Home Inspector Orlando, FL

Orlando sits in one of Florida's most active sinkhole zones, and while a full sinkhole engineering survey requires a licensed geotechnical engineer (which we are not), our home inspections specifically document the warning signs that should trigger a geotechnical follow-up: foundation cracking patterns, slab settling, drainage anomalies, doors and windows that don't close properly, cracks in stucco that follow specific patterns, and visible depressions in the yard. If we see concerning indicators, we recommend a geotechnical engineer's evaluation before closing.

Significant differences. Orlando has no salt air, so AC condensers and exterior metals last considerably longer. Hurricane exposure is lower (though not zero — Hurricane Charley and Ian both impacted Orlando), so wind mitigation savings are typically smaller. But Orlando has more sinkhole risk, more termite activity, more clay-soil foundation issues, and a much higher proportion of newer construction (2015+) where builder-grade defects dominate. We adjust our inspection focus to match — less emphasis on salt-air corrosion, more emphasis on construction defects and geological indicators.

Yes — and newer construction is a substantial share of our Orlando inspection volume. New homes have warranty implications: most builders provide 1-year workmanship coverage, 2-year systems coverage, and 10-year structural warranty. Our inspections often surface defects worth addressing before warranty periods expire — improper grading, defective stucco, undersized HVAC, shoddy drainage, missed insulation, and unfinished items. The cost of a new-construction inspection is typically a small fraction of the warranty repairs it surfaces.

Required for any Orlando home 40+ years old when purchasing homeowners insurance. That includes most of College Park, Lake Eola Heights, Delaney Park, and the historic core neighborhoods. Newer Lake Nona, Hunters Creek, and similar planned communities typically don't require 4-point because the housing stock is too new — but if you're shopping for a specific older neighborhood, plan for it. 4-point inspections start at $150 with same-day or next-morning delivery.

Yes if any of these apply: the home has experienced past water intrusion, has been vacant or had limited AC operation, has aging AC equipment, shows visible moisture damage, or has any musty odor. Orlando's combination of high humidity and high cooling demand creates conditions where AC condensation and improper ducting can lead to hidden mold growth. We're Florida-licensed mold assessors (#MRSA5406) and NAERMC Certified Mold Hygienists. Mold assessments start at $550.