What Is a Home Inspection? What Southwest Florida Buyers Should Expect

A home inspection is a visual, non-invasive examination of a house’s structure and major systems, performed by a licensed inspector before you close on a purchase. In Southwest Florida that means more than checking whether the lights turn on. It means looking hard at the things that fail here: roofs that have been through a hurricane season or three, air conditioners running ten months a year, plumbing that’s been sitting in humidity, and pools, wells, and seawalls that buyers from up north have never owned before.

Whether you’re buying in Cape Coral, Fort Myers, Naples, or Punta Gorda, here is what a home inspection in Southwest Florida actually covers, how long it takes, and what to do with the report when you get it.

What a home inspection covers

Brick and Mortar Inspections follows the InterNACHI and ASHI Standards of Practice, which define the minimum a home inspector must examine. On a typical SWFL house, that includes:

• Roof – covering material, flashing, penetrations, signs of leaks, and remaining serviceable life. On homes built before 2002 this is often the single biggest ticket item, and after Hurricane Ian it’s the first thing insurers ask about.
• Exterior – stucco cracks, grading and drainage, soffits, windows and doors, driveways, and the lanai or screen enclosure.
• Structure and foundation – slab, visible framing, and settlement or moisture signs.
• Attic – insulation, ventilation, roof decking from below, and the roof-to-wall connections that also matter for your wind mitigation credits.
• Electrical – service panel, breakers, wiring type, GFCI/AFCI protection, and outlets. Certain panel brands common in older Lee and Collier County homes are flagged because insurers won’t cover them.
• Plumbing – supply and drain lines, water heater, fixtures, visible leaks, and pipe materials like polybutylene or cast iron that can affect insurability.
• HVAC – the air handler and condenser, temperature differential, condensate drain, and age. A/C units here rarely make it past 12–15 years.
• Interior – walls, ceilings, floors, doors, windows, and signs of past water intrusion.
• Kitchen appliances and bathrooms – built-in appliances, exhaust fans, and moisture around tubs and showers.

Everything we find goes into a photo-based Spectora report, usually delivered the same day, so you and your agent can read it on your phone before the inspection contingency clock runs out.

What’s not included (and what to add on)

A standard inspection is visual. We don’t open walls, move furniture, or take samples unless you’ve booked those services. Some things that are separate in Florida:

• 4-point inspection – a short insurance form covering roof, electrical, plumbing, and HVAC. Most carriers require it on homes over about 20 years old. It can be done during your home inspection. Learn about 4-point inspections.
• Wind mitigation inspection – documents your roof shape, roof-to-wall attachment, and opening protection so you can claim insurance discounts. Often the best money a Florida homeowner spends. Learn about wind mitigation.
• Mold assessment – air and surface sampling by a state-licensed mold assessor when there’s a musty smell, visible growth, or a history of water damage. Learn about mold testing.
• Pool and spa inspection – pumps, heaters, filters, decking, and safety barriers. Learn about pool inspections.
• Well water testing – required for FHA and VA loans on homes with private wells, common in Lehigh Acres, North Fort Myers, and rural Charlotte County. Learn about FHA/VA well water testing.
• Termite / WDO inspection – performed by a licensed pest control company, and usually required by your lender.

How long does a home inspection take?

Plan on two to three hours for a typical 1,500–2,500 square foot single-family home. Larger homes, older homes, pools, and detached structures add time. You’re welcome to attend; most buyers show up for the last 30–45 minutes for a walkthrough of the findings.

Should you attend the inspection?

Yes, if you can. Seeing the water heater’s age sticker or the attic insulation yourself is worth more than reading about it. We’ll walk the house with you and your agent, explain the general condition of each system, and separate the “fix this before closing” items from the “keep an eye on this” items. Nothing in the report should be a surprise by the time you receive it.

What to do with the report

An inspection report is not a pass/fail grade. Every house, including new construction, has findings. Use the report to:

1. Prioritize. Safety issues and big-ticket systems (roof, A/C, electrical panel, plumbing) come first. Cosmetic items come last.
2. Negotiate. Your agent can request repairs, a credit, or a price reduction based on documented findings.
3. Budget. A roof with five years left isn’t a deal-breaker, but it belongs in your plan.
4. Check insurability. If the 4-point turns up an uninsurable panel, pipe material, or roof age, you want to know before your rate lock expires, not after.

Southwest Florida-specific things we watch for

Every market has its quirks. Here, the ones that come up week after week:

• Roof age and permit history versus what the listing claims.
• Storm damage that was cosmetically patched but never properly repaired.
• Moisture and mold in closets, behind furniture, and in homes that sat vacant with the A/C set too high.
• Older aluminum wiring, obsolete breaker panels, and polybutylene plumbing that trigger insurance problems.
• Pool equipment past its life and screen enclosures with corroded fasteners.
• Manufactured homes with tie-down, skirting, and moisture issues under the floor.

Frequently asked questions

Do I need a home inspection on a new construction home?

Yes. Builder warranties cover defects, but only if you know about them. Independent inspections on new builds in Cape Coral and Lehigh Acres often find missing insulation, improper flashing, and plumbing left uncapped.

Can the seller’s inspection report be used instead?

You can read it, but it was done for the seller, not for you. An inspector’s duty runs to the client who hired them.

How much does a home inspection cost in Southwest Florida?

It depends on the home’s size, age, and whether you add a 4-point, wind mitigation, pool, or mold assessment. See our current services and fees or call for a quote.

Schedule your inspection

Brick and Mortar Inspections is licensed by the State of Florida (Home Inspector HI15814, Mold Assessor MRSA4818) and serves Cape Coral, Fort Myers, North Fort Myers, Lehigh Acres, Bonita Springs, Estero, Naples, Punta Gorda, Port Charlotte, and the surrounding areas. Call or text 239-560-8611 or request an inspection online. Fast appointments, with your report delivered the same day.