Northeast Florida home inspection answers
Should I be present at my home inspection?
Yes, at least for the last part of it. The most useful approach is to arrive about forty-five minutes before the end and walk the house with the inspector as the findings are explained. Being present for the entire inspection is unnecessary and tends to slow the work down.
William Knight, Owner & Lead Inspector — Mon–Sat 8am–6pm.
The full answer
Reading a report cold is a different experience from having someone show you the condition and explain why it matters. On paper, a note about a double-tapped breaker and a note about granule loss at the south roof plane look like two similar lines. Standing at the panel while we point at the two conductors under one lug, and then at the roof plane where the mat is showing through, sorts them into their real categories in about ninety seconds. That triage is the single most valuable thing you get from being there.
It also lets you ask questions that never make it into a report. How much would this cost roughly. Is this something I fix now or in five years. Is this a specialist or a handyman. Is this normal for a house of this age in this neighborhood. We answer all of those honestly, including when the honest answer is that you need a licensed contractor's quote because we are not the ones doing the work. Those conversations frequently change what a buyer decides to ask for.
Being there for the whole thing is a different matter. The first two hours are us methodically working through systems, much of it in an attic or on a roof where you cannot follow. Buyers who stay the whole time end up either standing around or asking questions mid-task, which stretches the visit. If you genuinely want to see the attic and the crawl space, tell us when you book and we will time those so you can look, but plan on arriving late rather than early.
Bring your agent if they can make it. A good agent hearing findings explained in person writes a much better repair request than one working from a PDF. They also know what has been negotiable in this market recently, which is knowledge we do not have and should not pretend to. The three-way conversation at the end of an inspection, with the buyer, the agent, and your inspector standing in the same room, is where most transactions get decided.
If you are buying from out of state, which is common in St. Augustine, Ponte Vedra Beach, and Palm Coast, you cannot always be there. That is workable. The report is detailed and every finding is photographed, and we will get on the phone with you and walk through it section by section. Out-of-town buyers should plan on a longer phone call rather than assuming the PDF speaks for itself, and should ask us directly which items would concern us if we were buying it.
What being present gets you at each stage
| Stage | Worth attending? | What you gain |
|---|---|---|
| Exterior walk and roof | Optional | Context on drainage, grading, roof condition |
| Attic and crawl space | Optional, by arrangement | Direct view of insulation, framing, moisture |
| Systems and interior | Not necessary | Methodical documentation; questions slow it down |
| Final walkthrough with the inspector | Strongly recommended | Severity triage, cost context, next steps |
| Report review call | Recommended if remote | Section-by-section explanation by phone |
Figures are typical Northeast Florida ranges for planning purposes, not quotes. Square footage, the age of the home and access to the attic, crawl space and roof all move the real number. Call 904-806-7679 for a firm price on your address.
Want pricing for your specific property?
A range is a starting point. Call 904-806-7679 and William Knight will give you a firm price and the first date he can be there.
Mon–Sat 8am–6pm · 20+ years construction and renovation experience · InterNACHI certified, licensed and insured
Related questions
Can I bring a contractor with me?
Yes, and for major items it can be efficient. If you already suspect the roof or the panel will need work, having a licensed contractor available at the end of the inspection means you can get a quote inside your contingency period rather than scheduling another visit. Coordinate access through your agent.
Should the seller be there?
It generally works better if they are not. Sellers tend to narrate and explain, which slows the inspection and makes the buyer walkthrough at the end awkward. Your agent can usually arrange for the house to be empty during the visit.
What should I bring?
Something to take notes with and a list of anything you noticed during your showings. If a door stuck, a room felt humid, or a ceiling looked stained, tell us at the start so we can look specifically. Buyers notice things during a showing that are worth chasing.
Can I attend by video call?
For the final walkthrough portion, yes, and out-of-state buyers do this regularly. Coverage inside an attic or crawl space is unreliable, so plan on the walkthrough rather than the whole visit, and follow it with a call once you have the report in hand.
Will you tell me your honest opinion in person?
Yes. The report is written in the measured language a written document requires. In person we will tell you plainly which findings would give us pause and which ones we would not think twice about, and that difference is worth showing up for.
Who does the work
When you call 904-806-7679 you are talking to the lead inspector, and when the report arrives it was written by the person who was standing in the attic.
William Knight — Owner & Lead Inspector
Serving Northeast Florida from St. Augustine. Monday–Saturday, 8:00am–6:00pm.
Experienced inspectors, start to finish
The person who looks at the roof is the person who writes the report, and you can call and talk it through with us afterwards. Every inspection follows the InterNACHI Standards of Practice, so you know exactly what is covered.
InterNACHI certified, Florida licensed, insured
Certified Wind Mitigation Inspector and Certified Roof Inspector as well, which is what lets a single visit cover both the buyer's questions and the insurance carrier's forms.
20+ years construction and renovation experience
Two decades of building and renovating homes before inspecting them. That is the difference between noting a crack and telling you whether it matters, what caused it, and roughly what it takes to put right.
A detailed photo report, emailed quickly
Every finding is photographed and explained in plain language, organised so you can hand it straight to your agent, your carrier, or a contractor for pricing. No padding, no scare tactics, no upsell.
Related inspections
- Home InspectionsA full, non-invasive evaluation of the home's structure, roof, electrical, plumbing, HVAC, exterior, attic and interior, documented with photos in a PDF report emailed the same day or next morning.
- Pre-Purchase Home InspectionsA buyer-side inspection timed and scoped around your contract contingency, built to give you leverage and a clear decision before the option period expires.
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Book an inspection in Northeast Florida
We inspect the home and email a detailed photo report. Call 904-806-7679 to get on the schedule.
Mon–Sat 8am–6pm · 20+ years construction and renovation experience · InterNACHI certified, licensed and insured