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Home Inspector Near You – Serving the Florida Panhandle
Beach House Home Inspections, LLC is a licensed home inspection serving the Florida Panhandle. If you’re searching for a home inspector near you, we proudly serve Bay, Walton, and Okaloosa Counties including Panama City Beach, Panama City, Destin, Santa Rosa Beach, Miramar Beach, Niceville, Fort Walton Beach, and surrounding areas. Our services include home inspections, four-point inspections,wind mitigation, and balcony inspections for buyers, sellers, and homeowners.

Military and Educator Discounts Available: Beach House Home Inspections proudly offers military discounts for active-duty service members, veterans, and families transferring to Eglin Air Force Base and NSA Panama City Beach. We also offer educator discounts for teachers, school staff, and education professionals serving our local communities.

We are honored to support those who serve, protect, and educate throughout the Florida Panhandle.

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InterNACHI's Estimated Life Expectancy Chart for Florida Homes can be accessed by clicking on this link.

Why this matters

Homes that are prepared for inspection often have fewer access-related limitations, allow buyers to receive clearer information about the property’s condition at the time of inspection, and may help prevent delays or the need for re-inspections.

Routine & preventative maintenance for condominiums

secure all animals

Please secure or kennel all animals prior to the inspection. This helps keep both your pets and the inspector safe, and prevents pets from accidentally escaping, which can be stressful and difficult to manage during the inspection process.

If you are selling your home, preparing the property ahead of the inspection helps ensure a smooth and efficient evaluation. Beach House Home Inspections LLC is a locally owned and operated company serving the Florida Panhandle, providing thorough inspections throughout Panama City Beach, Destin, Fort Walton Beach, Niceville, Crestview, and surrounding communities.

Monthly:

Change or clean the filter in your HVAC system.
Clean the drains on your HVAC system to remove mold and mildew.
Clean faucet aerators and shower heads to remove mineral deposits, mildew, and mold.
Inspect tub and sink drains for debris; unclog if necessary.
Inspect toilet to be sure that tank is not continuously filling. A continuously running toilet increases your water bill.
Examine the tank bolts in your toilet for rust or corrosion.
Prevent pests.

In the Spring:

Inspect your roof to determine that there has not been any damage in the last year.
Schedule a professional HVAC contractor to inspect and maintain your system as recommended by the manufacturer.
To check your home for water leaks, make sure no water is being used inside or outside of your house. Locate your water meter and check the leak indicator to see if it is moving. Depending on the brand of your meter, the leak indicator could be a small triangular shaped dial or a small silver wheel that rotates when water is flowing through the meter. If the dial is moving, chances are, you have a leak.
Visually inspect exterior siding, fascia boards, soffits, etc for cracks that may allow moisture intrusion.
Inspect all extension cords and surge protectors to determine that they that have become brittle, worn, or damaged.
Clean the kitchen exhaust hood and air filter.
To prolong the life of your refrigerator, you should clean the coils and under the refrigerator.
Repair all cracked, broken or uneven driveways and walks to help provide a level walking surface.
Check the shutoff valve at each plumbing fixture to make sure they function properly.
The vent on a clothes dryer can become clogged with lint over time, causing the dryer to dry less efficiently and resulting in dangerous house fires. To clean your dryer vent, remove the outside cover on the vent, and use a special lint brush with an extendable handle to clean the inside of the pipe.
Review your fire escape plan with your family.
Verify that the locking pin is intact and the tamper seal on your fire extinguisher is unbroken. Examine the extinguisher for obvious physical damage, corrosion, leakage, or clogged nozzle. Confirm the pressure gauge or indicator is in the operable range or position, and lift the extinguisher to ensure it is still full.
Inspect and clean dust from the covers of your smoke and carbon monoxide alarms. Install new batteries if battery operated.
Trim trees, shrubbery, and vegetation away from the exterior of your home.

In the Summer:

Check kids play equipment to identify any potential safety hazards.
Check your wood deck or concrete patio for deterioration.
Check the nightlights at the top and bottom of all stairs.
Visually inspect exterior siding, fascia boards, soffits, etc for cracks that may allow moisture intrusion.
Inspect all window and door locks to confirm that they can be secured.
Check your home for water leaks.
Check the water hoses on the washing machine, refrigerator, ice maker and dishwasher for cracks and bubbles. Replace hoses if necessary

In the Fall:

Check your home for water leaks.
If you didn’t do so in the spring, schedule a professional HVAC to inspect and maintain your system as recommended by the manufacturer.
Check your fire extinguishers.
Run all gas-powered lawn equipment until the fuel is gone.
If you have an emergency generator, this is a good time to test it to determine if it works properly.
Have a certified chimney sweep inspect and clean the flue and check your fireplace damper before building your first fire.
If you chose not to hire a chimney sweep, move bird nests from chimney flues along with outdoor electrical fixtures.
Inspect and clean dust from the covers of your smoke and carbon monoxide alarms. Install new batteries if battery operated.
Make sure the weather stripping and caulking around doors and windows is adequate to reduce heat/cooling loss.
Make sure that the caulking around your bathroom fixtures is adequate to prevent water from seeping into the sub-flooring.
Trim trees, shrubbery, and vegetation away from the exterior of your home.

