Question 1

What does a home inspection include?

Accepted Answer

A general home inspection covers the roof, structural components, exterior and interior surfaces, plumbing, electrical, HVAC systems, insulation, ventilation, and built-in appliances. We provide a detailed digital report with photos and descriptions of every finding so you know the full condition of the property.

Question 2

How long does a home inspection take?

Accepted Answer

Most single-family home inspections take between 2 and 4 hours depending on the size and age of the property. Condos typically take 1 to 2 hours. We never rush through an inspection because thoroughness is what protects your investment.

Question 3

Do I need to be present during the inspection?

Accepted Answer

You are welcome to attend but it is not required. We recommend being there for the last 30 to 45 minutes so we can walk you through the key findings in person. If you cannot attend, we will review the report with you over the phone or video call.

Question 4

How much does a home inspection cost in South Florida?

Accepted Answer

Pricing depends on the property size, age, and the type of inspection you need. We publish transparent pricing on our website with no hidden fees or surprise markups. Contact us for a quick quote specific to your property.

Question 5

When will I receive my inspection report?

Accepted Answer

You will receive your full digital report within 24 hours of the inspection, and often the same day. The report includes high-resolution photos, clear descriptions of each finding, and a summary of items that need attention. You can access it from any device.

Question 6

How quickly can I schedule an inspection?

Accepted Answer

We offer flexible scheduling and can often accommodate appointments within one to two business days. If you have a tight timeline for a real estate closing, call us and we will do our best to fit you in quickly.

Question 7

What areas of South Florida do you serve?

Accepted Answer

Defender Inspections serves Broward, Collier, Miami-Dade, and Palm Beach counties. We regularly inspect properties in Fort Lauderdale, Coral Springs, Boca Raton, Pembroke Pines, Hollywood, Plantation, Delray Beach, Boynton Beach, Deerfield Beach, Naples, and many more communities throughout South Florida.

Question 8

Are you licensed and insured?

Accepted Answer

Yes. Defender Inspections is fully licensed by the State of Florida Department of Business and Professional Regulation under Chapter 468, Florida Statutes (License #HI12805). We also carry comprehensive general liability insurance for every inspection we perform.

Question 9

What is a 4-point inspection?

Accepted Answer

A 4-point inspection evaluates the four major systems of your home: roofing, electrical, plumbing, and HVAC. Florida insurance companies require this inspection for homes older than a certain age before they will issue or renew a homeowner's policy. It is a shorter, focused inspection compared to a full home inspection.

Question 10

What is a wind mitigation inspection?

Accepted Answer

A wind mitigation inspection documents the hurricane-resistant features of your home, such as roof-to-wall connections, roof covering type, and opening protections. Florida law requires insurance companies to offer discounts for qualifying features, and many homeowners save hundreds of dollars per year on their premiums after this inspection.

Question 11

Can I get a 4-point and wind mitigation done at the same time?

Accepted Answer

Absolutely. We frequently combine these two inspections into a single visit, which saves you time and scheduling hassle. Both inspections can typically be completed in under two hours for a standard single-family home. We offer bundled pricing when you book both together.

Question 12

How often do I need a 4-point inspection?

Accepted Answer

Most Florida insurance carriers require a 4-point inspection when initially writing or renewing a policy for homes that are 15 years old or older, though some carriers set the threshold at 20 or 25 years. Requirements vary by insurer, so check with your agent for the specific timeline that applies to your policy.

Question 13

Will a wind mitigation inspection actually save me money?

Accepted Answer

In most cases, yes. Florida law mandates that insurance companies provide premium discounts for verified wind-resistant features. Depending on your home's construction, you could save anywhere from a few hundred to over a thousand dollars annually. The inspection typically pays for itself many times over in the first year of savings.

Question 14

My insurance company is requiring an inspection before renewal. What do I need?

Accepted Answer

Insurance carriers in Florida commonly require a 4-point inspection for older homes and may also request a wind mitigation report. Contact your insurance agent to confirm exactly which inspections are needed, and then call us to schedule. We can usually accommodate insurance deadline requests within a few business days.

Question 15

When should I get a mold inspection?

Accepted Answer

You should consider a mold inspection if you notice musty odors, visible discoloration on walls or ceilings, recent water damage, or if anyone in the household is experiencing unexplained allergy symptoms. South Florida's high humidity creates ideal conditions for mold growth, making proactive testing especially important in our region.

