Directory
Home inspectors in Northeast Florida
For years my resources page said "Amanda has names, ask for the list." This is the list, written down, with the facts each company publishes about itself and no opinions attached.
Read this first
Why there is no "best" on this page
I am not going to rank inspectors. There is no audited, published ranking of Florida home inspectors that anyone could honestly point to, and my own opinion of who is good is exactly that — an opinion, formed from my own transactions, which is not the same thing as evidence.
What follows is a list of real, licensed companies that publish service in the counties I work, with the facts they publish about themselves. Call three. Pick your own.
- Check the licence. Florida home inspectors are licensed by DBPR and numbers start with HI. Search at myfloridalicense.com. Where a company below publishes no number, it says so.
- Ask for a sample report. The report is what you are buying.
- Ask if wind mitigation and the 4-point are included. Sometimes bundled, sometimes extra.
- On a rural property, ask about well, water testing and septic before you book. Most general inspectors do not do them, and the ones who do are listed below.
- Check availability against your inspection period. The best inspector in the county is no use if they cannot come for two weeks.
Baker County
Who actually covers Macclenny, Glen St. Mary and Sanderson
This is the honest weak spot of the whole page and I would rather say so than pad it. Very few inspection companies publish Baker County in their own service area. These are the ones that do, by name.
L L Spencer Inspections
Jacksonville, FL
- Phone
- (904) 568-6810
- Website
- www.llspencerinspections.com
- Its site lists
- Home inspection, Insurance inspection (4-point and wind mitigation), Mold inspection, Infrared, Radon and asbestos testing
One of the few verified companies that names Macclenny in its own service area. No licence number is published on their site.
High Mark Inspections, LLC
Lake City, FL
- Phone
- (386) 361-8040
- Website
- www.highmarkinspections.com
- Its site lists
- Home inspection, 4-point, Wind mitigation, Citizens roof inspection, Mobile home inspection, HUD foundation certification, WDO, Water testing, Thermal imaging
Based in Columbia County rather than in the Jacksonville metro, but it publishes a dedicated Macclenny page and lists Macclenny and Sanderson in its own service area, which is why it appears here. No licence number is published on their site.
HouseScan Inspections
Jacksonville, FL
- Phone
- (904) 758-9225
- Website
- housescanfl.com
- FL home inspector licence
- HI10548 (owner Kurt Stein)
- Its site lists
- Home inspection, 4-point, Wind mitigation, Sewer scope, Mold and air quality, New construction, 11-month warranty, Roof certification
A multi-inspector firm, so the licence above belongs to the owner rather than to the whole company. WDO and pool work is subcontracted to named partner firms.
Inside & Out Property Inspectors, Inc.
Jacksonville and St. Augustine, FL
- Phone
- (904) 395-1900
- Website
- insideandoutpropertyinspectors.com
- Its site lists
- Home inspection, 4-point, Wind mitigation, WDO, Mold, Water quality, Stucco and EIFS, Sewer scope, Manufactured home HUD foundation certification, New construction
The widest published footprint of any company on this page, including Keystone Heights, Starke, Palatka and Callahan. No Florida licence number is published on their site.
If you are buying in Baker County, ask about a trip charge up front, and book earlier than you think you need to.
Wells, water and septic
Companies that publish well and water testing
On acreage the well and the septic are where the expensive surprises live, and a general home inspection covers neither. These companies state on their own sites that they do water testing or well work — confirm exactly what is included when you call.
House Authority Inspection Service
Saint Johns, FL
- Phone
- (904) 287-8842
- Website
- houseauthority.net
- Its site lists
- Home inspection, 4-point, Wind mitigation, Radon testing, Well inspection and flow-rate analysis, VA and FHA water panels, Pool and spa
The most detailed private-well and water-testing offering of any company verified for these pages, which matters if you are buying acreage. No licence number is published on their site.
