Full Home Inspections in Northwest Florida
Know What You're Buying Before You Close
A home can look great during a showing and still have problems involving the roof, electrical system, plumbing, HVAC equipment, structure, moisture intrusion, attic, or other components that aren't immediately obvious to a buyer.
A professional home inspection provides an independent evaluation of the home's visible and readily accessible systems and components so you can better understand the condition of the property before closing.
J. Gregory Home Inspections provides comprehensive residential home inspections throughout Pensacola, Navarre, Gulf Breeze, Pace, Milton, Cantonment, Fort Walton Beach, Destin, Crestview, Niceville, Miramar Beach, and surrounding Northwest Florida communities.
Inspections are performed by Josh Gregory, Florida Licensed Home Inspector HI10393, with more than 17 years of construction experience and over 3,000 inspections completed.
Our goal is simple: provide you with clear, detailed information about the home so you can make your own informed purchasing decision.
Call or Text 850-904-6955
What Does a Full Home Inspection Include?
A full home inspection is a comprehensive visual evaluation of the readily accessible systems and components of the property at the time of inspection.
Every home is different, but a typical J. Gregory Home Inspection includes evaluation of:
Roof covering, flashings, penetrations, and visible roofing components
Attic structure, roof framing, insulation, and ventilation
Foundation and visible structural components
Exterior walls, siding, trim, fascia, soffits, and exterior penetrations
Windows and exterior doors
Porches, decks, balconies, stairs, and railings
Visible grading and drainage conditions
Electrical service, panels, breakers, receptacles, switches, and visible wiring
Plumbing supply and drainage systems
Plumbing fixtures and visible connections
Water heater
Heating and air-conditioning equipment
Visible ductwork and HVAC components
Interior walls, ceilings, floors, doors, and windows
Kitchen components and installed appliances
Bathrooms
Garage and garage-door systems
Attic and accessible crawlspace areas
Other readily accessible systems and components included within the inspection scope
When appropriate, specialized equipment such as infrared thermal imaging, moisture meters, and drone technology may also be used to assist with the inspection.
Why Get a Home Inspection Before Buying?
Purchasing a home is a significant financial decision.
A property may have freshly painted walls, updated flooring, attractive countertops, and modern finishes while still containing defects that aren't obvious during a typical showing.
A professional home inspection may identify conditions involving roofing, electrical systems, plumbing, HVAC equipment, moisture intrusion, structural components, drainage, insulation, ventilation, or previous repairs.
Knowing about these conditions before closing gives you an opportunity to better understand the property and determine your next steps.
Depending on your purchase agreement and circumstances, inspection findings may lead you to obtain contractor estimates, request additional evaluations, discuss repairs with the seller, reconsider certain terms of the transaction, or simply prepare for future maintenance.
The inspector does not decide whether you should purchase the home.
Our job is to provide the information. The decision remains yours.
For additional examples of significant conditions inspectors commonly encounter, read about home inspection red flags buyers should watch for.
Even well-maintained homes can have significant defects that are not obvious during a showing. Learn more about home inspection red flags buyers should watch for before closing.
What We Look for During a Northwest Florida Home Inspection
Homes along the Florida Panhandle face environmental conditions that deserve particular attention during an inspection.
High humidity, heavy rainfall, tropical weather, intense heat, frequent air-conditioning use, and coastal exposure can contribute to moisture intrusion, condensation, corrosion, roof deterioration, and other building-related concerns.
Roofing Problems
Florida roofs experience substantial exposure to sunlight, rain, wind, and storms.
We evaluate accessible roofing components for conditions such as damaged or deteriorated roof coverings, flashing deficiencies, damaged penetrations, exposed fasteners, evidence of previous repairs, and visible signs of leakage.
The inspection method may vary depending on roof height, slope, condition, weather, accessibility, and safety considerations.
Moisture Intrusion
Moisture is one of the most important issues we look for in Northwest Florida homes.
