Know Exactly What You're Buying — Before You Close
A pre-purchase home inspection is the single most important step a buyer can take before signing closing documents. It's the only opportunity to learn the true condition of the property — independently, professionally, and without pressure from the seller or the listing agent.
Closer Look Inspections has been serving Orlando and Central Florida buyers since 2015 with the kind of detailed, transparent inspection reports that help buyers make confident decisions, negotiate effectively, and walk into closing knowing exactly what they're getting. Our Certified Master Inspector evaluates every major system, structure, and component of the home — and delivers the report the same day so you can act fast in a competitive market.
Florida real estate has unique conditions buyers from out of state aren't always prepared for: humidity-driven moisture intrusion, hidden mold growth, aging roofs in hurricane country, polybutylene plumbing in older homes, and electrical concerns from past renovations. Our inspectors are trained specifically for Central Florida construction and climate, so nothing gets missed.
What a Pre-Purchase Inspection Covers
A Closer Look pre-purchase inspection is a comprehensive, top-to-bottom evaluation of the home's structure, systems, and major components. Here's what every inspection includes — and what's covered at no additional charge.
Structure & Roof
The roof is the home's first line of defense against Florida weather. We evaluate roof covering, flashing, vents, and penetrations using FAA-licensed drone inspection for complete coverage — including hard-to-reach areas a ladder can't safely access. Attic framing, decking, and ventilation are inspected from the inside.
Electrical, Plumbing & HVAC
The three systems that cause the most expensive surprises after closing. We test the electrical panel, wiring, outlets, and GFCI protection; evaluate water heater, supply lines, drains, and fixtures; and run the HVAC system through cooling and heating cycles to check function, age, and condition.
Foundation, Walls & Interior
Foundation condition, settlement signs, exterior wall cladding, windows, doors, and interior finishes — all documented with photos. Infrared thermal imaging is included on every inspection to identify hidden moisture intrusion, missing insulation, and electrical hot spots that aren't visible to the naked eye.
Insurance Reports Included
Florida insurance requirements are a major factor in homeownership cost. Wind mitigation and 4-point insurance reports are included with every full pre-purchase inspection at no additional charge — saving you hundreds of dollars compared to ordering them separately, and giving your insurance agent everything they need to quote your policy accurately.
Inspection Coverage
- Roof & attic
- FAA-licensed drone roof inspection
- Roof covering & flashing
- Attic framing & ventilation
- Structure & foundation
- Foundation & grading
- Exterior walls & cladding
- Windows & doors
- Electrical, plumbing, HVAC
- Electrical panel & wiring
- Plumbing fixtures & supply
- HVAC heating & cooling
- Water heater evaluation
- Florida-specific coverage
- Infrared thermal imaging
- Water intrusion assessment
- Pest & wood rot evaluation
- Sprinkler system check
- Insurance reports included
- Wind mitigation report
- 4-point insurance report
- Roof permit research
- Same-day digital report
Three Reasons Buyers Don't Skip the Inspection
A pre-purchase inspection is a small fraction of the total cost of homeownership — but the protection it provides is enormous.
Avoid Expensive Surprises
A failing AC system can cost $8,000 to replace. A roof in poor condition can run $15,000 or more. A hidden plumbing leak behind a wall can cause tens of thousands in mold remediation. A thorough inspection identifies these issues before you own them.
Negotiate With Confidence
Our color-coded report and built-in repair request builder give you a clear, professional document to use during negotiation. Buyers regularly use Closer Look reports to negotiate seller-paid repairs, price reductions, or closing credits worth far more than the inspection itself.
Walk Away If Needed
Sometimes the best decision is to walk away. A professional inspection during the contingency period gives you the information — and the legal grounds — to back out of a deal that has serious undisclosed problems. Without an inspection, you don't have that option.
Why Central Florida Buyers Trust Closer Look
Anyone can produce an inspection report. What matters is the experience, the credentials, and the communication behind it. Here's what sets Closer Look Inspections apart in the Orlando market:
- Certified Master InspectorKeith Wilson holds the Certified Master Inspector designation — the highest credential in the home inspection industry, requiring thousands of completed inspections, continuing education, and a verified track record. Most inspectors never reach this level.
- Licensed Mold AssessorFlorida's humidity makes mold a real risk for homeowners. Keith is a Florida Licensed Mold Assessor, so suspected mold issues identified during your inspection can be properly tested and assessed without bringing in a separate vendor.