In the Winter:

Clean the gutters and downspouts.
Move firewood at least 20 feet away from your home.
Remove screens from windows and install storm windows.
Familiarize responsible family members with the gas main valve and other appliance valves.
Clean the clothes dryer exhaust duct, damper, and space under the dryer.
Make sure all electrical holiday decorations have tight connections.
Clean the kitchen exhaust hood and air filter.
Check the water hoses on the washing machine, refrigerator, ice maker and dishwasher for cracks and bubbles.
Check your water heater for leaks.
Test all AFCI and GFCI devices.

Routine & preventative maintenance for single family homes

Monthly:

Change or replace the filter in your HVAC system. Doing this may extend the life of your unit, prevent allergies, and decrease your utility bill.
Clean faucet aerators and shower heads to remove mineral deposits, mildew, and mold.
Inspect tub and sink drains for debris and unclog if necessary.
Inspect toilet to be sure that the toilet is not continuously filling. A continuously running toilet increases your water bill.
Examine the tank bolts in your toilet for rust or corrosion.
Prevent unwelcome insects and pests.

In the Spring:

Have a professional HVAC contractor inspect and maintain your system as recommended by the manufacturer.
Check your water heater for leaks, corrosion, and rust.
Replace all extension cords that have become brittle, worn, or damaged.
Review your fire escape plan with your family.
Inspect and clean dust from the covers of your smoke and carbon dioxide alarms. Replace batteries if battery operated.
Verify that the locking pin is intact and the tamper seal on your fire extinguisher is unbroken. Examine the extinguisher for obvious physical damage, corrosion, leakage, or clogged nozzle. Confirm the pressure gauge or indicator is in the operable range or position, and lift the extinguisher to ensure it is still full.
Clean the kitchen exhaust hood and air filter to prevent greasy buildup. This may prevent fires that may occur while cooking.
To prolong the life and efficiency of your refrigerator, clean the coils and under the unit.
Check the shutoff valve at each plumbing fixture to make sure they function properly.
Confirm that your HOA has scheduled routine maintenance

In the Summer:

Check each balcony rail to determine if any have become loose, bent, rusted, or broken which may indicate child safety hazards.
Inspect all window and door locks to confirm that they can be secured.
Check your sliding glass door to be sure that it can be easily opened, shut, and locked.
Check the water hoses on the clothes washer, refrigerator, ice maker and dishwasher. Replace hoses if necessary.
Confirm that your HOA has scheduled routine maintenance

In the Fall:

Check your home for water leaks.
Verify that the locking pin is intact and the tamper seal on your fire extinguisher is unbroken. Examine the extinguisher for obvious physical damage, corrosion, leakage, or clogged nozzle. Confirm the pressure gauge or indicator is in the operable range or position, and lift the extinguisher to ensure it is still full.
Have a professional HVAC contractor inspect and maintain your system as recommended by the manufacturer.
Inspect and clean dust from the covers of your smoke and carbon dioxide alarms. Replace batteries if battery operated.
Ensure that the caulking around your bathroom fixtures is adequate to prevent moisture damage.
Confirm that your HOA has scheduled routine maintenance

In the Winter:

The vent on the clothes dryer can become clogged with lint over time causing the dryer to dry less efficiently and resulting in dangerous house fires. To clean your dryer vent, remove the outside cover on the vent and use a special lint brush with an extendable handle to clean the inside of the pipe. You may also wish to contact your HOA to determine if they clean the vents annually.
Make sure that all electrical and holiday decorations have tight connections.
Clean the kitchen exhaust hood and filter to remove greasy buildup.
Clean the coils and under the refrigerator.
Check the water hoses on the clothes washer, refrigerator, ice maker and dishwasher for cracks and bubbles. Replace hoses if necessary.
Check your water heater for leaks, corrosion, and rust.
Test all AFCI and GFCI receptacles.
Confirm that your HOA has scheduled routine maintenance.

Inspection Checklists & recommendations - home inspector near you

Before the Inspection

Replace all burned-out light bulbs
Repair any active leaks or slow drains
Please ensure that water shutoff valves (disconnects) under sinks are visible and accessible.
Replace or clean HVAC air filters
Ensure pilot lights are lit where applicable
Leave all utilities on (water, gas, electric)
Provide clear access to the attic, crawlspace, HVAC equipment, electrical panels, and water heater
Empty the dishwasher, washer, and dryer so they can be tested
Disable alarm systems and provide full access to the property
Plan to be away from the home for approximately 3–4 hours during the inspection