Potential sources can include roofs, plumbing systems, windows, exterior walls, HVAC systems, bathrooms, and drainage conditions.
Visible staining, deteriorated materials, unusual odors, and elevated moisture readings may indicate that further investigation is warranted.
When appropriate, moisture meters and infrared thermal imaging may be used to help identify areas requiring additional evaluation.
HVAC and Condensation Problems
Air-conditioning systems operate extensively in Northwest Florida and play an important role in both cooling and humidity control.
We commonly evaluate conditions involving air handlers, condensate drainage, refrigerant lines, visible ductwork, supply and return components, cooling performance, and other accessible HVAC components.
Condensation problems can contribute to water damage and moisture-related conditions when they are not corrected.
Electrical Deficiencies
Electrical concerns can range from minor repairs to significant safety conditions.
The inspection may identify issues involving electrical panels, breakers, conductors, receptacles, grounding and bonding, GFCI or AFCI protection, damaged electrical components, or improper installations.
When significant conditions are discovered, evaluation or repair by a qualified licensed electrician may be recommended.
Plumbing Problems
Small plumbing leaks can cause substantial damage when they remain unnoticed.
We evaluate readily accessible supply and drainage components, plumbing fixtures, water heaters, and visible connections for leakage, deterioration, corrosion, improper installation, or other deficiencies.
Attic Conditions
The attic can reveal valuable information about several major systems of the home.
During an accessible attic inspection, we may evaluate roof framing, roof decking, insulation, ventilation, visible electrical components, HVAC ductwork, evidence of leakage, moisture conditions, and structural modifications.
Exterior Drainage
Northwest Florida receives substantial rainfall, making proper drainage important.
We evaluate visible grading and drainage conditions around the home and may identify standing water, erosion, soil sloping toward the structure, improperly discharged roof runoff, or other conditions that could contribute to moisture problems.
Want a more detailed breakdown of the systems and components evaluated during an inspection? Read our guide on what a home inspector looks for during a full home inspection.
Thermal Imaging and Moisture Detection
Infrared thermal imaging is a useful supplemental tool during a home inspection.
Thermal cameras display temperature differences on surfaces. These patterns can sometimes help identify areas that warrant additional investigation for conditions such as moisture intrusion, missing insulation, HVAC problems, or certain electrical concerns.
However, a thermal camera does not see through walls and does not directly detect mold or moisture.
When an unusual thermal pattern is identified, additional evaluation with a moisture meter or other appropriate method may be performed when conditions allow.
This combination of visual inspection, thermal imaging, and moisture testing can provide additional information that may not be apparent through visual observation alone.
Drone-Assisted Roof Inspections
Some roofs cannot be safely walked because of height, slope, roofing material, surface conditions, weather, or other limitations.
When appropriate, drone technology may help provide additional visual access to portions of the roof that would otherwise be difficult to evaluate.
Josh Gregory is an FAA Licensed Drone Pilot, allowing drone technology to be used when conditions and applicable restrictions permit.
Drone use does not replace every aspect of a physical roof inspection, but it can be a valuable inspection tool when direct access is limited.
What Happens During the Home Inspection?
We recommend allowing enough time for the inspection to be performed without rushing the process.
During the inspection, we systematically evaluate the readily accessible systems and components of the property, operate installed systems using normal controls when appropriate, document deficiencies, take photographs, and perform additional testing when conditions warrant it.
The inspection is visual and non-invasive.
We do not open walls, dismantle equipment, damage building materials, or move large quantities of personal belongings to access concealed areas.
The amount of time required depends on the home's size, age, condition, construction type, accessibility, and number of systems and components.
Should the Buyer Attend the Home Inspection?
Yes. Buyers are encouraged to attend, but we typically recommend arriving toward the end of the inspection rather than being present for the entire process.
This allows the inspector time to move through the property methodically and stay focused on evaluating the home without unnecessary interruptions.