Question 16

What does a mold inspection involve?

Accepted Answer

Our mold inspection includes a thorough visual assessment of the property, moisture readings using specialized meters, and air quality sampling that is sent to an accredited laboratory for analysis. You will receive a lab report identifying the types and concentrations of mold spores detected, along with our recommendations for next steps if remediation is needed.

Question 17

What is a WDO (termite) inspection?

Accepted Answer

A WDO inspection (Wood-Destroying Organism inspection) checks for termites, carpenter ants, wood-boring beetles, and wood rot. In South Florida, subterranean and drywood termites are extremely common, so this inspection is often required by lenders before a real estate closing. We examine accessible wood structures, look for evidence of active infestations, and check for previous treatments.

Question 18

Do I need a separate roof inspection if I am getting a home inspection?

Accepted Answer

A general home inspection includes a roof evaluation, but it covers the roof as one component among many. A dedicated roof inspection provides a more in-depth analysis of roofing materials, flashing, penetrations, ventilation, and estimated remaining useful life. If the home has an older roof or you have concerns about its condition, a standalone roof inspection gives you a much more detailed picture.

Question 19

What is thermal imaging and when is it useful?

Accepted Answer

Thermal imaging uses an infrared camera to detect temperature differences behind walls, ceilings, and floors. This technology can reveal hidden moisture intrusion, insulation gaps, electrical hot spots, and plumbing leaks that are not visible to the naked eye. We include thermal imaging as part of our full home inspections and also offer it as a standalone service for targeted concerns.

Question 20

How do I schedule an inspection?

Accepted Answer

You can schedule online through our website, call us directly, or send us an email. We will confirm your appointment, provide a cost estimate, and send you a confirmation with everything you need to know before inspection day. We offer flexible scheduling including early morning and weekend appointments.

Question 21

What should I do to prepare for my inspection?

Accepted Answer

Make sure the inspector has clear access to the electrical panel, water heater, HVAC system, attic access, and crawl space (if applicable). Clear any stored items away from these areas. If you are the buyer, confirm with your realtor that utilities are turned on at the property. Pets should be secured or removed from the home during the inspection.

Question 22

How soon can I get an inspection scheduled?

Accepted Answer

We offer appointments within one to two business days based on availability. For most standard inspections, we can usually accommodate scheduling within one to two business days. If you have a tight deadline for a real estate closing or insurance renewal, let us know and we will do our best to fit you in quickly.

Question 23

What happens after the inspection is complete?

Accepted Answer

After the on-site inspection, we compile all findings into a comprehensive digital report with photos and descriptions. You will receive the report within 24 hours, often the same day. We then schedule a follow-up call to walk you through the results and answer any questions. The report is yours to share with your realtor, insurance agent, or anyone else involved in the transaction.

Question 24

Can I request a re-inspection after repairs are made?

Accepted Answer

Yes, we offer re-inspection services to verify that repairs identified in the original inspection have been completed properly. This is common in real estate transactions where the buyer and seller negotiate repairs as part of the contract. Re-inspections are focused on the specific items that were addressed and are typically completed in under an hour.

Question 25

Do you charge extra for older homes?

Accepted Answer

Our pricing is based on the square footage and type of inspection rather than the age of the home. Older homes may take longer to inspect due to additional systems and materials, but our quoted price includes a thorough evaluation regardless of the property's age. You will always know the total cost before we arrive.

Question 26

Do you offer bundle pricing for multiple inspections?

Accepted Answer

Yes. When you combine inspections such as a home inspection with a wind mitigation or 4-point, we offer discounted bundle pricing. This saves you money and allows us to complete everything in a single visit. Contact us for a custom quote based on the combination of services you need.

Question 27

What forms of payment do you accept?

Accepted Answer

We accept all major credit cards, debit cards, checks, and electronic payment methods. Payment is due at the time of the inspection. We provide a detailed invoice for your records, which is especially helpful for real estate transactions and insurance documentation.

Question 28

Is there a cancellation fee?

Accepted Answer

We understand that plans change, especially during real estate transactions. We ask for at least 24 hours notice if you need to cancel or reschedule. Cancellations made with less than 24 hours notice may be subject to a cancellation fee. We are always happy to reschedule at no charge when given adequate notice.

Frequently Asked Questions

General Questions

Insurance Inspections

Specialty Inspections

Scheduling and Process

Pricing and Payment

Still Have Questions?

Ready to Schedule Your Inspection?