What South Florida buyers, sellers
and agents actually ask.

Yes — and you should. Bundling at the same visit is significantly cheaper than separate appointments, and you'll have every report your insurance carrier and lender need delivered together. Most insurers require both the 4-point and wind mitigation reports to write or renew a policy on a Florida home 25-30+ years old. Jorge will quote you on the combined package when he reviews your property.

The default inspection period in Florida's FAR/BAR "As Is" contract is 15 calendar days from the effective date — unless your contract specifies otherwise. You and your agent can negotiate a longer or shorter window. Most South Florida buyers schedule the inspection within the first 7 days to leave room for re-inspections, repair negotiations, or termination if needed. Book early — reschedule slots are limited during the peak SoFla closing season (Jan–April).

24–48 hour availability is normal across Broward and Miami-Dade. Palm Beach and the Upper Keys typically 48 hours. Same-day before 10am is often open if you request the night before. Request a quote on our homepage with your property details, or text Jorge directly at (786) 839-1644 if you're inside a tight contract deadline. Jorge reviews each property and personally confirms your inspection time.

Saturday and Sunday inspections are the same price as weekdays — no upcharge. Inside a 50-mile radius of our office (covers all of Miami-Dade, Broward, most of Palm Beach, and the Upper Keys), there's no drive surcharge. Beyond 50 miles (Treasure Coast, Mid & Lower Keys, far western Palm Beach), we add a modest per-mile drive fee quoted upfront before booking.

2.5–4 hours on-site for a standard residential. 4-point alone is about 45 minutes. Wind mit alone is about 1 hour. Bundled residential + 4-point + wind mit at the same visit runs 3.5–5 hours. Commercial PCAs are typically a full day.

Within 24 hours of the inspection — that's our guarantee. You'll also get a verbal debrief by phone the same evening so you know what's serious before the written report drops.

Depends on your insurance carrier:
• Citizens (the state insurer of last resort) — typically requires a 4-point at 20+ years
• Most private Florida carriers — require a 4-point at 30+ years
• Older homes (40+ years) — most carriers require both a 4-point and a roof certification

Some carriers also require a wind mitigation report regardless of age in certain ZIP codes. Always check with your insurance agent — if they're asking for a 4-point, you need one. We perform the inspection and deliver the report the same day so your policy stays on track.

Not technically — but functionally, yes. The 4-point reports the condition and remaining life of the four major systems. Your insurance carrier uses that report to decide whether they'll write, renew, or decline your policy. A roof with less than 5 years of remaining life, a panel with double-tapped breakers, polybutylene plumbing, or an HVAC system over 15 years old can all trigger a non-renewal. Jorge walks you through what's likely to be flagged before submitting the report — so you know what to expect, and what to fix to keep your policy.

Florida homeowners typically save anywhere from $300 to $2,000+ per year on insurance after filing a wind mitigation report, depending on the home's roof shape, roof-to-wall connection, opening protection, and year of construction. Newer homes with hip roofs and impact windows see the highest savings; even older homes with no upgrades usually save a few hundred dollars per year.

Yes. We use the state-mandated OIR-B1-1802 form (wind mitigation) and the standard 4-point form, both accepted by every Florida-admitted carrier — Citizens, Universal, Federated National, Olympus, Florida Peninsula, Edison, and the secondary market. If your carrier requires a proprietary form, just let us know and we'll match the requirement.

4-point: insurers typically require a fresh one every 3–5 years (varies by carrier). Wind mitigation: valid for 5 years universally, regardless of carrier.

No. A home inspection is a snapshot of the property's visible operating condition on the day of the inspection — it's not pass / fail. Every finding gets a severity rating (Critical · Major · Minor · Informational · Maintenance) so you understand what's urgent, what's worth negotiating, and what's normal wear-and-tear. Your job after the inspection isn't to "pass" — it's to walk into closing with full information.

No. Your inspection report is your property — paid for by you, confidential between you and Jorge. You decide whether to share findings with the seller (or their agent) and how much. Most buyers share only a curated summary of items they want addressed, which is exactly what the Repair Request Builder in your report is designed for. Jorge will never share your report with the seller, the listing agent, or anyone else without your written permission.

100% yes if you can. The last 30 minutes of every inspection is a walk-through where Jorge points out every major issue in plain English. Most clients tell us they learn more in those 30 minutes than from any written report.

Yes — thermal imaging is included in every full residential inspection. Thermal scans reveal moisture intrusion behind walls and ceilings, missing insulation, overheating breakers, and leaking duct work that no visual-only inspection would catch.

Yes — single-family, townhomes, and condo units in HOA and condo association communities across the tri-county. For any condo or townhome unit, we focus on what's inside your unit (your responsibility) and document common-area access points where they affect the unit. For buildings 30+ years old, we strongly recommend reviewing the building's 40-year recertification status before closing — post-Surfside, this is non-negotiable due diligence in Miami-Dade and Broward. We can pull and review the association's most recent engineering report with you.

A WDO (Wood Destroying Organism) inspection is required by most Florida mortgage lenders before they fund the loan — it documents active termites, wood rot, and fungal damage. Florida has both subterranean and drywood termites, so this is a real concern in any home 20+ years old. We don't perform WDOs directly (it requires a separate Florida CPCO license through a pest-control firm), but we partner with licensed WDO inspectors and can coordinate the visit on the same day as your home inspection so you only have to schedule once.

Available as an add-on starting at $199 — includes both a swab sample of any suspicious area and an air-cassette sample sent to an accredited mycology lab. Results in 3–5 business days. Particularly valuable for South Florida homes with persistent humidity issues, water-stain history, or recent storm events.

Sí. Jorge is fully bilingual — he'll walk through the property with you in English or Spanish, explain findings in real-time, and answer questions in either language during the inspection and for as long as you own the home. Written reports are delivered in English (the standard format for insurance carriers, lenders, and your closing attorney), but Jorge will personally translate or walk through any finding with you in Spanish at any time.

Yes — re-inspections start at $149 (per item or flat-rate, depending on scope). We come back, verify what was actually fixed, photograph the work, and update the report.

Yes — and for as long as you own the home. Call, text, or email any time. Past clients regularly reach out years later about maintenance questions, future repairs, or follow-up insurance forms. Jorge picks up his own line.

Every full residential inspection includes a complimentary 90-day post-inspection support window — call us with any system question that comes up after closing, no charge. Extended home warranties and appliance-recall services are available through our partner network if you want longer coverage.

For agent referrals we hold 24–48 hour availability tri-county. Same-day before 10am is often available if booked the night before. If you're inside a tight 15-day inspection period and need to coordinate quickly, text Jorge directly.

Every report includes a built-in Repair Request Builder. You (or your buyer) check the items you want addressed and it auto-drafts a clean repair addendum you can forward to the listing agent in one click. Saves ~90 minutes per deal versus building one manually.

No — referral fees from inspectors to agents aren't legal under Florida §475. Our value to your buyer is faster turnaround, cleaner reports, and pricing that they benefit from directly. We keep both sides clean and fully compliant.