Home Inspection in Cape Coral, FL

Cape Coral was built to sell waterfront lots, and that still shapes almost every home here. Kelting Inspections & Services has inspected homes across Southwest Florida 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. Whether you’re buying a Gulf-access pool home in the southwest Cape or a newer build up north, we’ll show you what you’re getting before your inspection period ends.

Schedule your Cape Coral inspection online or call or text (941) 655-8888.

What makes Cape Coral homes different

A “Waterfront Wonderland” built on canal fill

Brothers Leonard and Jack Rosen broke ground in 1957, and their Gulf American company sold the Cape as a “Waterfront Wonderland.” It dredged more than 400 miles of canals and used the fill to raise lots. Cape Coral incorporated in 1970 and was built out in waves, so one street can have a 1970s block home next to a house finished last year.

Seawalls, docks and lifts

Almost every canal lot has a seawall. Seawalls, docks and boat lifts aren’t part of a standard home inspection, but they can be among the most expensive items on a canal property. Seawall work needs a city permit, and on saltwater canals usually state approval too. So:

Ask the seller for seawall permits, repair records and the age of the dock and lift.
If the seawall matters to your offer, have a marine contractor look at it.
Know whether the canal is saltwater or freshwater. That affects boating and permitting.

Well, septic and the Utilities Extension Project

Much of the Cape started out on septic tanks and shallow wells. The city has extended water and sewer to nearly all of the Cape south of Pine Island Road and is now working north through its Utilities Extension Project (UEP). That matters when you buy:

If the home still has a well and septic, a standard home inspection doesn’t evaluate the septic tank, drainfield or well yield. Hire a licensed septic contractor, and ask your lender whether water testing is required.
If city utilities are coming, the city requires homes to connect within 180 days of a Notice of Availability. The old septic tank then has to be collapsed and abandoned, and the owner pays connection costs. Ask the seller whether the property is in an upcoming UEP area and whether assessments have been paid.

Hurricane Ian and the rebuild

Hurricane Ian made landfall on Cayo Costa on September 28, 2022, as a Category 4. The National Hurricane Center’s report puts the peak surge at 6 to 9 feet above ground in Pine Island, Cape Coral and other communities near the mouth of the Caloosahatchee. Many Cape homes got new roofs, pool cages, drywall and AC equipment afterward, and quality varies. We look closely at:

Roof covering, flashing and attic framing, plus signs of past leaks
Water lines or stains on walls, baseboards and cabinets that point to past flooding. We use infrared (thermal) scanning to help find hidden moisture.
Electrical panels, outlets and AC equipment that may have been replaced, or that should have been
Pool screen enclosures and lanai framing

Ask for permits on any post-Ian repair. Check the flood zone on FEMA’s flood map and ask for an elevation certificate, because large repairs to a flood-prone home can trigger the FEMA “50% rule.”

Insurance inspections on the same visit

We do 4-point and wind mitigation inspections 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. A post-Ian roof or new impact windows may earn credits; your insurer decides. 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 (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?
No. Seawalls, docks and boat lifts aren’t part of a standard home inspection. A marine contractor can evaluate them.

The house is on well and septic. Is that covered?
We inspect the home’s plumbing and any visible well equipment. The septic system needs a licensed septic contractor, and water testing depends on your lender.

How do I know if city water and sewer are coming?
Check the City of Cape Coral’s Utilities Extension Project maps, and ask the seller about any notices or assessments.

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

Do you check for mold after storm flooding?
We note visible moisture and possible mold in every inspection. Our team includes Florida licensed mold assessors. Ask about a mold assessment when you book.