Home Inspections in Siesta Key, FL
Siesta Key is only a bridge away from Sarasota, but island homes age differently from homes on the mainland. Salt air, sun, flood zones and storms all leave their mark. Good News Home Inspections inspects Gulf-front condos, canal homes, older cottages and new elevated houses across the key, with free thermal imaging on every full home inspection and same-day reports.
What we look for in Siesta Key homes
Gulf-front and bayside condos
Many buyers on the key are buying a condo unit. We inspect the unit's electrical panel, plumbing, air conditioning, windows and sliding doors, and the balcony, and note any staining or moisture that points to water coming in from outside.
Canal and bayou homes
Homes along the canals sit close to the water table. We check grading and drainage, moisture at slabs and lower walls, and the corrosion salt air leaves on exterior metal.
Older cottages and block homes
Many of the key's original homes are mid-century block or frame houses. Original electrical panels, older supply and drain pipes, roof age and past additions are the usual findings, and a sewer scope is worth adding on older lines.
Elevated and newer homes
Newer homes are often raised above flood level. We look at the structure and enclosures below the living space, stairs and decks, and how the house sheds water in heavy rain.
Salt air, storms and seasonal homes
On a barrier island, AC condensers, electrical boxes, railings and fasteners corrode faster than they do inland, so we look closely at anything metal outside. Hurricane Milton came ashore on Siesta Key in October 2024, just weeks after Hurricane Helene's storm surge, and many island homes have had roof, flood or interior repairs since. Ask the seller what was repaired and whether permits were pulled, and we will look at that work during the inspection. Our pre-hurricane checklist for Sarasota homes covers what to keep up once you own the home.
Many homes on the key are second homes or vacation rentals that sit closed up for months. When the air conditioning is turned down or off in a Florida summer, humidity can lead to mold. Our mold inspection and testing is done by a Florida-licensed mold assessor, and thermal imaging helps us find hidden moisture behind walls and ceilings. If you plan to rent the home out, our article on vacation rental maintenance is a good place to start.
Insurance inspections for island homes
Florida insurers look closely at roofs and wind resistance, and island homes get extra attention. For an older home, expect your insurer to ask for a 4-point inspection of the roof, electrical, plumbing and HVAC. A wind mitigation inspection on the OIR-B1-1802 form records roof covering, roof deck attachment, roof-to-wall connections and opening protection, and the credits it earns can lower your premium. Our wind mitigation and 4-point inspection page explains both forms, and our roof certification page covers the roof questions insurers ask.
Other inspections we offer on Siesta Key and nearby keys include:
- Condo and townhome inspections
- Pool and spa inspections
- Video sewer inspections of the main sewer line
- Water quality testing through Priority Lab
- Annual home maintenance inspections for owners who are away part of the year
We also inspect on Longboat Key and Casey Key and across Sarasota. See all of our services.
FAQs
Siesta Key home inspection questions
Yes. Our condo and townhome inspection covers the unit itself: electrical panel, plumbing fixtures and connections, the HVAC system where the unit has its own, windows and doors, and balcony and patio safety. The building's roof and structure belong to the association, so ask it for its recent inspection reports and reserve study as well.
Yes. We offer pool and spa inspections that cover the structure, equipment, safety barriers, electrical and plumbing, and the deck and coping. Our guide to pool cage inspections in Sarasota explains what buyers should look for in the screen enclosure.
Most buyers of older homes do. Insurers usually ask for a 4-point inspection on homes around 30 years old or more, and a wind mitigation report can lower your windstorm premium. We can do both during your inspection.
The same day, with photos and clear recommendations, so you and your agent can keep your inspection period on track.
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