FL Keys Home Inspections

Bob Guieb is the public contact; the assigned license is still a separate check

The public trail is specific enough to resolve the company: FL Keys Home Inspections LLC is active in Sunbiz, Bob Guieb Jr. is its manager, 1207 20th Terrace is the Key West principal address, and the business site publishes Bob Guieb, 305-434-5369, and a Key West-to-Marathon territory. What the reviewed site does not publish is an individual license number. Before the inspection contingency starts disappearing, get the name of the person who will arrive and look up that person in Florida DBPR. The same name should appear on the agreement and report; if the assignment changes, check the replacement.

The advertised product is a residential inspection and readable report

FL Keys Home Inspections presents itself as the inspection call for a house, vacation home, or rental purchase and says the resulting report will be impartial and understandable. That is the documented offer. The page we reviewed does not show a sample report or spell out the systems covered, so ask for the standard of practice, the agreement, and a recent anonymized report while there is still time to compare them.

Do not assume an insurance form or waterfront add-on comes along for the ride. The page does not establish four-point, wind-mitigation, pool, dock, seawall, WDO, mold, sewer, or repair-verification work. If the company can provide one of those, it should appear as its own named deliverable in the proposal. Otherwise, book the missing work separately.

What a Friday-deadline Key West request should say

Picture an occupied Key West house with two HVAC systems, a detached guest unit, limited attic access, and a Friday inspection deadline. A bare address is not enough. The request should name those conditions and ask when the inspector can enter, how the roof and attic will be observed, what happens to an inaccessible area, when the written report arrives, whether photographs and a summary are included, and whether the buyer can call afterward.

A condo buyer needs two files, not one oversized promise. FL Keys can quote the unit inspection; the buyer or agent still has to collect association records for the roof, structure, elevators, seawall, and other common property. On an older or altered house, the inspector may describe visible mixed-era work and point to a permit question, but that is not a code certification. Panel and HVAC counts, detached buildings, live or shut-off utilities, occupancy, crawlspace or elevated access, and association restrictions simply tell the inspector which property is waiting.

Put the two proposals on the kitchen table

One proposal covers the house and guest unit; another never mentions the guest unit. One includes an insurance form; another quotes it later. Travel, an age or size adjustment, rush delivery, a return after blocked access, and reinspection can create the same false comparison. Circle the differences. If forms are bundled, write the inspection-only amount next to the package total. Also compare the promised report time with the contract and insurance dates, because an early appointment with a late document solves nothing.

After the visit, keep the signed agreement with the report and photographs. Add any specialist finding, repair record, permit, or updated insurance form that follows. If a condition becomes part of the purchase negotiation months later, that small file shows what the inspector saw and what happened next.