Home Buyers Inspection
Jacksonville & NE Florida
One Inspector. Every Job. No Exceptions
You're about to make the largest purchase of your life based on two showings and a photo gallery. Let's find out what's actually there.
A full inspection of the home you're buying — structure, roof, electrical, plumbing, HVAC, and everything in between. Thermal imaging included at no extra charge. Report in your hands the same day, so you still have room to negotiate.
What your really buying
What you're really buying
Your inspection period is short, and it's the only window where you can walk away or ask for money without losing anything. Everything after closing is yours to pay for.
The point of this inspection isn't to find reasons not to buy the house. Most homes are fine, and most findings are ordinary maintenance. The point is that you go into closing knowing what you're taking on — which repairs need to happen this year, which can wait five, and which ones are large enough that you should be having a different conversation with the seller.
I'm a one-person operation, which means the person who inspects your home is the person who wrote the report and the person who answers when you call about it six weeks later. Nothing gets handed to a technician or a subcontractor. Nothing gets scheduled around someone else's route.
What I Look At
A full inspection to Florida standards of practice, documented with photos throughout.
What I Look At
A full inspection to Florida standards of practice, documented with photos throughout.
What it costs
Usually $350–$650, based on square footage and age of the home. You'll get an exact number when you book. No surprises
Exterior & grading: Siding, trim, soffit and fascia, windows, doors, walkways, and how water moves away from the house.
Structure & foundation: Slab, framing, visible settlement, and signs of movement.
Roof & attic: Covering condition, flashing, penetrations, decking, ventilation, insulation, and evidence of past or active leaks.
HVAC: System type, age, operation, ductwork, and condensate handling. Sizing matters more in Florida than most places.
Plumbing: Supply and drain materials, water heater, fixtures, drainage, and visible leaks. Polybutylene and aging cast iron get flagged.
Interior: Ceilings, walls, floors, stairs, windows and doors, and evidence of moisture.
Electrical: Panel, breakers, wiring type, GFCI and AFCI protection, outlets and fixtures. Federal Pacific, Zinsco, and aluminum branch wiring get called out specifically.
Appliances: Built-in appliances tested for basic operation.
Moisture & thermal scan: Infrared sweep of the interior at no additional cost, looking for what a flashlight can't show.
You get an inspector, not just a report
I'd rather you were there. Come along for as much of it as you want. I'll show you the panel, the attic, the water heater, and explain what I'm seeing while I'm seeing it. Photos in a PDF are useful; standing in front of the thing is better.
We go through it together. At the end, I walk you through what I found — what's urgent, what's routine maintenance, and what's cosmetic. If you couldn't make it, we do the same thing by phone.
I'm still here afterward. Two weeks later, when your agent asks about the third item on page eleven, call me. That's part of what you paid for, no question is too small.
Thermal imaging is included. Not an upsell, not a package tier. Every inspection.
What it costs
Usually $350–$650, based on square footage and age of the home. You'll get an exact number when you book. No surprises
Buying an older home? Most buyers of homes 30+ years old will need a 4-point and wind mitigation report for insurance anyway. Add both to your inspection for $80 - roughly half what they cost separately, and I complete everything in one visit.
Service Area
FAQ
Two to four hours for most homes, depending on size, age, and how accessible the attic and crawlspace are.
Yes, if you can. You'll understand the report far better having seen the house with me, and you can ask questions in the moment. If your schedule doesn't allow it, that's fine — we'll cover everything by phone.
The same day. Your inspection period is short and you shouldn't be waiting three days to find out whether you need to negotiate.
Then you'll know before you're committed, which is the entire point. I'll explain what it is, roughly what it takes to address, and whether it's the kind of thing you get a specialist opinion on. I don't do repairs, so I have no reason to make anything sound worse than it is.
Florida Home Inspector License #18133, InterNACHI Certified Professional Inspector, fully insured for general liability as well as errors/omissions.
Service Area
Where I work:
Duval, St. Johns, Clay, Nassau, and Flagler counties. Jacksonville, Jacksonville Beach, Ponte Vedra, St. Augustine, Orange Park, Fernandina Beach, Palm Coast, and everywhere between!