360 Inspections LLC
Fernandina Beach, FL
- Phone
- (904) 321-9121
- Website
- www.360inspectionsllc.com
- FL home inspector licence
- HI8965
- Its site lists
- Home inspection, 4-point, Wind mitigation, WDO, Mold inspection and testing, Well water testing for VA and FHA, New construction and pre-drywall, Roof certification
1st Choice Inspectors LLC
Palatka, FL
- Phone
- (386) 916-0966
- Website
- 1stchoiceinspectors.com
- Its site lists
- Home inspection, Commercial inspection, 4-point, Wind mitigation, Roof inspection, Drinking-water analysis for FHA, VA and USDA, WDO, Foundation inspection
The only company verified for these pages that is actually based in Putnam County. Their site says they are licensed in Florida but does not publish the number.
High Mark Inspections, LLC
Lake City, FL
- Phone
- (386) 361-8040
- Website
- www.highmarkinspections.com
- Its site lists
- Home inspection, 4-point, Wind mitigation, Citizens roof inspection, Mobile home inspection, HUD foundation certification, WDO, Water testing, Thermal imaging
Based in Columbia County rather than in the Jacksonville metro, but it publishes a dedicated Macclenny page and lists Macclenny and Sanderson in its own service area, which is why it appears here. No licence number is published on their site.
Inside & Out Property Inspectors, Inc.
Jacksonville and St. Augustine, FL
- Phone
- (904) 395-1900
- Website
- insideandoutpropertyinspectors.com
- Its site lists
- Home inspection, 4-point, Wind mitigation, WDO, Mold, Water quality, Stucco and EIFS, Sewer scope, Manufactured home HUD foundation certification, New construction
The widest published footprint of any company on this page, including Keystone Heights, Starke, Palatka and Callahan. No Florida licence number is published on their site.
Duval and Clay
Westside Jacksonville, Baldwin, Orange Park, Fleming Island and Middleburg
American Inspections of Jax
Jacksonville, FL
- Phone
- (904) 540-4644
- Website
- 904homeinspections.com
- FL home inspector licence
- HI15327
- Its site lists
- Home inspection, Pre-listing inspection, 4-point, Wind mitigation
Red Baron Home Inspections, LLC
Jacksonville, FL
- Phone
- (904) 504-7554
- Website
- www.redbaronhomeinspections.com
- FL home inspector licence
- HI10606
- Its site lists
- Home inspection, Wind mitigation, 4-point, WDO, Roof certification
Worth knowing before you book: this company also sells roofing and siding work. If you want your inspector to have no interest in the repairs they recommend, ask how that is handled.
Bold City Home Inspections, LLC
Atlantic Beach, FL
- Phone
- (904) 914-9452
- Website
- boldcityhi.com
- Its site lists
- Home inspection, 4-point, Wind mitigation, 11-month warranty, Infrared, Air quality and mold sampling
Their site does not publish a Florida licence number. Ask for it and check it at DBPR before you book.
Gray Home Inspections Inc.
Fruit Cove, FL
- Phone
- (904) 500-4729
- Website
- grayinspects.com
- FL home inspector licence
- HI10009
- Its site lists
- Home inspection, 4-point, Wind mitigation, WDO, Mold, New construction phase
Barkman Inspections
Jacksonville, FL
- Phone
- (904) 270-9341
- Website
- www.barkmaninspections.net
- Its site lists
- Home inspection, Insurance inspections, New construction and 11-month, Pre-listing inspection, Investor inspection
A two-person family firm. Their site says the inspector is licensed but does not publish the number.
Talon Home Inspections LLC
Jacksonville, FL
- Phone
- (904) 314-9217
- Website
- www.talonhomeinspections.com
- Its site lists
- Home inspection, Insurance inspections, New construction phase inspections, 11-month warranty, Roof inspection, Infrared
A single-inspector firm. Their site says "insurance inspections" without naming the 4-point or wind mitigation forms, so confirm both are included. No licence number is published.
