Home Inspection in Sullivan's Island, SC

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As the most trusted home inspection company in Sullivan's Island, I know that purchasing a home is one of the most significant investments that you will ever make. That's why choosing the right home inspector is so important - because you want to know that your new home is in good shape. With PGR Home Inspections, you can be certain you're making the right purchasing decision.

Unlike some home inspectors in Sullivan's Island, SC, I inspect from attic to crawl and wall to wall, while educating my clients throughout the home inspection process. Because a thorough home inspection ultimately depends on the inspector's dedication and effort, I make it my goal to put forth the maximum amount of effort to keep you aware and informed.

As a certified, licensed professional, I provide all of my clients with an unbiased third-party opinion, regardless of whether they are buyers, sellers, or real estate agents. Once we're finished, I will send you an in-depth, educational inspection report to help you make an educated decision about your sale or purchase.

With PGR Home Inspections on your side, you will build your knowledge and achieve peace of mind during the most stressful times.

Here's how:

  • Investigative home inspection approach
  • Thorough, detailed inspection reports that are returned to you quickly
  • Fully trained, certified and licensed
  • I offer several home inspection services for buyers, sellers, and real estate professionals
  • Easy online scheduling so that you meet your due diligence deadline
  • Competitive pricing
  • Friendly, helpful, and ready to exceed expectations

Service Areas

Home Inspection Sullivan's Island, SC

What is a home inspection?

Think of a home inspection like an annual check-up at with your doctor. Home inspections are used to ensure that everything is working correctly in your home - from your sinks and appliances to your windows and roof. A great home inspection will help shine a light on concerning issues located inside and outside your home, which may affect your quality of life.

Home inspections are also helpful for spotting potential risks that may cause concern down the line. When we send you your home inspection report, you will have a much better idea of any problems that are present in your home. Included in your report are recommended repairs and suggestions on what actions to take as your home ages.

Because different circumstances require different types of home inspections, we offer several choices to cater to your needs:

General Home Inspections in Sullivan's Island

You've heard it before - "A man's house is his castle." It is a place of peace, relaxation, and privacy. However, the steps leading up to your new purchase can be exhausting, expensive, and stressful. After all, when you buy a home, you're investing in your family's future. That is why I believe that having an unbiased general home inspection (or buyer's inspection) is an investment all on its own.

Our goal is to keep you informed and aware of all the components in your new home. In fact, I encourage you to be present and ask questions during your inspection. That way, you can walk into your closing with confidence, knowing you are making an informed purchasing decision. When you hire PGR for your general home inspection, know that I am here for YOU. We will spend as much time as needed to explain our findings and answer any questions that you may have about your buyer's home inspection in Sullivan's Island, SC.

After I have inspected your home from bottom to top, you will receive your report that includes high-quality color photos depicting our findings the same day.  Should you have questions relating to your report, simply give me a call after thoroughly reviewing it. At PGR Home Inspections, I strive to make this an enjoyable, informative experience that expands your knowledge and helps you understand building science.

Our general home inspections include:

  • Unbiased top-to-bottom home evaluation, including hard-to-reach areas like crawlspaces and attics.
  • Confirmation that all your utilities are in working order, like gas, electrical, and water.
  • Verification that your crawlspace is accessible, and all livable areas may be accessed. This includes your electrical panel, water heater, HVAC system, and attic hatch.
  • Reports delivered same day that detail any issues within your house and its systems or components.
  • Free thermal imaging
  • On-site wrap-up with plenty of time to answer your questions

Pre-Listing Home Inspections in Sullivan's Island, SC

When you're selling your home, few things are as frustrating as a deal falling through due to maintenance issues. All too often, deals fall through because the buyer's inspector finds a significant issue that could have corrected earlier. Having a pre-listing inspection (or a seller's inspection) puts the control back in your hands. With a pre-listing inspection, you can get prepared for your sale by revealing any major defects in your home that need repairing. Having a pre-listing inspection saves you money, time, and reduces your overall stress levels in the long run.

By completing a pre-listing inspection, you can take as much time as you need to decide which repairs will increase your home's value the most. That way, you get the highest return on investment. By making these repairs on your own time, you can sift through several repair estimates and choose the one makes the most sense for your budget.

As you enter negotiations, you may present your pre-listing inspection as a token of good faith to interested buyers. Sharing your seller's inspection with potential buyers lets them get a look at the condition of your home. More importantly, it will let the buyer know how much money and work you have put into fixing your home's defects, which helps warrant your listing price.

If you want to reduce the time it takes for negotiations, save yourself money, and get the best price for your home, a pre-listing home inspection is a wise choice.

