St. Johns County · Historic coastal
Home Inspections in St. Augustine, FL
Home, wind mitigation, 4-point and roof inspections for St. Augustine. Detailed photo report emailed quickly.
Mon–Sat 8am–6pm · InterNACHI certified, Florida licensed and insured · 20+ years construction and renovation experience
A full home inspection in St. Augustine covers the roof, structure, electrical, plumbing, HVAC, and every accessible system, and takes two to four hours depending on the size and age of the house. You get a detailed photo report emailed quickly. Call 904-806-7679 to schedule.
- County
- St. Johns County
- Building stock
- Historic coastal
- Median age
- Pre-1900 through 1940 in the historic core, 1950s–1970s in Davis Shores and North City, 2000s–2020s west of I-95
- ZIP codes
- 32084, 32086, 32092, 32095
Home inspections in St. Augustine
St. Augustine is the hardest market in Northeast Florida to inspect well, and the most rewarding to get right. Within a few blocks you move from coquina walls laid before Florida was a state, to 1920s frame cottages in Lincolnville, to 1950s block ranches in Davis Shores, to production homes out at World Golf Village. Each of those needs a different inspection. We inspect every one of them, and the report reflects what the house actually is rather than a checklist. Median stock here runs Pre-1900 through 1940 in the historic core, 1950s–1970s in Davis Shores and North City, 2000s–2020s west of I-95, which is the single biggest predictor of what an inspection turns up.
In the historic core we are looking at masonry first: coquina and old brick that have been sealed with modern elastomeric or latex coatings, which traps moisture inside the wall and spalls it from within. Then framing — balloon-framed houses with no fire blocking and joists notched for plumbing added in the 1960s. Attics regularly still hold live knob-and-tube left over from a partial rewire. In Davis Shores and the island neighborhoods the emphasis shifts to salt corrosion on condensers, panels, and fasteners, plus opening protection, since this side of I-95 sits in the wind-borne debris region. Every house here gets a hard look at undocumented additions.
What comes up repeatedly on St. Augustine inspections
Three challenges stack here. First, water: much of downtown, Davis Shores, and the island is in AE flood zones, and tidal flooding on Avenida Menendez and the low streets predates any recent storm. Second, documentation: many historic houses have decades of work with no permit trail, and the City of St. Augustine adds historic architectural review, so unpermitted changes can be complicated to resolve. Third, insurance: pre-1940 stock with original wiring, galvanized supply, and an aging roof is where carriers ask the hardest questions, and buyers routinely learn that too late in the contract. Requirements vary by carrier, so confirm with your insurance agent, your realtor, or your lender whether a 4-point is needed — we can include it with your inspection. These patterns are consistent enough across this market that they belong on a checklist rather than in the surprises column.
Landmarks nearby
- · Castillo de San Marcos
- · St. George Street
- · Flagler College
- · Bridge of Lions
- · St. Augustine Lighthouse
- · Fort Mose Historic State Park
Neighborhoods served
- · Lincolnville
- · Davis Shores
- · Anastasia Island
- · Vilano Beach
- · North City
- · Fullerwood Park
- · Abbott Tract
- · World Golf Village
Conditions that shape an inspection in St. Augustine
- Oldest continuously occupied European-founded city in the United States
- Coquina and masonry construction found nowhere else in Florida
- Local historic district architectural review layered on top of building permits
- Tidal flooding downtown and on the island during king tides and onshore wind
- Sharp split between a pre-1940 core and 2000s+ growth west of I-95
We inspect throughout St. Augustine, including Lincolnville, Davis Shores, Anastasia Island, Vilano Beach and North City. If you are near Castillo de San Marcos and St. George Street, you are inside our regular service area. Zip codes covered include 32084, 32086, 32092 and 32095. Call 904-806-7679 to check a specific address.
Inspections available in St. Augustine
Each page covers that inspection in detail for St. Augustine specifically — the local building stock, St. Johns County permitting and insurance, and realistic costs.
Historic coastal building stock in St. Augustine
Pre-1940 masonry, coquina, and balloon-framed housing in a salt-air, high-water-table environment, with a century of undocumented modifications layered on top.
