A home inspection won’t find every possible flaw in a house, and no honest inspector will tell you it can. What it does is give you a clear, documented picture of the property’s condition on the day you looked at it, so you can decide whether to buy, what to negotiate, and what to budget for. In Naples, where a large share of the housing stock is seasonal, stucco-over-block, and exposed to salt air, that picture matters more than most buyers expect.

What the inspection covers

A Florida home inspection is a visual, non-invasive evaluation of the home’s major systems and accessible components. At Coastal Home Inspectors we work to the Florida Standards of Practice and the InterNACHI Standards of Practice, and every inspection includes:

  • Roof covering, flashings, and drainage — tile, shingle, metal, and flat roofs, plus gutters and downspouts where present.
  • Attic structure, insulation, and ventilation — truss condition, roof-to-wall connections, insulation depth, and signs of past leaks.
  • Exterior and foundation — stucco, siding, trim, windows, doors, grading, and visible evidence of settlement or moisture.
  • Electrical — service panel, breakers, wiring type, grounding, GFCI protection, and a representative sample of outlets and fixtures.
  • Plumbing — supply and drain lines, fixtures, water heater, and visible leaks or corrosion.
  • HVAC — operation of the cooling (and heating) system, air handler, condenser, and ductwork condition.
  • Interior — walls, ceilings, floors, doors, windows, stairs, and built-in appliances.

We use an infrared camera and a moisture meter on every inspection. In this climate, the problems that cost the most money are almost always water problems, and those two tools find moisture long before it shows up as a stain.

Problems we find most often in Naples homes

Drainage and grading. Lots here are flat and the water table is high. Soil that slopes toward the house, downspouts that discharge at the foundation, and clogged yard drains show up constantly and lead to moisture at the slab edge and in wall cavities.

Roof wear and storm damage. UV exposure and tropical storms are hard on roofs. Cracked or slipped tiles, lifted shingles, deteriorated underlayment at the eaves, and failed sealant at penetrations are routine findings, and they matter for insurance as much as for leaks.

Plumbing leaks and older supply piping. Slow leaks under sinks and at toilet bases are common. In homes from certain eras we also look for polybutylene and other piping that insurers flag.

Attic ventilation. Sealed or poorly vented attics trap heat and humidity, which shortens the life of the roof deck and underlayment and can produce condensation on the air handler and ducts.

Corrosion from salt air. HVAC condenser coils, panel interiors, fasteners, and railings all corrode faster within a few miles of the Gulf. We check them closely.

How to choose a home inspector in Naples

  • Confirm the license. Florida requires home inspectors to hold a state license (ours is HI1241); you can verify any license at the DBPR website.
  • Ask what tools are used. Thermal imaging and moisture metering should be standard, not an upsell.
  • Ask when you’ll get the report. We deliver ours the same day. Real-estate contracts have inspection deadlines, and a report that arrives three days later can cost you leverage.
  • Attend the inspection. You’ll learn more about the house in a walk-through with the inspector than from any document.
  • Read a sample report. A good report explains what the issue is, why it matters, and what to do about it, with photos.

If you’re buying in Naples or anywhere in Collier or Lee County, see our pricing or request an inspection.