Home inspection cost and quotes in St. Augustine, FL
Complete home inspections in St. Augustine and St. Johns County start at $395. A typical 1,500 to 2,000 square foot home runs about $395 to $425. Square footage, age, crawlspace, and outbuildings set the final number, so use the scheduler for an exact quote on your address.
Who this is for
Buyers, sellers, and homeowners comparing inspectors who want a firm number before they book. Prices shown are starting prices. Spectora gives you the exact price for your property before you book, and what you see there matches what you see here.
Current prices
Up to about two hours at the property, for homeowners who want straight guidance on maintenance, repairs, and priorities.
Not offered yet. Call 904.669.6029 to check their status.
In Florida, wood-destroying organism (WDO) inspections are regulated under the Structural Pest Control Act, Chapter 482, Florida Statutes, and Chapter 5E-14, Florida Administrative Code. A home inspector license does not cover them.
- The report must be written on the state form, FDACS-13645.
- The inspector filling out the form must hold an ID card that authorizes its use.
- An ID card is only issued to an employee of a licensed pest control company, with a State Certified Operator in charge of operations.
- Operators are certified in four categories: General Pest Control/Rodent, Termite/WDO, Lawn & Ornamental, and Fumigation.
- After three years as an ID cardholder, with the operator certifying the required inspections and treatments, a person can sit for the state exam. A degree in entomology, biology, or a related field is the only other route to the exam.
- A home inspector who holds an ID card without being a true employee of the pest control company is "renting a license." The state treats this as a serious violation, with heavy fines and possible permanent loss of the company's license.
If we see damaged wood during your home inspection, we note the damage and where it is. We do not say what caused it. In a 2013 letter to InterNACHI, Marline Czerniak of the Florida Department of Agriculture stated:
“A home inspector, upon observing some apparent WDO damage during the home inspection, can state that he observes damage to wood, structure, or whatever he notes, but cannot state that it is due to a WDO organism. As long as they are NOT diagnosing the condition and stating that it’s due to termites or some other pest, they are OK.”
For a WDO report, hire a licensed pest control company. We are happy to recommend one.
What you are actually paying for
What I will tell you is that the difference between inspections is time and knowledge. Time on the property, time in the attic, time on the roof, and time explaining the report to you afterward. Knowledge of how the thing was built in the first place, which tells you whether what you are looking at is normal wear or the beginning of a real problem.
If price is the only thing separating two inspectors in your mind, ask both of them how long they spend on site and how many years they spent building. The answers will tell you more than the quote will.
What the price includes
Every complete home inspection, at any price tier, includes the same scope and 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. Prices on this page apply throughout St. Johns County, with Jacksonville and the Jacksonville Beaches also served.
Questions
How much does a home inspection cost in St. Augustine?
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Complete home inspections start at $395 for homes up to 1,500 square feet and run up to $625 for homes up to 4,000 square feet. Larger homes get a custom quote.
How do I get an exact quote?
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Enter your address in the scheduler. It prices your property before you book, and that price matches this page.
What changes the price?
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Heated square footage sets the base price. A home 25 to 49 years old adds $50, 50 to 74 years adds $100, and 75 years or older gets a custom quote. A crawlspace adds $75, and a detached garage or substantial outbuilding adds $75.
Why do older homes cost more to inspect?
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Older homes take more time. There are more generations of repairs, older wiring and plumbing to trace, and more places for problems to hide.
Is a 4-point inspection cheaper with a home inspection?
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Yes. A 4-point inspection is $99 when booked with a complete home inspection, instead of $149 standalone.