Old coastal houses fail slowly and quietly, which is exactly why they need a careful inspection rather than a fast one. The two forces at work are water and time. Salt air and a high water table drive moisture into masonry and framing from below and outside, while eighty or a hundred years of owners have each solved a problem their own way — a bathroom added over a floor joist that got cut for the drain, a rewire that stopped at the accessible walls, a stucco patch over a crack that was structural. None of that shows up in a listing photo. What we do in these houses is separate the cosmetic from the structural: what is simply old and working, what is old and at the end of its life, and what somebody did in 1978 that is now holding up a floor. The report should tell you which is which, with photos, so the price conversation is about facts.
What this building stock produces on an inspection
- Balloon framing with no fire blocking between floors, and notched or drilled joists from later plumbing runs
- Knob-and-tube remnants left live in attics and wall cavities after a partial rewire
- Coquina, brick, and stucco-over-masonry walls sealed with modern latex or elastomeric coatings that trap moisture in the wall
- Original single-glazed wood windows with failed glazing putty, rotted sills, and no impact rating
- Additions, enclosed porches, and converted outbuildings with no permit record
- Crawl space and pier foundations with sistered, shimmed, or rotted framing and inadequate ventilation
- Galvanized supply and cast-iron drain lines at or past end of service life
- Roof framing modified for later dormers or attic conversions without engineering
Need an inspection in St. Augustine?
Call 904-806-7679 and you reach William Knight directly — the same person who will be on your roof, in your attic and at your panel, and who writes the report afterward.
Mon–Sat 8am–6pm · 20+ years construction and renovation experience · InterNACHI certified, licensed and insured
St. Johns County: permitting, wind, flood and insurance
Permit records for St. Augustine are held by St. Johns County Building Department.
Permits in unincorporated St. Johns County are issued by the St. Johns County Building Department; the City of St. Augustine and the City of St. Augustine Beach run their own permitting inside their limits, and St. Augustine adds historic-district architectural review on top. That split matters when we find work that was never inspected. Re-roofs, window and door replacements, HVAC changeouts, water heaters, electrical panel swaps, and structural additions all require a permit. When we flag an addition or an enclosed porch with no permit history, the fix is a records search at the correct jurisdiction before closing — not after.
St. Johns County sits in the coastal band of the Florida Building Code wind map. Ultimate design wind speed (Vult) for a Risk Category II home runs near 130 mph along the Atlantic and eases as you move inland toward the county's western edge. Because the contour crosses the county rather than stopping at it, the governing number is site-specific — the Building Department confirms it at permit review. St. Johns County has long designated its wind-borne debris region as the area east of Interstate 95, and the statewide Florida Building Code rule also pulls in anything within one mile of the coastal mean high water line where Vult is 130 mph or greater. In practice, that covers St. Augustine, St. Augustine Beach, Anastasia Island, Vilano, and Ponte Vedra Beach. Inside that region, every glazed opening — windows, glass doors, skylights, and the garage door — needs impact-rated product or an approved shutter system.
Flood exposure here is layered: Atlantic surge on Anastasia Island and Vilano, Intracoastal and tidal creek flooding along the San Sebastian and Tolomato, and stormwater ponding in the flatter inland subdivisions. AE and VE zones are common downtown and on the islands, and older buildings frequently predate the current flood maps.
Carriers writing in St. Johns County want two things on older homes: a 4-point inspection covering roof, electrical, plumbing, and HVAC, and a wind mitigation report on form OIR-B1-1802. Requirements vary by carrier. Confirm with your insurance agent, your realtor, or your lender whether a 4-point is needed — we can include it with your inspection. Because so much of the county is in the wind-borne debris region, the opening protection line on the wind mit form is worth real money here. Documented impact glazing or code-approved shutters on every opening moves the premium more than any other single item.
Design wind speed
St. Johns County sits in the coastal band of the Florida Building Code wind map. Ultimate design wind speed (Vult) for a Risk Category II home runs near 130 mph along the Atlantic and eases as you move inland toward the county's western edge. Because the contour crosses the county rather than stopping at it, the governing number is site-specific — the Building Department confirms it at permit review.
