Home Inspection in Fort Myers, FL

Fort Myers has a little of everything: 1920s bungalows a few blocks from the river, post-Ian rebuilds, and new subdivisions going up across Lee County. 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.

Schedule your Fort Myers inspection online or call or text (941) 655-8888.

What makes Fort Myers homes different

Historic districts near downtown

Fort Myers is the county seat of Lee County and one of its oldest cities. The City has designated local historic districts, including Edison Park (its first, in 1995), Dean Park, Seminole Park and the Downtown district. Dean Park is also on the National Register of Historic Places. Its homes are mostly bungalows and revival-style houses built between 1915 and 1928.

Buying an older home here means looking closely at:

Electrical systems that have been updated in stages over decades: panels, wiring types and add-on circuits
Plumbing materials like galvanized supply lines and cast-iron drains, and how much has been replaced
Wood framing, raised floors and crawlspaces, where we check for moisture, rot and wood-destroying insect damage we can see
Windows, roofs and porches that may have been repaired many times

In a designated district, exterior changes such as windows, roofs and additions usually go through the City’s historic design review. Ask about that before you plan renovations.

Hurricane Ian’s surge up the Caloosahatchee

When Ian came ashore on September 28, 2022, its surge pushed up the Caloosahatchee River. According to the National Hurricane Center, it reversed the river’s flow and flooded city streets, with water 5 to 8 feet above ground in parts of Fort Myers. The same report counts at least 52,514 structures affected in Lee County, with 5,369 destroyed and 14,245 with major damage.

Years later, that still shows up in inspections. Many riverfront and low-lying homes were gutted and rebuilt, some were elevated, and others were repaired more quickly. We look for:

Signs of past flooding: water lines, replaced lower drywall, rusted outlet boxes and corroded HVAC or water heater bases
Moisture you can’t see. We use infrared (thermal) scanning, and every inspector is a licensed mold assessor.
Roofs, soffits and screen enclosures replaced after the storm. Ask for the permits.

Check the flood zone on FEMA’s flood map and ask for an elevation certificate. Large repairs or remodels on a home in a high-risk flood zone can trigger the FEMA “50% rule,” which may require bringing the whole building up to current flood standards.

City limits vs. a “Fort Myers” address

Many homes with a Fort Myers mailing address aren’t in the City of Fort Myers. Communities like Gateway, Iona and Cypress Lake are in unincorporated Lee County, so permits, code rules and flood maps there come from the county. Fort Myers Beach is a separate town. Knowing who has jurisdiction tells you where to look up permit history.

New construction across Lee County

New homes are still going up across Lee County. New doesn’t mean perfect. Common new-construction issues include missing insulation, flashing details, grading that sends water toward the house, and unfinished electrical or plumbing items. A report gives you a documented list to send your builder before closing or while warranty coverage still applies.

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. Older homes in the historic districts will usually need a 4-point for coverage. 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

Can you tell if a house flooded during Ian?
We look for visible evidence such as water lines, replaced lower drywall, corrosion and moisture readings. Not every repair leaves visible traces, so also ask the seller for disclosures, permits and insurance claim history.

Is a 1920s home harder to insure?
It can be. Insurers often want a 4-point inspection, and older wiring, plumbing or roofs may need updating. We’ll document their age and condition so you can talk with your agent early.

Do I need an inspection on a brand-new home?
We recommend it. A new home hasn’t been lived in or tested by a storm season yet, and our report gives you a written list for the builder.

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.

How do I know if my address is in the city?
Check the Lee County Property Appraiser’s record for the parcel. It shows whether the property is inside the City of Fort Myers or in unincorporated Lee County.