Home inspection for buyers in St. Augustine and St. Johns County
Buying a home is the largest purchase most people ever make. I walk it with you before you sign, tell you what is actually in front of you, and explain what matters and what does not. No scare tactics and no sales pitch.
Who this is for
Buyers, and especially first-time buyers, who have never read an inspection report and do not know which findings are routine maintenance and which are serious.
First-time buyers who want every finding explained
Move-up buyers who want an inspector with real construction depth
Buyers weighing whether to waive the inspection to win an offer (read this first)
Buyers whose insurer requires a 4-point inspection
What to do with the report
They are the findings most likely to affect your decision or your budget.
Real numbers on the Repair items turn a finding into a negotiating position.
Ask for repairs, a credit, or a price reduction, or walk away. The decision is yours.
I do not negotiate for you and I do not sell repairs. Contractors sell repairs. I sell clarity.
What every buyer’s inspection includes
First home or fifth, you get the same complete inspection and the same plain-language report.
What is inspected
Roof, exterior, structure, electrical, plumbing, heating and cooling, interior, and insulation and ventilation, following the Florida Standards of Practice, Rule Chapter 61-30, F.A.C.
The report
Every finding photographed, located, and rated Sound, Monitor, Repair, or Info, with what it means and which trade to call. Time with me afterward to go through it.
The inspector
Brian Rank: more than 34 years building, remodeling, and repairing homes. InterNACHI® Certified Professional Inspector, FL License HI19007.
Service area
Based in St. Augustine. Home inspections for buyers throughout St. Johns County, with Jacksonville and the Jacksonville Beaches also served.
Questions
Do first-time buyers need a home inspection?
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Florida does not require one, but it is the only independent look at the condition of the house you get before closing. An appraisal checks value for the lender, not condition for you.
Will you tell me whether to buy the house?
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No. I tell you what is there, what matters, what does not, and what it is likely to take to address it. Then the decision is yours, made with your eyes open.
Can my real estate agent attend?
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Yes. Your agent is welcome at the inspection, and you can share the report with them.
Should I waive the inspection to make my offer stronger?
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Waiving it means buying the home without knowing its condition. If you need a more competitive offer, ask your agent about a shorter inspection period instead. Read more before you waive.
How do I tell a serious problem from routine maintenance?
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Every finding in the report is rated Sound, Monitor, Repair, or Info. Start with the Repair items. Those are the ones most likely to affect your decision or your budget.