As someone who grew up here, went to school here, and has inspected hundreds of homes throughout Tallahassee and North Florida since 2016, I can tell you one thing with certainty: our homes face unique challenges that require local expertise to properly identify and address.
Our humid subtropical climate isn't just about hot summers and mild winters—it creates specific conditions that impact every home in our area:
High Humidity Year-Round: Tallahassee's average humidity hovers around 70-75%, creating the perfect environment for mold growth, wood rot, and moisture intrusion. I inspect attics, crawl spaces, and basements where moisture issues have gone unnoticed for years, causing thousands in hidden damage.
Heavy Rainfall and Drainage Issues: We receive over 60 inches of rain annually—well above the national average. Poor drainage, clogged gutters, and improper grading can lead to foundation problems, basement flooding, and exterior damage. During inspections, I pay special attention to how water flows around the property because I've seen what happens when it doesn't flow correctly.
Having inspected homes built across different decades in Tallahassee, I've noticed distinct patterns in construction methods and materials:
Older Homes (Pre-1980s): Many historic Tallahassee homes feature beautiful architecture but may have outdated electrical systems, aging plumbing, inadequate insulation, and ventilation issues that weren't priorities back then. As a local inspector, I know exactly what to look for based on the home's age and neighborhood.
1990s-2000s Construction Boom: This era brought rapid development, and unfortunately, not all builders maintained the same quality standards. I frequently encounter issues with these homes including improper HVAC installations, ventilation problems, and shortcuts that seemed fine at the time but cause problems today.
Foundation Settling: Our sandy soil and seasonal moisture changes cause foundations to shift. Cracks, uneven floors, and sticking doors are common—but knowing which ones are normal settling versus serious structural issues requires local experience.
HVAC Overworking: The demand on air conditioning systems in our climate is extreme. I see units that are undersized for the home, improperly maintained, or nearing the end of their lifespan. Given our heat and humidity, HVAC failure isn't just uncomfortable—it can lead to moisture problems and mold growth within days.
Termites and Pests: Wood-destroying insects thrive in our warm, humid environment. Every inspection I perform includes careful examination for termite damage, carpenter ants, and other pests that can compromise structural integrity.
Roof Deterioration: Our combination of intense sun, heavy rain, and occasional severe weather takes a toll on roofs. Shingles deteriorate faster here than in many other regions, and I often find storm damage that homeowners didn't even know existed.
Here's what being a Tallahassee native brings to my inspections:
Whether you're buying your first home, selling your current property, or just want to understand your home's condition, working with an inspector who truly knows Tallahassee makes a significant difference. Generic inspection checklists miss the nuances that matter in our specific environment.
Since starting ACL Home Inspections in 2016, my mission has been to provide thorough, trustworthy inspections that protect buyers and sellers in our community. I don't just inspect homes—I provide peace of mind backed by local expertise and professional certifications (InterNACHI CPI and FABI RPI).
My commitment to Tallahassee extends beyond home inspections. I'm actively involved in our community through Sleep in Heavenly Peace, Habitat for Humanity, and Citizens for Scent Evidence—a charity I helped start in honor of my brother. I believe in giving back to the place that's given me so much.
When you choose ACL Home Inspections, you're not just getting an inspector—you're getting a neighbor who genuinely cares about protecting your investment and our community's housing quality.
Ready to schedule your inspection? Call or text me directly at 850-312-8919. Let's make sure your Tallahassee home gets the attention it deserves from someone who knows these homes inside and out.
Your home deserves local expertise.
Certified Master Inspector with InterNACHI & FABI. Honored by the Board of Realtors.