One visit, one document, every obligation on the property in one place — with the things that actually matter separated from the things that do not.
Florida has no single annual certificate for rental property. What it has instead is a scattered set of obligations — statutory, insurance-driven, county, city, utility and association — that apply differently depending on the age of the building, where it sits, how many units it has and how it is let.
That is the real problem for a landlord. Not any one requirement, but knowing which of them land on this particular address. The audit exists to answer that question once, properly, and give you a document you can work from.
The audit is a physical inspection plus a records check. It covers the property as a whole rather than the four systems an insurer cares about.
Life safety. Smoke alarms by location, type and age; carbon monoxide alarms where fossil-fuel appliances or an attached garage make them applicable; extinguishers where required; egress from every sleeping room, including window sizes and sill heights on older conversions.
Electrical. Panel type and condition, GFCI and AFCI protection where it should be present, bonding and grounding, obvious DIY work, and the specific panel and wiring types that make a property uninsurable.
Water and gas. Water heater age, relief valve and discharge, expansion control, visible supply and drain material, gas appliance condition and ventilation, shut-off locations.
Structure and envelope. Roof condition, drainage, visible moisture damage, handrails and guardrails on stairs and balconies, decking condition.
Pool and outdoor. Barrier compliance under the Residential Swimming Pool Safety Act, gate self-closing and self-latching operation, drain covers, and whether the pool meets the definition of a public pool — which it does once it serves five or more dwelling units, and which changes the rules considerably.
Records. Permit history, open and expired permits, unpermitted work, association requirements, and any local registration or licensing that applies to how you let the property.
A written report with photographs, organised by priority rather than by room. Three tiers: things that are unsafe or unlawful now, things that will cause an insurance or letting problem, and things worth doing when convenient.
Every item that needs work comes with a quote, so the report is a decision document rather than a list of concerns. You can hand the whole thing to us, take parts of it elsewhere, or do nothing — but you will know what you are choosing between.
New purchases. The period right after closing is when it is cheapest to fix things and when you have the most leverage on what you inherited.
Portfolios that have grown piecemeal. If properties came from different agents, contractors and previous owners, the compliance position is almost never uniform and nobody has ever looked at it as a whole.
Out-of-state and overseas owners. If you have not stood in the property recently, an independent set of eyes is worth more than a management report.
Between tenancies. An empty property is the easiest time to inspect properly and to do any work that comes out of it.
We cover the whole state. These are the metros we work in most often — each page covers the local housing stock, code position and insurance context.
No. There is no statutory annual inspection for private rental property in Florida. The audit is voluntary. What is not voluntary are the individual obligations underneath it — alarm requirements, pool barriers, egress, licensing where it applies — and the audit is how you find out which of them attach to your property.
A four-point is a short underwriting document about four systems, written for an insurer. The audit is about the property as a whole and is written for you. Landlords often need both, and they answer different questions.
No. The report is yours and it is written to be usable by any contractor. We quote because most people want the cost alongside the finding, not because the quote is a condition of anything.
A single-family rental is usually two to three hours on site. Multi-unit buildings take longer, and pools and older electrical add time. The report follows within a few working days.
Yes. We give proper notice, work to a time that suits them, and keep the disruption to the parts of the property we actually need to reach.
One number for the inspection and for whatever it turns up. Licensed, insured contractors across Florida.