- FAA-Licensed Drone Roof Inspection — IncludedSteep, multi-story, or tile roofs that can't be safely walked still get full aerial documentation as part of every inspection. No additional charge, no skipped roof areas, no guesswork.
- Insurance Reports Included at No ChargeWind mitigation and 4-point inspection reports are included with every full inspection — saving you the $150 to $300 that other inspectors charge for these reports separately. Your insurance agent gets what they need on day one.
- Same-Day Digital ReportsYour full Scribeware report is delivered the same day via email, with color-coded priority labels (Major Concern, Repair, Recommended Maintenance, and more) and a built-in repair request builder you can send directly to the seller's agent.
- Live Answered Calls 24/7Real estate moves fast and questions don't wait. Carol Wilson and the Closer Look team answer calls live, around the clock — for buyers, sellers, and Realtors alike. Scheduling typically happens within 48 hours.
The Pre-Purchase Inspection Process
From first call to delivered report, here's exactly what to expect when you book a pre-purchase inspection with Closer Look.
Schedule
Call 407-319-4608 or book online. Live answered 24/7. Scheduling typically within 48 hours to fit your inspection contingency window.
On-Site Inspection
Your inspector performs a complete top-to-bottom evaluation of the home — typically 2 to 4 hours depending on size, age, and condition.
Walkthrough
You're welcome on-site — before, during, or at the end. Your inspector walks you through key findings, answers questions, and shows you what matters most.
Same-Day Report
Your full digital report — including wind mitigation, 4-point, photos, and repair request builder — is delivered the same day via email through Scribeware.
Pre-Purchase Inspection FAQ
Everything Central Florida buyers want to know before scheduling.
How long does a pre-purchase inspection take?
A typical pre-purchase home inspection takes 2 to 4 hours on-site, depending on the size, age, and condition of the property. Larger or older homes naturally take longer. You're welcome to be present at any point during the inspection — many buyers join for the final walkthrough so the inspector can show them findings in person.
When will I get my inspection report?
Your full digital inspection report is delivered the same day as your inspection, via email through our Scribeware reporting platform. The report includes color-coded priority labels, full photos, a complete summary page, and a built-in repair request builder. WDO (termite) reports, lab results, and engineering reports may have a slight delay due to third-party processing, but all primary inspection findings are delivered same-day.
What's included with my inspection at no extra charge?
Every full pre-purchase inspection includes: wind mitigation insurance report, 4-point insurance report, FAA-licensed drone roof inspection, infrared thermal imaging, structural inspection, water intrusion assessment, sprinkler system check, pest and wood rot evaluation, and roof permit research — all at no additional charge. Many inspectors charge $150 to $300 for the wind mitigation and 4-point reports alone.
Should I be present during the inspection?
Yes — we encourage it. Being on-site means you can see issues with your own eyes, ask questions in real time, and get a feel for the home from someone who's spent hours evaluating every system. If you can't be there for the whole inspection, the final 30 to 60 minutes (the walkthrough) is the most valuable time to attend.
Can I use the inspection report to negotiate with the seller?
Absolutely — and most buyers do. The Closer Look report includes a built-in repair request builder that lets you select findings directly from the report and generate a clean, professional repair request to send to the seller's agent. Buyers regularly use these reports to negotiate price reductions, seller-paid repairs, or closing credits.
What if the inspection finds major problems?
That's exactly what the inspection is for — to give you the information you need to make a decision. Depending on what's found, you may choose to negotiate repairs or credits, request a follow-up specialist evaluation (roofer, electrician, plumber), or in serious cases, exercise your inspection contingency to walk away from the deal. Your real estate agent can guide you through your specific options based on your contract.
How much does a pre-purchase inspection cost?
Inspection pricing depends on the size, age, and location of the property. Call 407-319-4608 or use our online scheduler for an exact quote — most inspections can be priced and scheduled in a single phone call. Remember: the wind mitigation and 4-point reports that other inspectors charge for separately are included with your Closer Look inspection at no additional charge.
Do you serve my city in Central Florida?
Yes — we serve the entire greater Orlando metro and surrounding Central Florida. This includes Orlando, Winter Garden, Horizon West, Lake Nona, Windermere, Clermont, Winter Park, Saint Cloud, Ocoee, Davenport, and all communities across Orange, Osceola, Lake, Polk, Seminole, Volusia, and Sumter counties.
Ready to Schedule Your Pre-Purchase Inspection?
Scheduling within 48 hours • Same-day digital reports • Live answered calls 24/7