Step by step · Call to report
How a Home Inspection Works
From your first call to the report in your inbox: what happens during a South Florida home inspection, how to get your home ready and how to read the results.
- BookingSame or next day, often
- On siteAbout 2–4 hours
- ReportWithin 24 hours
- Schedule7 days · 5 AM–10 PM
Step by step
What Happens, From Your Call to the Report
A typical buyer's home inspection, hour by hour. Scroll and watch the clock.
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Day 0 · 9:12 AM
You call, text or send the form
Tell us the address, the type and size of the property, the year it was built and which inspections you need. Peter answers seven days a week, from 5 AM to 10 PM.
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Day 0 · 9:40 AM
A firm price and a time that works
You get a clear quote before anything is scheduled. Same- or next-day appointments are often available, which helps when your inspection period or insurance deadline is tight. You'll receive a confirmation and the inspection agreement to review.
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Day 1 · 9:00 AM
Arrival, roof and exterior
Peter starts outside: the roof (walked or flown with a drone), plus gutters, flashing, stucco and siding, windows, doors, grading, drainage, the driveway and the lanai. How we inspect roofs.
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Day 1 · 10:15 AM
Inside the systems
The electrical panel and outlets, plumbing and the water heater, the A/C tested in operation, the attic and insulation, built-in appliances and every room, with a thermal camera and moisture meter wherever something looks off. What a home inspection covers.
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Day 1 · 11:45 AM
Insurance forms in the same visit
If you ordered a wind mitigation or 4-point inspection, everything for the OIR-B1-1802 form and the 4-point report is documented during the same visit, with no second trip.
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Day 1 · 12:30 PM
Walkthrough and questions
If you're there, Peter walks you through what he found and answers your questions on the spot. Can't make it? He'll go over the report with you by phone.
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Day 1 · 6:30 PM
Your report arrives
A photo-rich digital report organized by priority, with a summary of the items that matter most, within 24 hours and often the same day. Insurance reports usually go out the same day.
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Day 2+ · after the report
Still here after the report
Call with questions while you negotiate repairs or talk to your insurer. After repairs are made, you can book a re-inspection to verify the work on the items in your report.
Before we arrive
How to Prepare for Your Home Inspection
Most delays come from a blocked attic hatch or utilities that are off. Use this checklist. Your progress is saved on this device.
Tick items off as you go.
The deliverable
What's Inside Your Inspection Report
Every finding is sorted by priority, so you know what needs attention now and what can wait. Pick a priority to see how it works.
- SafetyDouble-tapped breaker in the main panelElectrical · Garage
- SafetyNo GFCI protection at the lanai outletElectrical · Exterior
- RepairCracked and slipped tiles on the rear slopeRoof · Drone photo
- RepairSlow drip at the kitchen sink supply linePlumbing · Kitchen
- MaintenanceA/C condensate line needs clearingHVAC · Air handler
- MaintenanceSeal the stucco crack below the window sillExterior · Bedroom 2
- MonitorMinor settlement crack in the drivewayExterior · Driveway
Sample findings for illustration
- A photo of every finding, with where it is in the home
- A summary page you can forward to your agent
- Plain-English explanations, no inspector jargon
- A PDF ready for your lender or insurance company
In the truck
The Tools Behind a Thorough Inspection
A home inspection is visual and non-invasive. These tools let us see more without opening a single wall.
- 01
Drone
Photographs steep, tall and tile roofs without stepping on fragile tiles, and you get the full aerial view in your report.
- 02
Thermal camera
Shows temperature differences behind walls and ceilings: hidden moisture, missing insulation, duct leaks and overheating electrical parts.
- 03
Moisture meter
Confirms whether a stain or soft spot is still wet: the difference between an old leak and an active one.
- 04
Outlet & GFCI tester
Checks wiring, grounding and GFCI protection at outlets throughout the home.
- 05
Ladder, light & mirror
For the attic, the roof edge and the hard-to-see corners where problems usually start.
- 06
Report software
Findings, photos and notes go into the report on site. That's how yours arrives so fast.
Your inspector
Peter Lemos, Certified Master Inspector®
Locally owned in Hollywood, FL and serving South Florida since 2008. Peter holds InterNACHI certifications in wind mitigation, 4-point and mold inspection, and clients rate Global Home Inspectors 5 stars on Google.
Good questions
Inspection Process FAQs
Straight answers from a South Florida inspector. Don't see yours? Call (954) 297-0317.
How long does a home inspection take?
Most single-family home inspections take about two to four hours, depending on the size, age and condition of the property. Condos are usually quicker, and wind mitigation and 4-point inspections are much shorter and can be done during the same visit.
Do I need to be there for the inspection?
It isn't required, but we recommend it, especially for the walkthrough at the end, when Peter explains what he found. If you can't attend, he'll review the report with you by phone.
Can a house fail a home inspection?
No. A home inspection isn't pass or fail. It's an objective report on the condition of the home, with findings organized by priority so you can decide what to repair, negotiate or simply keep an eye on. Insurance inspections are different: your insurer decides whether the results meet its guidelines.
What happens if the inspection finds a problem?
You'll see it in the report with photos and a plain-English explanation. For bigger items, get a quote from a licensed contractor during your inspection period so you and your agent can negotiate repairs or a credit.
Can I get a wind mitigation and 4-point in the same visit?
Yes. Many buyers add both to their home inspection, and homeowners often book them together for a new policy or a renewal. Everything is done in one visit, with separate reports for your insurer.
How soon can you inspect?
Same- or next-day appointments are often available, seven days a week. Call or text (954) 297-0317 and we'll find the earliest time that fits your deadline.
Free estimate
Ready to Book Your Inspection?
Call or text for the fastest response. We answer seven days a week and can often inspect the same or next day.