The importance of a home inspection on LBI

The way a home is built on Long Beach Island differs from the main market as homes are built on piling and different materials are used to combat its proximity to two bodies of water. Coastal home inspections require added attention to foundation blocks and pilings due to moisture and erosion. Salt water & air puts additional strain on windows, roofs, siding, doors and decks. A home inspection will help uncover these unique defects and protect your investment.

How long does it take?

Size of the Property

• Small beach cottages or condos: 1.5 to 2 hours

• Average single-family homes (3–4 bedrooms): 2 to 3 hours

• Larger or custom homes: 3 to 4+ hours

Other Factors

• Age of the home — older homes may take longer due to outdated systems or visible wear

• Condition — if there are visible issues, the inspector will spend more time investigating

• Additional structures — garages, pools, decks, crawl spaces, and bulkheads all add time

• Specialized inspections — like termite, mold, or sewer scopes, if scheduled separately, may add time

Pro Tip:

Buyers are usually encouraged to attend, it’s the best time to learn how the home functions and ask questions. The inspection report typically arrives within 24 to 48 hours after the visit.

What does it cover?

Exterior

• Siding, stucco, trim

• Roof condition (visible from ground or ladder)

• Gutters and downspouts

• Foundation (visible sections)

• Decks, patios, porches, railings

• Walkways, driveways, and grading

Interior & Structural

• Walls, ceilings, and floors

• Doors and windows

• crawl space or basement (yes, there are basements on LBI)

• Signs of moisture, cracks, or settlement

Mechanical Systems

• Heating and cooling systems (HVAC)

• Electrical panel, outlets, switches

• Plumbing systems; Fixtures, pipes, water heater

• Built-in kitchen appliances (basic functionality check)

What It Doesn’t Include

• Underground oil tanks

• Septic or well systems (not common on LBI but possible)

• Full bulkhead evaluation (separate marine inspection may be needed)

• Cosmetic issues like paint, wallpaper, or decor

• Code compliance (inspectors are not code enforcement)

How much does a home inspection cost?

A home inspection on LBI typically costs $650-$2,000. Each company’s price can vary significantly. The cost will also depend on the size of the home.