Home Inspection in Punta Gorda, FL

Buying in Punta Gorda usually means buying near water, in a town that has rebuilt itself more than once. Kelting Inspections & Services has inspected homes in and around Punta Gorda since 2013. Owner Wesley Bulifant is a Florida licensed home inspector (HI7956) and an InterNACHI Certified Professional Inspector, and every Kelting inspector is a Florida licensed mold assessor.

Schedule your Punta Gorda inspection online or call or text (941) 655-8888.

What makes Punta Gorda homes different

Two big hurricanes, two rebuilds

Hurricane Charley crossed Punta Gorda on August 13, 2004, as a Category 4 storm. It damaged nearly every historic building downtown and tore roofs off homes across the canal neighborhoods. In September 2022, Hurricane Ian made landfall just south of the city, also as a Category 4.

The result is a mixed housing stock. Some houses were rebuilt or re-roofed after 2004 under the statewide Florida Building Code (in effect since 2002), others are older homes patched after one or both storms. Two houses on the same canal can look alike and be very different underneath. We look closely at:

  • Roof age, covering and attachment. We note signs of past leaks in ceilings and the attic. We use infrared (thermal) scanning to help find moisture you can’t see.
  • Repairs that don’t match. Patched soffits, replaced lanai screens and mixed window types can point to storm repairs. Ask the seller for the permits.
  • Who issued the permit. A Punta Gorda mailing address doesn’t always mean city limits. Homes inside the city are permitted by the City of Punta Gorda. Areas with a Punta Gorda address such as Solana and Deep Creek are in unincorporated Charlotte County, so their permits are with the county.

Canal and waterfront homes

Punta Gorda Isles started in 1957, when developers began dredging a mangrove shoreline into canal lots. Together with Burnt Store Isles, the canal system now runs about 57 miles. That shapes the inspection:

  • Seawalls, docks and boat lifts aren’t part of a standard home inspection under the InterNACHI Standards of Practice. If the seawall matters to your offer, have a marine contractor look at it.
  • Salt air is hard on exterior metal, outdoor AC units, light fixtures and pool equipment. We report corrosion we can see.
  • Pools and lanais are standard on canal lots. Add an 18-point pool inspection through our sister company, Kelting Pools, if you want the pool and its equipment checked too.

Flood zones and the 50% rule

Punta Gorda is low-lying, and many properties sit in FEMA high-risk flood zones such as Zone AE. Inside city limits, Punta Gorda enforces FEMA’s “50% rule.” If repairs or improvements cost 50% or more of the structure’s market value, not counting the land, the whole building has to be brought up to current flood rules. That can include elevation requirements.

Planning a big remodel on an older, lower home? Talk with the City’s floodplain staff before you close, and ask the seller for an elevation certificate.

Insurance inspections on the same visit

Most Punta Gorda buyers need a 4-point inspection, a wind mitigation inspection, or both, to get a homeowners policy. We do them on the same visit as your home inspection. Wind mitigation is completed on Florida’s updated OIR-B1-1802 (Rev. 04/26) form, which insurers require for inspections done on or after April 1, 2026. Homes rebuilt or re-roofed after Charley may have features that earn credits, such as roof-to-wall connections, a newer roof covering or opening protection. Your insurer decides what counts. Learn more about 4-point and wind mitigation inspections.

What you get

  • A full visual inspection following the InterNACHI Standards of Practice
  • Your report within 24 hours, with marked-up color photos, organized by system and easy to read on a phone (how our reports work)
  • Free home maintenance advice after you move in
  • A veterans discount. Just ask when you book.

Frequently asked questions

Do you inspect seawalls and docks?
No. Seawalls, docks and boat lifts are outside a standard home inspection. We recommend a marine contractor for those on any canal-front home.

The house was rebuilt after Hurricane Charley. Do I still need an inspection?
Yes. A 2004–2006 rebuild is now about 20 years old, so roofs, water heaters and AC systems from that era may be near the end of their life.

Can I get my 4-point and wind mitigation done at the same time as my home inspection?
Yes. Add them when you book and we’ll do all three during the same visit.

Does the home inspection tell me the flood zone?
No. Check FEMA’s flood map and ask for an elevation certificate. We’ll report visible signs of past flooding or water intrusion.

Do you check for mold?
We note visible moisture and possible mold in every inspection. Mold testing with lab-analyzed air and surface samples is available as a separate service, and our team includes Florida licensed mold assessors.

Book your Punta Gorda home inspection

Pick a time online, or call or text (941) 655-8888. We serve Punta Gorda and all of Southwest Florida, from Venice and Sarasota to Cape Coral, Fort Myers and Naples.