Frequently Asked Questions

Below are frequently asked questions we receive about our company, our inspections and other related topics. If your question is not listed below, please contact us as 941-343-7204.
What areas of Florida do you serve?
We travel throughout Sarasota, Manatee, Charlotte, Lee, counties to inspect your property. This includes but is not limited to: Casey Key, Bradenton, Parrish, Lakewood Ranch, Siesta Key, Sarasota, Longboat Key, Venice, Port Charlotte, Fort Myers, Naples, and North Port. We will also travel to Hillsborough, De Soto, Hardee and Collier counties and their surrounding areas. Special accommodations are available for locations outside of our standard coverage area such as Orlando and its surrounding counties which include Polk, Orange and Osceola. For questions regarding other areas we may serve, please call our office at (941) 343-7204.
What is included in a Defender Home & Property Inspection?
By definition, a home inspection is a visual evaluation of the major systems of the home. This includes the lot grading, overall structure, roof, exterior, HVAC systems, plumbing system, electrical system, kitchen and laundry appliances and the interior. As long as it’s accessible we will inspect attics and crawl spaces while removing access panels and operating associated equipment. We will look at every room in the home following the Standards of Practice of InterNACHI (International Association of Certified Home Inspectors). Additionally, a hygrometer will be given to the client to enable them to monitor the relative humidity of their home to enable them to address any moisture issues to prevent damage to the ceilings, walls and flooring, while avoiding the accumulation of mold and mildew. Lastly, initial Radon testing will be performed using an EPA approved instrument to determine if further testing and/or mitigation is required. Radon exposure causes over 20,000 deaths per year for non-smokers and cannot, and will not, be overlooked.
What is the cost of a Home Inspection?
Fees start at just $295.00 for houses, with higher fees for larger and/or older homes. Condominium inspection fees are lower starting at $250.00. Location, special features and other factors may also affect the cost. Please call our office for a quote designed for your specific needs.
How and when do I pay?
We request payment at the time of inspection. We accept cash, check, MasterCard and Visa, Discover, AMEX, Apple Pay®, Android Pay™ and Samsung Pay™.
How do I prepare for a Home Inspection?
It is the seller’s responsibility to prepare the house for the inspection. Please:

  • Ensure the utilities are operational.
  • Have the appliances ready with any gas appliance’s pilot lights turned on.
  • Clear access to areas such as attics, crawlspaces, electric panels and the HVAC units.
  • Unlock areas such as storage closets, fences & gates and crawlspace hatches.
  • Remove or secure pets so they are not free to roam about the home and property.
For what areas is the Home Inspector responsible?

All Home Inspection firms will have an inspection agreement for your review and execution. This agreement will list the company’s capabilities, responsibilities and limitations. Please do not assume what the inspector is able to do for you based on what would prefer him to do. There are reasonable limitations. Generally, their function is to observe and evaluate the major systems of the home and report the conditions they observe. When problems are found the inspector will either offer verbal recommendations to repair the item or recommend further evaluation by a licensed qualified professional specialist in that particular area of expertise.

An inspector cannot predict the condition of a system five years from now, five weeks from now, five days from now, nor even what condition it will be in the following day.

What are the limitation of a Home Inspection?

A home inspection is not an valuation appraisal, a building code compliance check and it is not an evaluation for any biological/environmental hazards. We are unable to inspect areas obscured by objects and are not able to see through walls. Before your home inspection, you will be provided with an inspection agreement which specifically states our limitations. However, you can be assured that everything that can be inspected will be thoroughly inspected. For more information on limitations, please visit www.nachi.org /sop.htm.

There are also limitations to the scope of an evaluation a home inspector can perform. There are components to systems that are not visible without dismantling the system and are therefore unable to be inspected. The inspector can evaluate only what is openly visible. Although cosmetics and minor deficiencies may be discussed and even be reported, this is not the purpose of the inspection and should not be the focus of concern throughout the inspection.

Should I attend the inspection?

While it is not necessary for you to be present at the time of the inspection, it is recommended that you make the time to join the inspector for their visit. This will allow you to observe the inspector and to ask questions about the condition of the home, how its systems operate and how to maintain them. After you have reviewed the property with the inspector, you will find the written report even easier to understand.

Do you inspect spas and pools?

Yes, we perform spa and pool inspections. This entails checking for the operation of pool heaters, pumps, chlorinators, lights, railings and for any visible external leaks along with the overall general condition of the pool decking and its surface. We do not perform in-pool leak tests but can refer licensed, professional qualified specialists to perform this function.

When will the report be ready?

Reports are typically delivered within 24  hours of the inspection’s completion. If the report will require an extended interval beyond 24 hours, we will keep you updated of its progress. If you have a specific time frame within which you need to have the work completed, please inform us of your deadline and we will do our very best to accommodate your schedule.

What if the report uncovers problems with the property?

When the inspector identifies problems with the home, it does not mean you should not buy the house. These findings serve as a manner to educate you in advance of the purchase regarding the condition of the property. A seller may adjust the purchase price or contract terms to compensate you if major problems are discovered during an inspection. If your budget is limited, or you do not want to be involved in future repair work, this information will be very valuable.

What if questions arise after an inspection has been completed?

Your understanding of the home is our number one priority. We will offer customer assistance to you, as long as you own the home, free of charge. The only time a charge may occur is when our inspectors are called to revisit the property.

What about termite or pest inspections which are also know as Wood Destroying Organisms?

We do not provide this type of service but we do recommend you get a termite/WDO inspection. These generally range from approximately $50.00 to $150.00 depending on the size of the home.

What types of inspections are required to insure your home?

Your insurance company may require a Wind Mitigation report and/or a 4-Point inspection in order to obtain insurance. In some cases these reports are required for an accurate quote.

Wind mitigation inspections evaluate the home for existing wind mitigation components such as roof shape, the attachment to the roof deck and roof to wall attachment. Windows and doors must be inspected to determine whether or not they are properly rated for wind loads. This type of inspection was instituted to afford you the potential to reduce your wind insurance premiums.

A 4-Point home inspection is very basic and limited and is usually required by insurance companies on homes greater than 30 years-old. The age and condition of the roof, electrical system, HVAC system and plumbing system are assessed, but this is NOT a complete home inspection.

Call to find out more or schedule an inspection