By the time you arrive, the inspector will usually have completed most of the inspection and will have a good understanding of the more important findings. This gives us an opportunity to walk you through significant concerns, explain what was observed, and answer questions about the property.
If you are relocating to Northwest Florida or purchasing a home from outside the area and cannot attend in person, that's okay.
Our detailed digital reports include photographs, descriptions, and recommendations so you can clearly review the findings remotely. You can also contact the inspector directly if you have questions after reviewing the report.
Your Home Inspection Report
After the inspection, you receive a detailed digital report documenting our findings.
The report includes photographs, descriptions of observed conditions, and recommendations when repair or additional professional evaluation may be appropriate.
Our reporting system is designed to make it easy to distinguish between minor maintenance items and more significant conditions.
The goal isn't simply to provide a long checklist of defects.
We want you to understand what was observed, where it was found, and why it may matter.
You also have direct access to Josh if you have questions about the report after reviewing it.
What a Home Inspection Does Not Include
A home inspection provides valuable information, but it is important to understand its limitations.
A standard inspection is a visual, non-invasive evaluation of readily accessible components at a specific point in time.
It is not a warranty or guarantee that every defect exists or will be discovered.
Conditions hidden behind walls, beneath flooring, underground, inside inaccessible equipment, or otherwise concealed may not be visible during the inspection.
A standard full home inspection is also different from specialized services such as mold assessments, WDO/termite inspections, sewer scopes, septic evaluations, environmental testing, engineering evaluations, and other specialty inspections.
When conditions observed during the inspection warrant additional investigation, we may recommend evaluation by an appropriately qualified professional.
Home Inspection vs. 4-Point Inspection
A full home inspection and a 4-point inspection are very different services.
A full home inspection evaluates the readily accessible systems and components throughout the property for the buyer or homeowner.
A 4-point inspection is a limited insurance-related inspection that focuses primarily on four systems: roofing, electrical, plumbing, and HVAC.
A 4-point inspection should not be considered a replacement for a full buyer's home inspection.
Depending on the property and insurance company, you may need both.
Home Inspection vs. Wind Mitigation Inspection
A wind mitigation inspection is also different from a full home inspection.
Wind mitigation inspections document specific construction features associated with resistance to wind damage, such as roof deck attachment, roof-to-wall connections, roof geometry, secondary water resistance, and opening protection.
The purpose is primarily related to Florida homeowners insurance credits and documentation.
A buyer may choose to have a full home inspection, 4-point inspection, and wind mitigation inspection performed during the same visit when appropriate.
What If We Find Suspected Mold or Moisture Problems?
A standard home inspection is not the same as a mold assessment.
However, if we observe visible suspected microbial growth, unusual moisture conditions, high humidity, HVAC contamination, water intrusion, or other significant concerns, a separate mold assessment may be recommended.
J. Gregory Home Inspections also provides professional mold assessment services through Florida Licensed Mold Assessor Josh Gregory — MRSA5499.
Mold assessment services may include moisture evaluation, air or surface sampling when appropriate, remediation protocols, and post-remediation verification.
What About New Construction Homes?
Brand-new homes should also be inspected.
New construction can contain installation defects, incomplete work, damaged materials, improperly installed components, or other concerns despite required municipal inspections.
J. Gregory Home Inspections provides both pre-drywall inspections and final new construction inspections throughout Northwest Florida.
A pre-drywall inspection provides an opportunity to evaluate components before insulation and drywall conceal them, while a final inspection evaluates the substantially completed home before closing.
Why Choose J. Gregory Home Inspections?
Experience Matters
Your inspection is performed by Josh Gregory, a Florida Licensed Home Inspector and Florida Licensed Mold Assessor with extensive experience evaluating residential properties throughout Northwest Florida.
