Not all inspections are the same, and the differences aren’t obvious until you have the report in hand. These six questions will tell you most of what you need to know before you book.

1. Are you licensed in Florida?

Florida requires home inspectors to be licensed by the Department of Business and Professional Regulation. Ask for the license number and look it up on the DBPR website. (Ours is HI1241. Robert Stewart also holds a Florida Certified General Contractor license, CGC1536680.)

2. What does the inspection cover?

A full home inspection should cover the roof, attic, structure, exterior, electrical, plumbing, water heater, HVAC, insulation and ventilation, interior, and built-in appliances. Ask whether thermal imaging and moisture metering are included or extra; in this climate they should be standard.

3. What don’t you check?

Every inspector has limitations, and a good one will tell you. A home inspection is visual and non-invasive: we don’t open walls, move furniture or stored items, or dismantle equipment. Some items — termites (WDO), septic systems, pools, docks and seawalls — are either separate inspections or add-ons. If something in the report needs a specialist (a roofer, electrician, or HVAC contractor), the report should say so.

4. How long will it take?

A typical single-family home takes two and a half to four hours depending on size, age, and condition. If someone quotes you 45 minutes for a 2,500-square-foot house, that tells you something.

5. What does it cost, and what’s included in the price?

Fees vary with the size, age, and type of home, and with add-ons like wind mitigation and 4-point inspections. Ask for the total up front and how payment works. Our current fees are listed on the pricing page.

6. When and how do I get the report?

Ask whether the report is written, with photos, and when it’s delivered. Many inspectors give a verbal summary on site and send the written report later. We send the full digital report the same day as the inspection, so you have it well within your inspection period.

Request an inspection in Naples or anywhere in Collier and Lee counties.