Nassau County
Yulee, Callahan, Fernandina Beach and Amelia Island
360 Inspections LLC
Fernandina Beach, FL
- Phone
- (904) 321-9121
- Website
- www.360inspectionsllc.com
- FL home inspector licence
- HI8965
- Its site lists
- Home inspection, 4-point, Wind mitigation, WDO, Mold inspection and testing, Well water testing for VA and FHA, New construction and pre-drywall, Roof certification
A-Pro Home Inspections of the First Coast
Fernandina Beach, FL
- Phone
- (904) 300-1340
- Website
- aprofirstcoast.com
- FL home inspector licence
- HI12453
- Its site lists
- Home inspection, Wind mitigation
A locally owned franchise of a national brand. Their homepage names wind mitigation but not the 4-point, so ask if you need one.
L L Spencer Inspections
Jacksonville, FL
- Phone
- (904) 568-6810
- Website
- www.llspencerinspections.com
- Its site lists
- Home inspection, Insurance inspection (4-point and wind mitigation), Mold inspection, Infrared, Radon and asbestos testing
One of the few verified companies that names Macclenny in its own service area. No licence number is published on their site.
Bold City Home Inspections, LLC
Atlantic Beach, FL
- Phone
- (904) 914-9452
- Website
- boldcityhi.com
- Its site lists
- Home inspection, 4-point, Wind mitigation, 11-month warranty, Infrared, Air quality and mold sampling
Their site does not publish a Florida licence number. Ask for it and check it at DBPR before you book.
Being straight with you
What this list is missing
- It is not complete. There are several hundred licensed inspectors in Northeast Florida. Seventeen companies appear here because those are the ones whose own websites could be read on 4 August 2026. Anything unverifiable was left off rather than guessed at.
- Baker County coverage is thin, and one of the companies listed for it is based in Lake City rather than locally. That is stated on its entry.
- Several publish no licence number, which is noted on each entry. Ask for it — a licensed inspector gives it to you without hesitating.
- One Orange Park company was deliberately left off because its own website gives two different phone numbers. A wrong number on my site is my problem, not yours.
- Absence means unverified, not unsuitable. Nothing here is a comment on quality in either direction.
If you have used somebody good who is not on here, send me their details and I will look them up.
Common questions
Are these the inspectors you recommend?
No. This is a directory of licensed businesses, published so you have a real starting point instead of a vague promise. I receive nothing for anyone listed, and you should compare several.
Why do some entries have no licence number?
Because the company does not publish one on its website. I said so rather than leaving a blank or filling it in with something. Ask them and verify it at DBPR.
Who inspects a septic system?
Usually a septic contractor rather than a home inspector, and often it is combined with a pump-out. A few of the companies here offer related services; most do not. Ask specifically.
Does Florida license home inspectors?
Yes, through the Department of Business and Professional Regulation, and every licence is publicly searchable. There is no reason to hire an unlicensed one.
Need help reading the report?
Send it to me. I will tell you which findings are normal for a house of that age out here, which are worth asking for money over, and which would make me tell you to walk.
Important notices
Not an endorsement, and not a referral. The businesses on this page are listed purely as a convenience for buyers and sellers who asked where to start. Inclusion is not a recommendation, endorsement, referral or warranty of any company or of its work. Amanda Kinard receives no fee, commission, kickback or compensation of any kind, direct or indirect, in connection with any business listed here, and no business paid or provided anything of value to appear.
You are free to hire any inspector you wish, including one not shown here. Compare more than one, ask for sample reports and references, confirm licensing and insurance, and satisfy yourself before hiring anybody.
Company names, cities, phone numbers, websites and licence numbers were read from each business's own website on 4 August 2026 and are reproduced as published there. Details change. Verify current licence status yourself with the Florida Department of Business and Professional Regulation before you hire anyone.
No ranking, rating, star score or claim of relative quality is made or implied about any business on this page, and the order of entries reflects geography and service type only.
Everywhere else on Amanda Kinard, REALTOR®
Every guide, market report and neighborhood page on this site, grouped by county.