Professional Credentials
Florida Licensed Home Inspector — HI10393
Florida Licensed Mold Assessor — MRSA5499
InterNACHI Certified Professional Inspector
FAA Licensed Drone Pilot
More than 17 years of construction experience
More than 3,000 inspections completed
This combination of construction and inspection experience helps provide a practical understanding of how roofing, structure, electrical systems, plumbing, HVAC, moisture management, and other building components work together.
Direct Communication With Your Inspector
At J. Gregory Home Inspections, you work directly with Josh throughout the inspection process.
That means you aren't simply handed a report and sent on your way.
If you have questions about an observation, recommendation, or condition documented in the report, you can discuss it directly with the inspector who evaluated the property.
Our goal is to provide information in clear, practical terms so you understand the home you're purchasing.
Full Home Inspection FAQs
How much does a home inspection cost?
Inspection pricing varies based on factors such as the size, age, construction type, features, and condition of the property.
Additional services may also affect pricing.
Contact us with the property address and we can provide an inspection quote.
How long does a home inspection take?
The inspection time depends on the size, age, condition, accessibility, and complexity of the property.
Most inspections require several hours, while larger, older, or more complex properties may require additional time.
When should I schedule my home inspection?
Schedule the inspection as soon as practical after your purchase agreement is accepted and you know your applicable inspection deadline.
Scheduling early can provide additional time for follow-up evaluations if significant conditions are discovered.
Does the home inspection include the roof?
Yes.
Accessible roofing components are evaluated as part of the inspection.
The method used to inspect the roof depends on roof height, slope, condition, roofing material, weather, accessibility, and safety considerations.
Do you inspect the attic?
Yes, when the attic is safely and readily accessible.
Attic access may be limited by insulation, stored belongings, construction, unsafe conditions, inadequate access, or other restrictions.
Do you inspect crawlspaces?
Accessible crawlspaces may be evaluated when entry and conditions permit.
Restricted access, standing water, animals, electrical hazards, inadequate clearance, or other unsafe conditions may limit the inspection.
Does the inspection include mold testing?
No.
A standard full home inspection is not a mold assessment.
If suspected microbial growth or significant moisture conditions are discovered, we may recommend a separate mold assessment.
Do you inspect for termites?
A Florida WDO inspection is a separate service performed by a properly licensed pest-control professional.
If we observe visible conditions that may be consistent with wood-destroying organism activity during the home inspection, we may document the condition and recommend additional evaluation.
Can I attend the inspection?
Yes.
Buyers are welcome to attend, and we encourage you to ask questions about significant findings.
What happens if problems are found?
Finding defects does not automatically mean the home is a bad purchase.
Every property has conditions that require maintenance or repair.
Our role is to clearly document what was observed so you can discuss the findings with your real estate professional, contractors, attorney, or other advisers as appropriate and make your own informed decision.
For more information about the value of an independent inspection, read the top reasons to get a home inspection before purchasing a home.
Serving Northwest Florida and the Emerald Coast
J. Gregory Home Inspections provides full residential home inspections throughout Northwest Florida, including:
Surrounding communities throughout Escambia, Santa Rosa, and Okaloosa Counties
Whether you're purchasing an older home, newer home, coastal property, investment property, or relocating to Northwest Florida, we provide an independent inspection designed to help you better understand the property before closing.
Schedule Your Full Home Inspection
Don't rely only on what you can see during a showing.
A professional home inspection can provide valuable information about the home's roof, structure, electrical system, plumbing, HVAC equipment, moisture conditions, attic, exterior, interior, and other readily accessible systems and components before you complete your purchase.
J. Gregory Home Inspections
Josh Gregory
Florida Licensed Home Inspector — HI10393
Florida Licensed Mold Assessor — MRSA5499
Call or Text 850-904-6955
Serving Pensacola, Navarre, Gulf Breeze, Pace, Milton, Cantonment, Fort Walton Beach, Destin, Crestview, Niceville, Miramar Beach, and surrounding Northwest Florida communities.