FAQ · Common Questions
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- How long does a home inspection in Lakewood Ranch take?
- A typical single-family home inspection takes 2.5 to 3.5 hours on-site, depending on size and condition. Larger homes or those with detached structures (pools, casitas, separate garages) can run 4 to 5 hours. We don't rush, and you're welcome to attend any portion of it.
- What does a home inspection actually cover?
- We assess the roof, exterior, structure, electrical, plumbing, HVAC, insulation, ventilation, interior, kitchen and bathroom systems, attic, and crawlspace where accessible. We follow InterNACHI's Standards of Practice and document every system with photos and notes.
- Do I need to be there for the inspection?
- You don't have to be, but we strongly encourage it. The most valuable hour of the inspection is the walk-through at the end, when we can show you what we found in person and you can ask anything that comes to mind.
- When will I get my report?
- Within 24 hours of the inspection, typically the next morning. You'll receive an email with a link to the report. It works on desktop, phone, and tablet, and includes images, references, and contextual detail on every finding.
- Can I share the report with my real estate agent?
- Absolutely, and we recommend it. Our reports include a built-in Repair Request Builder, which lets your agent grab language directly from the report and paste it into a repair request or concession ask. It's the cleanest way to handle the negotiation.
- Do I need both a Wind Mitigation and a 4-Point?
- If your home is 25+ years old in Florida, almost certainly yes. The 4-Point is required by most insurers to write the policy; the Wind Mitigation is optional but lowers your premium, often by enough to pay for itself in the first year.
- Can these inspections be combined?
- Yes. We routinely perform Wind Mitigation and 4-Point together, and both can be added to a full home inspection on the same visit. It saves you a separate trip.
- Will the inspection lower my insurance premium?
- A Wind Mitigation Inspection often lowers premiums by 20–45% depending on what your home has: hip roof, hurricane straps, secondary water resistance, impact windows. The 4-Point doesn't directly lower your premium but is often required to get a policy at all.
- How long are these inspections valid?
- Wind Mitigation Inspections are valid for 5 years per the Florida Office of Insurance Regulation. 4-Point Inspections vary by insurer but are typically valid for 1–3 years.
- What's the OIR-B1-1802 form?
- It's the standardized Florida Wind Mitigation form (issued by the Office of Insurance Regulation) that all Florida insurers accept. We complete it directly and deliver a signed, dated, and certified copy.
- How much will a Wind Mitigation save me on insurance?
- Most Florida homeowners save 20–45% on their windstorm premium. Savings depend on what your home has: hip roof shape, hurricane straps or clips, impact-rated windows or shutters, and secondary water resistance all qualify for discounts.
- Do I need a Wind Mitigation every year?
- No. Wind Mitigation reports are valid for 5 years per Florida OIR rules. After 5 years, your insurer may ask for an updated one to keep the discount applied.
- What's checked during a Wind Mitigation inspection?
- We document seven specific features: building code compliance year, roof covering and age, roof deck attachment, roof-to-wall connections, roof geometry (hip vs gable), secondary water resistance, and opening protection (impact windows or rated shutters).
- Can you do a Wind Mit on a newly built home?
- Yes, and you should. New construction in Florida is built to current Florida Building Code wind-load requirements, which means your home likely qualifies for the maximum available discounts. You won't get those discounts unless someone documents it on the OIR form.
- What if my home doesn't have hurricane features?
- We still document what's there. Even older homes typically qualify for some discount. For example, a gable roof with no straps is still better than no documentation at all. And the report tells you exactly which upgrades would unlock further savings.
- At what age do Florida homes need a 4-Point Inspection?
- Most carriers require a 4-Point for homes 20 to 40 years old, but the exact threshold varies. Citizens, the state-backed insurer, typically requires one at 20 years. Always check with your specific insurance agent before booking.
- Will my insurer accept your 4-Point report?
- Yes. We use the standardized 4-Point format that almost every Florida insurer recognizes, including Citizens, Florida Peninsula, Tower Hill, and the major national carriers writing in Florida.
- What happens if something fails the 4-Point?
- The report documents the condition. It doesn't pass or fail on its own. Your insurer reads the report and decides whether they will write the policy. Common dealbreakers include outdated electrical panels (Federal Pacific, Zinsco, Sylvania), galvanized or polybutylene plumbing, and roofs near end of life.
- How long does a 4-Point take?
- About 45 minutes to an hour on-site. We typically deliver the report the next morning.
- Can a 4-Point be done at the same time as a Wind Mitigation?
- Yes, we do this routinely, and most buyers in Florida need both. Done on the same visit, you only have one inspector appointment to coordinate.
- When should I get a mold test?
- Any time you see visible growth, smell a musty odor that won't go away, or have just dealt with a water leak, hurricane, or HVAC failure. Also commonly requested before buying a home in SW Florida if there's any visible water staining or the home has been vacant.
- What's the difference between air sampling and surface sampling?
- Air samples measure mold spore concentration in the air you breathe, useful for detecting hidden growth. Surface samples confirm what species is growing on a visible patch. Most of our testing protocols use both.
