Fort Myers & Southwest Florida
Know What You're Actually Buying — Before You Close
Brian is a licensed General Contractor AND a Realtor. He walks properties with both sets of eyes — and tells you what repairs actually cost, not what an inspector vaguely flags.
What Brian Evaluates
What Brian Looks For
Roof & Weather Envelope
Age, material, condition, flashing integrity. Florida's climate punishes deferred roofing maintenance fast — Brian identifies what the inspector's checkbox won't quantify.
Electrical
Panel condition, aluminum wiring presence, permit history on prior work. Unpermitted electrical is a liability that follows the property — not the seller.
Plumbing
Supply and drain material, shut-off condition, water heater age and sizing. Polybutylene and galvanized supply lines are common in older Southwest Florida homes and carry real replacement costs.
HVAC
Unit age, sizing for the actual square footage, duct condition. An undersized or aged system in a Florida summer is not a minor inconvenience — it's an immediate replacement cost.
Foundation & Structure
Cracks, settlement patterns, moisture indicators. Not every crack is structural — but some are, and the difference matters enormously for price negotiation and insurability.
Storm & Flood Risk
Window and door ratings, flood zone designation, elevation certificate status. In Southwest Florida, this affects insurability, insurance premiums, and future resale — not just storm safety.
The Difference
The GC/Realtor Difference
Most Realtors tell you what sold last month. Brian tells you what this property will cost you.
Comparable sales tell you market value. They don't tell you about the $40,000 HVAC and electrical update you'll be making in year one. Brian gives you both numbers — and the net.
Most inspectors flag it. Brian tells you what it costs and whether it's worth buying.
Home inspectors document conditions. They are not licensed to tell you what repairs cost or whether the property is a good purchase. Brian is — and does.
A $400k home needing $60k in repairs is not a $400k home. A $450k home needing $0 in immediate work often is.
Price is what you pay. Total cost of ownership is what you actually spend. Brian's walkthrough quantifies the difference before you make an offer — not after you close.
Deliverables
What You Get
Written Repair Estimate by Item
A line-item estimate of repair costs — not a vague range. Specific enough to use in a purchase offer negotiation or to inform your walk-away decision.
Remodel Potential Assessment
What this property could be — and what it would cost to get there. Useful for buyers who want to improve the home post-purchase and need to know if the bones support it.
Red Flags List
The issues that could be deal-breakers — insurability problems, unpermitted work, structural conditions, flood zone complications. Named directly, not buried in boilerplate.
Honest Buy / Negotiate / Walk Read
Brian's direct assessment of whether this property makes sense at the asking price, what price it makes sense at, and whether there are conditions that would make him walk. No softening.
Who It's For
Who This Is For
First-Time Buyers
You don't know what you don't know. Brian does — and will tell you before you're committed.
Investors & Flippers
You need accurate repair costs, ARV context, and a contractor who can execute the plan after you close.
Out-of-State Buyers
You're buying remotely. Brian's walkthrough gives you the ground-level read you can't get from photos and a Zoom call.
Realtors with Buyer Clients
Add a GC walkthrough to your buyer process. Brian works alongside agents — he's not competing for the transaction.
Common Questions
FAQ
Is this the same as a home inspection?
No. A licensed home inspector checks code compliance and documents existing conditions. Brian gives you repair costs and remodel potential — a contractor's read, not a checkbox checklist. The two are complementary. A home inspection tells you what's there. Brian tells you what it costs and what to do about it.
How much does a walkthrough cost?
Contact Brian directly. Pricing varies based on property size and scope. Call 239-986-1709 or use the contact form to describe the property and get a straight answer.
How long does it take?
1 to 2 hours on-site for most residential properties, plus follow-up notes and a written estimate summary. Larger properties or those with significant deferred maintenance may run longer.
Does Brian work as a buyer's agent AND do the walkthrough?
Yes. Brian can represent you in the purchase as a licensed Realtor (SL3538466) and walk the property as a licensed GC (CGC1531080) — giving you a complete picture before you make an offer. One person, both perspectives, no hand-off.
Before You Close
Schedule a Pre-Purchase Walkthrough
Brian responds personally. Tell him the address and where you are in the purchase process — he'll take it from there.