Home Inspection in Port Charlotte, FL
Port Charlotte is home turf for Kelting Inspections & Services. Wesley Bulifant started the company in 2013 after more than 14 years working in Southwest Florida construction. He’s a Florida licensed home inspector (HI7956), a Florida licensed mold assessor (MRSA2484), and an InterNACHI Certified Professional Inspector. If you’re under contract on a house anywhere from Murdock to Harbour Heights, we’ll show you what you’re buying before your inspection period runs out.
Schedule your Port Charlotte inspection online or call or text (941) 655-8888.
Why Port Charlotte homes need a local inspector
The houses were built in waves. General Development Corporation started laying out Port Charlotte in the 1950s. Building went on for decades, so one street can have a 1960s block home, a 1990s remodel and a post-hurricane rebuild. Port Charlotte never incorporated, which means Charlotte County, not a city, handles permits and code. A home’s age tells us where to look hardest.
Older homes come with known problem items. Depending on when a house was built and updated, we may find Federal Pacific electrical panels, gray polybutylene supply piping, aging cast-iron drains or original single-pane windows. Insurers ask about all of these. Read more about Federal Pacific panels and polybutylene piping. If we find one, your report says so plainly.
Many homes sit on canals. Port Charlotte’s man-made canals are a big reason people buy here. Seawalls, docks and boat lifts are outside a standard home inspection under the InterNACHI Standards of Practice, though. We’ll tell you up front what we cover. If the seawall matters to your purchase, get it evaluated by a marine contractor.
Storms left their mark. Hurricane Charley in 2004 and Hurricane Ian in 2022 both hit Charlotte County hard. Many roofs, lanai screens and soffits have been replaced since then, and the quality of that work varies. We document the roof’s visible condition and look for signs of past leaks in ceilings and the attic, and we use infrared (thermal) scanning to help find moisture you can’t see. Ask the seller for permits on any roof or major repair, and check the permit history with Charlotte County Community Development.
Pools and lanais are common. If the home has a pool, add an 18-point pool inspection through our sister company, Kelting Pools. You’ll know the condition of the pool and its equipment before it becomes your responsibility.
What your home inspection covers
We follow the InterNACHI Standards of Practice and inspect the home’s readily accessible systems and components:
- Structure: foundation, grading and drainage, walkways, and floor, wall and ceiling framing
- Roofing: roof covering, drainage, flashing, skylights and roof penetrations
- Electrical: service entrance, panels, branch circuits, fixtures, GFCI protection, and smoke and CO detectors
- Plumbing: fixtures, supply and drain lines, venting and the water heater
- Heating and cooling: equipment, ducts and vents
- Appliances: dishwasher, disposal, range, microwave, exhaust fans, garage door opener and other built-ins
- Interior and exterior: walls, windows, doors, stucco and trim
A home inspection is visual and non-invasive. We don’t cut into walls or move the seller’s belongings.
Your report, within 24 hours
You get your report within 24 hours of the inspection. Every finding comes with marked-up color photos. The report is organized by system and works on a phone. Your agent can use the built-in repair request tool to copy findings straight into a request to the seller. After you move in, our free home maintenance advice line is there for questions about the house. See what a Kelting report looks like.
Add-ons Port Charlotte buyers often need
- 4-point and wind mitigation inspections. Your insurance agent will probably ask for one or both, and we can do them during the same visit as your home inspection.
- Mold inspection and testing. Every Kelting inspector is a Florida-licensed mold assessor. We take air and surface samples and send them to a lab.
- Pre-listing inspections for sellers who want to find problems before a buyer does. Why sellers do it.
- New construction phase inspections and 11th-month builder warranty inspections for new builds.
Frequently asked questions
Should I be at the inspection?
Yes, if you can. At least come at the end, so we can walk you through what we found while you’re standing in the house. If you can’t make it, we’ll go over the report with you and your agent afterward.
Do you inspect seawalls and docks?
No. Seawalls, docks and boat lifts aren’t part of a standard home inspection. On a canal-front home, we recommend a marine or seawall contractor for those.
Can I get a 4-point and a wind mitigation inspection at the same time as my home inspection?
Yes. Add them when you book and we’ll do them during the same visit, so you don’t need a second appointment before your insurance deadline.
How soon will I get my report?
Within 24 hours of the inspection, by email. It’s easy to forward to your agent and your insurance agent.
Do you only work in Port Charlotte?
No. We’re based in the Port Charlotte area and also inspect homes in Punta Gorda, North Port, Englewood and Venice, and across Charlotte, Sarasota and Lee counties. See our North Port home inspection page.
Book your Port Charlotte home inspection
Inspection periods move fast. Pick a time on our online scheduler, or call or text (941) 655-8888 and we’ll fit you in. Veterans: ask about our veterans discount.
