Home Inspection in Englewood, FL

Englewood sits on Lemon Bay and straddles the Sarasota–Charlotte county line, so the house you are buying may be in either county. Kelting Inspections & Services has inspected homes in Englewood, Rotonda West, Placida and Manasota Key since 2013, and we also cover Boca Grande. Owner Wesley Bulifant is a Florida licensed home inspector (HI7956) and InterNACHI Certified Professional Inspector, and our team includes Florida licensed mold assessors.

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

What makes Englewood homes different

Two counties, two permit offices

The Sarasota County side of Englewood is permitted by Sarasota County, while Englewood East, Rotonda West, Grove City and Placida are in Charlotte County. Manasota Key itself is split between the two counties. Before closing, ask the seller for permits for the roof, AC and any additions, and check them with the right county. A missing permit on a newer roof can matter to your insurer.

Older block homes and manufactured homes

Much of Englewood was built from the 1960s through the 1980s, and the area has many manufactured-home communities and 55+ parks. In these homes we pay extra attention to:

Electrical panels and wiring that insurers flag, such as Federal Pacific panels, older aluminum branch wiring and undersized service.
Plumbing, including galvanized supply lines and polybutylene grey piping, plus cast iron drains in older slab homes.
Manufactured homes: tie-downs, piers, skirting, add-on rooms and roof-overs. Additions built onto a manufactured home are a frequent source of leaks.

Rotonda West canals and salt air

Rotonda West was laid out as a circle of neighborhoods ringed by canals and golf courses, and much of Englewood is within a few miles of the Gulf. Salt air shortens the life of outdoor AC units, metal fasteners, lanai screen frames and light fixtures. We report corrosion we can see. Seawalls and docks are outside a standard home inspection, so use a marine contractor if that matters to your offer.

Storm history

Hurricane Ian brought damaging winds to the area in 2022, including Boca Grande just north of its Cayo Costa landfall. In 2024, Hurricane Milton made landfall near Siesta Key to the north, and its storm surge, following Helene’s two weeks earlier, caused severe flooding on Manasota Key and in low-lying parts of Englewood. Many homes have newer roofs, soffits, screens or drywall. New work can be good news for insurance, but quality varies. We look for mismatched repairs, signs of past water entry and moisture behind finishes, using infrared scanning where it helps.

Insurance inspections on the same visit

Most Englewood buyers of older homes need a 4-point inspection and a wind mitigation report to get a policy. We do both on the same visit as your home inspection. Wind mitigation is completed on Florida’s OIR-B1-1802 (Rev. 04/26) form. 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 color photos (see how our reports work)
Optional mold testing by a Florida licensed mold assessor
A veterans discount. Just ask when you book.

Frequently asked questions

Do you inspect manufactured homes in Englewood?
Yes, including manufactured homes in land-lease parks and 55+ communities.

Do you inspect Manasota Key and Boca Grande?
Yes. We cover Manasota Key, Placida and Boca Grande on Gasparilla Island. Island homes face the same salt air and storm exposure, plus older elevated and waterfront homes, so plan the inspection early in your contract period.

Can I get the 4-point and wind mitigation at the same time?
Yes. Add them when you book and we’ll do everything in one visit.

Will you tell me the flood zone?
No. Check FEMA’s flood map and ask the seller for an elevation certificate. We report visible signs of past flooding.