St. Johns County has long designated its wind-borne debris region as the area east of Interstate 95, and the statewide Florida Building Code rule also pulls in anything within one mile of the coastal mean high water line where Vult is 130 mph or greater. In practice, that covers St. Augustine, St. Augustine Beach, Anastasia Island, Vilano, and Ponte Vedra Beach. Inside that region, every glazed opening — windows, glass doors, skylights, and the garage door — needs impact-rated product or an approved shutter system.
What this means for your policy
A wind mitigation inspection documents roof covering, roof deck attachment, roof-to-wall connection, roof geometry, secondary water resistance and opening protection. Those seven items drive the wind credits on a Florida policy. On a St. Augustine home it is usually the cheapest way to move a premium, and it can be bundled into the same visit as the home inspection.
Every inspection offered in St. Augustine
12 inspection types, all performed by William Knight across St. Johns County and the rest of Northeast Florida.
Buyer Inspections
Insurance Inspections
Seller Inspections
Specialty Inspections
Commercial Inspections
What Northeast Florida clients say
Published on the High Tide Inspections Google Business Profile.
“William was professional and thorough. He was able to schedule the appointment within the timeline I needed and delivered the wind mitigation inspection report that same day. I would recommend High Tide Inspections for anyone needing his services.”
D Rappvia Google · “William was extremely professional and thorough throughout the entire process. He was able to schedule the appointment within the timeline I needed and delivered both the 4-Point and full home inspection reports the following day.…”
Excerpt — Google truncates longer reviews in its listing. Read the full review on Google (opens in a new tab).
Christa Teddervia Google · “As a Realtor, I really appreciated how thorough and professional High Tide Inspections was during this new construction inspection. William provided a detailed, easy-to-read report with great photos and clear explanations.…”
Excerpt — Google truncates longer reviews in its listing. Read the full review on Google (opens in a new tab).
Coral Babb · Realtorvia Google ·
Reviews are published on the High Tide Inspections Google Business Profile and are reproduced here word for word. Rating and review count verified 2026-08-17.
St. Augustine home inspection questions
How much does a home inspection cost in St. Augustine?
Most full home inspections in St. Augustine fall in a typical range that tracks square footage and the age of the home. Older St. Augustine homes take longer because there is more to document. We quote before scheduling, so you will know the number before you commit. Call 904-806-7679.
What do inspectors find most often in St. Augustine homes?
Pre-1940 masonry, coquina, and balloon-framed housing in a salt-air, high-water-table environment, with a century of undocumented modifications layered on top. Specifically: balloon framing with no fire blocking between floors, and notched or drilled joists from later plumbing runs, knob-and-tube remnants left live in attics and wall cavities after a partial rewire, coquina, brick, and stucco-over-masonry walls sealed with modern latex or elastomeric coatings that trap moisture in the wall, original single-glazed wood windows with failed glazing putty, rotted sills, and no impact rating and additions, enclosed porches, and converted outbuildings with no permit record. In the historic core we are looking at masonry first: coquina and old brick that have been sealed with modern elastomeric or latex coatings, which traps moisture inside the wall and spalls it from within.
How long does a home inspection take in St. Augustine?
Two to four hours on site for a typical single-family home, longer for larger or older properties. The report is emailed quickly afterward — usually the same day or the next morning — because in a transaction the report is only useful if it arrives inside the inspection period.
Where do I check permit history in St. Augustine?
St. Johns County Building Department holds permit records for St. Johns County. Permits in unincorporated St. An inspection documents condition; the permit record documents whether the work was ever reviewed. On additions, re-roofs and electrical upgrades, look at both.
Does the inspection help with insurance in St. Augustine?
Carriers writing in St. A wind mitigation inspection is separate from a home inspection and can be bundled into the same visit, which is usually the cheapest way to get both. Ask when you call 904-806-7679.
Who performs the inspection?
High Tide Inspections — InterNACHI certified, Florida licensed and insured, Certified Wind Mitigation Inspectors, Certified Roof Inspectors and 4-point certified, with 20+ years of construction and renovation experience behind every report.
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.
Browse every Northeast Florida service area or see all inspection types.
Schedule your St. Augustine inspection
Tell us the address and your closing date and we will give you a firm price and the first date we can be there.
Mon–Sat 8am–6pm · 20+ years construction and renovation experience · InterNACHI certified, licensed and insured