The Published Schedule
Square footage sets the price. Not the ocean view, not the elevation, not what the lot is worth.
Full Home Inspection
- Up to 1,200 sq ft — $299
- 1,200 to 1,500 sq ft — $325
- 1,500 to 2,000 sq ft — $360
- 2,000 to 2,500 sq ft — $395
- 2,500 to 3,000 sq ft — $435
- 3,000 to 3,500 sq ft — $470
- 3,500 to 4,000 sq ft — $515
- 4,000 to 4,500 sq ft — $560
- 4,500 to 5,000 sq ft — $600
- 5,000 to 5,500 sq ft — $640
- 5,500 to 6,000 sq ft — $680
- 6,000 to 6,500 sq ft — $720
- 6,500 to 7,000 sq ft — $760
- 7,000 to 7,500 sq ft — $800
- Over 7,500 sq ft — call for a quote
The Other Services
- 4-point inspection — $150
- 4-point booked with a full inspection — $75
- 4-point over 5,000 sq ft — $250
- Wind mitigation inspection — $125
- Wind mitigation with a full inspection — free
- Sewer scope inspection — $265
- Standalone roof inspection — from $100
What an oceanfront booking actually costs: a 2,600 sq ft elevated house on A1A is $435 for the full inspection, with the wind mitigation report included free. If it dates from the 1980s, add the 4-point at $75 rather than $150. That is $510, and it covers the pilings, the connections, the stairs, the decks, whatever is enclosed underneath and every system in the house. The ocean view adds nothing to the invoice.
Why an Elevated House Is Not Surcharged
It takes longer. It should not cost more, and it is worth being clear about what the extra time is doing.
Where the Extra Hour Goes
Underneath, first: piling and pile cap condition, the connections and hardware tying the house to its supports, corrosion at every exposed fastener, and what is enclosed down there and what it is being used for. Then the exterior circulation nobody thinks of as structure until it fails, which is the stair stringers, treads, deck framing and railing attachments. Then hurricane shutter tracks and hardware, because corroded shutters that will not close are both a safety item and a lost insurance credit. On a mainland slab house none of that exists.
Why Square Footage
Because it is a fair proxy for the work across every house we inspect, and because pricing on address rather than on size is how coastal properties end up quoted at a premium for no reason connected to the labour. A 2,000 sq ft house is a 2,000 sq ft house whether it looks at the Atlantic or at a retention pond.
What to Buy, and What to Budget Separately
Two of these are ours and one deliberately is not.
The Wind Mitigation Report
Free with a full inspection and the single highest-value document on this island. Roof covering and permit date, deck attachment, roof-to-wall attachment, geometry, secondary water resistance and opening protection. On the coast, opening protection carries real weight and it is also the credit most often lost quietly, because shutter hardware corrodes and an insurer credits what works rather than what is stored in the garage.
The 4-Point
$75 alongside a full inspection instead of $150 on its own. Carriers ask for one at around thirty years, which covers a good share of the older housing along A1A. Booked in the same visit it is one appointment rather than two, which matters when an inspection period is running through a weekend.
The Elevation Certificate, Which Is Not Ours
Budget for it anyway. A licensed surveyor prepares it, we do not sell it, and on a barrier island it is the document that decides what flood insurance costs. Anyone offering to determine your flood zone or your elevation as part of a home inspection is offering something they are not licensed to produce. The inspection tells you the condition of the house. The certificate tells you where it sits. Buy both.
Comparing Quotes
Fees on the Space Coast sit in a narrow band, so a number well under the rest is not a cheaper inspector, it is a shorter visit.
Where a Cheap Inspection Saves Its Money
The panel dead front stays on. The attic gets viewed from the hatch. The roof gets assessed from the driveway. No thermal imaging. And a report that never states which areas could not be reached, which is the one that costs the most later because you cannot tell what was skipped.
On A1A there is a sixth and it is the expensive one. Nobody goes underneath. On an elevated house, that is not a corner being cut, that is the structure going uninspected.
Get the Exact Figure
The instant quote tool takes square footage and inspection type and returns a real number without a phone call. What turns up here is on the common issues page, what to ask before you hire anyone is on the choosing an inspector page, and the Melbourne Beach overview covers the island itself.