No. Pools and spas are outside the scope of a standard home inspection. Add a pool and spa inspection so it's completed on the same visit.

We note the visible barrier and safety features addressed by Chapter 515 of the Florida Statutes, such as fencing, self-closing and self-latching gates, door alarms and pool covers. This tells you what's in place and what you may want to add.

Yes. We check the screen enclosure's frame, fasteners, screens and doors for damage, corrosion and missing panels, since repairs and replacements can be costly.