Home Inspection in Sarasota, FL

Sarasota’s homes range from post-war modernist houses to high-rise condos and island homes rebuilt after the 2024 storms. Each needs a different kind of inspection. 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 Sarasota inspection online or call or text (941) 655-8888.

What makes Sarasota homes different

Mid-century modern homes

From the early 1940s into the mid-1960s, Ralph Twitchell, Paul Rudolph and other architects created what became known as the Sarasota School of Architecture. Their homes were designed for the climate: post-and-beam framing, flat or low-slope roofs, big overhangs, walls of glass and jalousie windows. Many survive, and many later Sarasota ranch homes borrowed the same ideas.

These homes are great to live in, but the same features need a closer look:

Flat and low-slope roofs hold water if drainage isn’t right. We look at ponding, flashing at walls and penetrations, and signs of past leaks inside.
Large glass areas and jalousie windows affect energy use, security and storm protection. They also affect wind mitigation credits.
Original electrical and plumbing from the 1950s and 1960s may have been updated in stages. We report what we can see so you can talk with your insurer early.
Moisture. We use infrared (thermal) scanning to help find leaks behind ceilings and walls.

Condos: the unit, the building and the paperwork

Sarasota has a lot of condos, from garden-style complexes to bayfront towers. A condo inspection covers your unit: the electrical panel, plumbing fixtures, water heater, HVAC, appliances, windows and sliders, and signs of leaks from units above or around you. The structure, roof and common areas belong to the association.

For buildings three or more stories tall, Florida law requires a milestone structural inspection by December 31 of the year the building turns 30, then every 10 years, plus a structural integrity reserve study. Since January 1, 2025, sellers must give buyers the milestone summary and the latest reserve study, or a statement that they aren’t required or haven’t been done. Read them alongside our unit report. Together they show both the unit’s condition and the costs the association may be planning.

Barrier islands and the 2024 storms

Siesta Key, Lido Key and the Sarasota part of Longboat Key put many homes and condos right on the Gulf. Hurricane Helene passed offshore in late September 2024. The National Weather Service measured peak water levels along coastal Sarasota County of roughly 3 to 6 feet above normal high tide. Two weeks later, on October 9, 2024, Hurricane Milton made landfall near Siesta Key as a Category 3.

On island and bayfront homes, we look closely at:

Evidence of past flooding: lower drywall, baseboards, outlets, HVAC and water heater bases
Roofs, soffits, screen enclosures and windows replaced after the storms. Ask for the permits.
Corrosion from salt air on exterior metal, AC units and light fixtures

Check the flood zone on FEMA’s flood map and ask for an elevation certificate and any flood claim history. A big remodel on a low, older home in a high-risk flood zone can trigger the FEMA “50% rule.”

City or county?

Lido Key, St. Armands and downtown are in the City of Sarasota. Siesta Key and much of the area with a Sarasota mailing address are in unincorporated Sarasota County. Longboat Key is its own town, split between Sarasota and Manatee counties. Permit history and flood rules depend on who has jurisdiction.

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. 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 mid-century and flat-roof homes?
Yes. We inspect the roof surface and drainage where it’s safe to reach, and we check inside for leak signs, using infrared scanning to help find hidden moisture.

What does a condo inspection include?
Your unit and its systems. The building’s structure and common areas are covered by the association’s milestone inspection and reserve study, which you should receive from the seller.

Can you tell if an island home flooded in 2024?
We look for visible signs and take moisture readings. Not every repair leaves traces, so ask for disclosures, permits and insurance claim history too.

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?
We note visible moisture and possible mold in every inspection. Our team includes Florida licensed mold assessors, so ask about a mold assessment when you book.