- Do you remediate mold?
- No, and that's intentional. We test independently so our results aren't influenced by selling you remediation work. If we find a problem, we'll refer you to qualified remediators in the area and re-test after they're done.
- How long does mold testing take?
- On-site sampling takes 60–90 minutes. Lab analysis typically returns results in 3–5 business days. Rush analysis is available.
- How much does mold testing cost?
- Standard mold testing with 3 samples plus a walk-through is $550, including third-party lab analysis. Larger homes or additional samples run higher. We confirm the exact price at booking once we know the scope.
- What does an infrared scan actually show?
- Temperature differences. Cool spots on a ceiling typically indicate moisture. Hot spots on an electrical panel indicate overheating connections. Cold streaks in a wall indicate missing insulation. Warm patches on an exterior wall indicate HVAC duct leaks. We interpret what the colors mean.
- How much does a thermal imaging scan cost?
- A full thermal imaging scan is $250, whether you book it on its own or add it to a home inspection. It's a great add-on when you want extra certainty on moisture, insulation, and electrical, or when you're investigating a specific issue on a home you already own.
- Does infrared work through walls?
- Infrared detects surface temperature, not what's behind the surface. But moisture, missing insulation, and overheating wiring all create surface temperature differences that show up on the scan. So in practice, it finds problems behind the wall by reading the wall itself.
- Are there limits to what infrared can find?
- Yes. Infrared isn't magic. It works best when there is a temperature difference between the problem and its surroundings, which means it performs better on warm days, after the HVAC has been running, and on the side of the house in shade. We schedule and interpret the scan to maximize sensitivity.
- Can I see the thermal images in my report?
- Absolutely. When we perform a thermal scan and find something worth flagging, the thermal image goes directly into your report alongside the standard photo, so you can see exactly what we're describing.
- Why do I need a sewer scope if I'm getting a home inspection?
- A standard home inspection looks at what's visible. The sewer line runs underground from the house to the street tap or septic, completely hidden. A sewer scope is the only way to see the actual condition of that pipe. Replacing a lateral sewer line in Florida typically runs $5,000–$20,000, sometimes much more.
- What does a sewer scope find?
- Most commonly: root intrusion (from yard trees), separations at pipe joints, bellies where the pipe has sagged and pools water, cracks in cast iron pipe from corrosion, Orangeburg pipe that has flattened (common in homes built mid-century), and improper connections.
- Can you scope through a septic tank?
- We scope the lateral line from the cleanout to the septic tank inlet. The tank itself requires a separate septic inspection (we offer that too, see Septic Inspection).
- Will the scope work if I have a slab foundation?
- Yes. We access through an existing cleanout, either inside the home (usually in a utility closet or laundry) or outside near the foundation. If no cleanout is accessible, we'll let you know in advance and we can usually access through the roof vent stack or by pulling a toilet.
- How long does it take?
- 30–60 minutes. We provide a video recording of the scope with our report so you can see exactly what we saw.
- How often should a septic system be inspected?
- Florida Department of Health recommends inspection every 3–5 years for typical residential systems. If you're buying a home with septic, always inspect at purchase, regardless of when the previous inspection was.
- What's the difference between an inspection and a pump-out?
- An inspection evaluates the condition of the tank, drainfield, and components. A pump-out removes accumulated sludge. We do not pump tanks, but we'll tell you if yours needs to be pumped, and refer you to qualified pumpers in the area.
- How long does a septic inspection take?
- Typically 60–90 minutes, depending on how easy the tank is to access. If the tank is buried with no riser, locating and uncovering it can add time.
- What are the warning signs of septic failure?
- Slow drains throughout the house, gurgling sounds in plumbing, sewage smells indoors or in the yard, soggy or unusually green grass over the drainfield, or sewage backing up into the lowest fixtures. If you see any of these, get it inspected immediately.
- Will the inspection damage my lawn?
- We typically only need to access the tank cleanout or a riser. If the tank is buried with no accessible riser, locating it requires probing or digging a small access hole. We minimize disruption and replace any sod we move.
- Is a WDO inspection required to close on a home?
- It's almost universally required for VA and FHA loans on Florida properties, and most conventional lenders ask for one as well. If you're buying with cash, it's optional, but in SW Florida, where termites are widespread and active year-round, we strongly recommend it.
- What's the WDO-1 form?
- It's the standardized Florida WDO report form (Form FDACS-13645) accepted by lenders and insurers. We deliver this completed form, signed by the licensed WDO inspector.
- What termites are common in SW Florida?
- Subterranean termites (Eastern, Asian, and Formosan) are the most common and the most destructive. Drywood termites are also prevalent in coastal areas. The WDO inspection covers all of them.
- What if WDO activity is found?
- The report documents it, and you'll need a treatment plan from a licensed pest-control company before closing. Treatments range from spot treatments to full tenting depending on the species and extent of activity.
- Can the WDO be done the same day as the home inspection?
- Yes, when we coordinate it in advance. We work with WDO inspectors who run on the same schedule, so most buyers get everything done in one appointment window.