Home inspections · Miami-Dade & Broward
Home inspections for buyers
Buying a home brings decisions about condition, cost and timing into the same short window. Kerwin Inspections offers purchase home inspections in Miami-Dade and Broward, with same-day home-inspection reports. Share the property details and your inspection deadline when you inquire, then confirm the inspection scope and quote before the appointment is booked.
Cost: Condos from $350 · Single-family homes from $450
Timing: Same-day home-inspection reports
Your request stays on this website and is followed by contact about the scope and quote. It is not instant confirmed booking.
The short answer
What should you know first?
A purchase home inspection serves a different purpose from a four-point insurance inspection. Choose a purchase-focused inspection for your buying questions, and discuss any separately requested insurance forms or specialty services before booking.
Choosing the service
When does this service fit?
- Buyers purchasing a condominium or single-family home who want property-condition information before making their next decision.
- Buyers comparing the scope and cost of a home inspection with an insurer’s request for a four-point or wind-mitigation form.
- People who need to coordinate the inspection date and report delivery with a purchase deadline.
What should you discuss before the inspection?
Provide the address, property type, approximate square footage and whether the home has a pool or garage. Also share known concerns, available property information and the deadline you are working toward. The quote follows a conversation about the home and the services requested.
Ask what is included, what access is needed and whether any concern calls for a separate service. Mold testing, air-quality testing, termite inspections and sewer-scope inspections are offered, but their appearance on this website is not a promise that they are automatically included in a home inspection.
Will a four-point inspection do the same job?
No. Florida’s Insurance Consumer Advocate describes a four-point inspection as a limited evaluation of roofing, electrical, plumbing and HVAC systems for insurance purposes. Its guide specifically distinguishes that service from a comprehensive home inspection.
If your insurer asks for a form during a purchase, you may have two separate needs: condition information for your buying decision and documentation for insurance underwriting. Ask your insurer what it requires and ask Kerwin about the services and quote; do not substitute one report for the other without discussing its purpose.
Plan before booking
Cost and timing are separate questions.
What does it cost?
Starting prices follow the current size brackets. Single-family homes of 800–1,200 square feet start at $450; larger eligible homes follow the published schedule through 4,000 square feet. Condos through 1,500 square feet of unit interior/living area start at $350 for studios and all bedroom counts. Review every bracket on the pricing page; other single-family sizes and condos above 4,000 square feet need a custom quote.
A selected private pool adds $75 and a selected attached or detached private garage adds $75. Shared condo amenities, access costs and separate services require scope confirmation. Use the estimate tool as a starting point, then confirm property details, requested services and the final quote before booking.
- Condo, through 1,500 sq ft of unit living area
- From $350
- Condo, 1,501–2,000 sq ft of unit living area
- From $400
- Condo, 2,001–2,500 sq ft of unit living area
- From $450
- Condo, 2,501–3,000 sq ft of unit living area
- From $500
- Condo, 3,001–3,500 sq ft of unit living area
- From $550
- Condo, 3,501–4,000 sq ft of unit living area
- From $600
- Single-family home, 800–1,200 sq ft
- From $450
- Single-family home, 1,201–1,500 sq ft
- From $550
- Single-family home, 1,501–2,000 sq ft
- From $600
- Single-family home, 2,001–2,500 sq ft
- From $650
- Single-family home, 2,501–3,000 sq ft
- From $700
- Single-family home, 3,001–3,500 sq ft
- From $750
- Single-family home, 3,501–4,000 sq ft
- From $800
When will the information arrive?
Kerwin provides same-day home-inspection reports. Give the company your purchase deadline when discussing the appointment.
If you also request mold or air-quality testing, laboratory results can take 2–4 business days. The home report and laboratory results are separate deliverables; plan for both rather than expecting everything on the inspection day.
Understand report vs. laboratory timingUseful buying questions
Ask these before booking.
- What is included in the purchase inspection, and what requires a separate service?
- How do square footage, the pool and the garage affect this property’s quote?
- What access or property information should be arranged before the appointment?
- If I request laboratory testing too, how will the separate result timeline fit my purchase deadline?
Limits and expectations
What should you not assume?
- A home inspection is not a guarantee of future condition or a substitute for discussing the actual inspection scope and access limitations.
- Do not assume specialist testing, insurance forms or treatment services are included in the purchase inspection.
- An inspection report does not decide whether you should buy the property or whether an insurer will accept it.
Common questions
Home inspections: questions and answers
When will I receive my home-inspection report?
Kerwin provides same-day home-inspection reports. Laboratory results for mold or air-quality testing can take 2–4 business days and are not part of that same-day promise.
What does a 1,200-square-foot home inspection cost?
A 1,200-square-foot single-family home falls in the $450 starting-price bracket. A 1,200-square-foot condo falls in the $350 bracket based on unit interior/living area. A selected private pool or private garage adds $75 each. Confirm the complete property-specific scope and quote rather than treating the starting price as a guaranteed total.
Should I request a four-point inspection instead?
A four-point is insurance-focused and limited to four systems. It does not replace a purchase home inspection. If you have both buying questions and an insurance requirement, discuss both services and ask the insurer for its required form and acceptance criteria.
Information and references
Service, starting-price and timing information is supplied by Kerwin Inspections. Discuss the property-specific scope and quote before booking.
The references below support the general consumer guidance on this page. They do not verify Kerwin’s particular methods, credentials or insurer acceptance.