The benefits are endless when you hire PGR to complete a seller's inspection:

  • Boost the chances of selling your home at a price that you can feel good about
  • Manage any pre-existing defects or problems
  • Put negotiating power back in your hands during closing
  • Enjoy a smoother closing process
  • Shorten the time it takes for funds to reach escrow

11th Month Home Inspection in Sullivan's Island, SC

If you're thinking of having a new construction home built, it's easy to understand why. New homes are often more energy-efficient, come with all-new systems and appliances, and can be customized to your exact preferences. Buying a new home also means you won't have to make repairs or deal with the wear and tear that most older homes have. However, new construction homes aren't always perfect. So, when your home is finished, and your builder explains the one-year warranty on their work, it's wise to schedule an 11th month home inspection.

Much like a general home inspection, I take an investigative, non-invasive approach when we inspect your newly built home. I will evaluate all visible and accessible areas of your new construction home to spot any potential issues. I even use thermal imaging at no extra cost to you.

When I have completed your 11th month inspection, you will receive a shorter, comprehensive inspection report with color photos and information on any defects we discover. You may take this valuable information to your builder, who can then make any repairs necessary before your warranty expires. That way, any repairs needed are done on the warranty company's time.

Additional benefits of an 11th month home inspection from PGR include:

 Home Inspector Sullivan's Island, SC
Fix Defects at No Cost

Homebuilders are aware that new construction homes can have defects. After all, there are many hands involved in building a house, including subcontractors you never meet. Because some flaws aren't obvious during the first year of living in a home, having an 11th month home inspection is a great way to protect yourself and your investment.

Prevent Unwelcome Surprises

When you assume that your newly constructed home is void of defects, you could be setting yourself up for some nasty surprises down the line. For example, issues with your new home's systems might not reveal themselves until they malfunction. You will have to cover repair costs in cases like this because the builder's warranty has already expired. With PGR's 11th month inspections, I will ensure that your home's structure systems work properly. If they're not, you will have ample time to have any defects fixed before your warranty is up.

More Time to File Claims

When you schedule your 11th month home inspection at the start of the last month of your warranty, you will have more time to submit a warranty claim. If you choose to wait until a few days before your warranty expires, you will be rushing to file a claim before your new home's warranty expires.

 Property Inspection Sullivan's Island, SC

The PGR Home Inspections Difference

At PGR Home Inspections, I am proud to be the most reliable, thorough, unbiased home inspector in Sullivan's Island, SC. I believe in working hard and treating our customers right, by giving them an in-depth look at their home to make knowledgeable decisions with confidence. I believe in working hard and treating our customers right by giving them an in-depth look at their homes to make knowledgeable decisions with confidence. When you allow me to serve you, I aim to exceed your expectations by inspecting "Attic to Crawl and Wall to Wall", while walking you through our inspection process step-by-step.

Ready to get started?

We're ready to get to work!

Give me a call today at 843-789-0653 with your questions. When you're all set, you can go online to
schedule your Sullivan's Island home inspection

Latest News in Sullivan's Island, SC

Charleston businesses cleaning up after winds, flooding cause damage

CHARLESTON, S.C. (WCSC) - From West Ashley to Sullivan’s Island, businesses spent the day recuperating after heavy rains and strong winds caused them to temporarily lock their doors.Many of the exterior windows at Hay Tire Pros, off Savannah Highway, shattered, and a large part of their ceiling collapsed on the inside.Vice President Bill Sekula said that they have always expected severe storms to come through with being in Charleston, but that they have never had this much damage before.“I guess it was like a...

CHARLESTON, S.C. (WCSC) - From West Ashley to Sullivan’s Island, businesses spent the day recuperating after heavy rains and strong winds caused them to temporarily lock their doors.

Many of the exterior windows at Hay Tire Pros, off Savannah Highway, shattered, and a large part of their ceiling collapsed on the inside.

Vice President Bill Sekula said that they have always expected severe storms to come through with being in Charleston, but that they have never had this much damage before.

“I guess it was like a microburst or something to that effect, but apparently it was raining harder than usual and then the windows started to buckle and snapped over. These windows on the side just kind of came apart and came out of the building,” Sekula said.

Sekula said glass from the windows was even in the back part of their building which is almost 30 yards away. They had to close the business for the day and return all of their customers’ vehicles. He said the incident happened during hours of operation as employees notified him at around 8 a.m.

The next-door business, Etto Leisure Cars, a golf cart dealer, also saw significant damage. Will Harton, chief executive officer, said that part of their awning was ripped off and hit their power box causing them to lose power.

“I said ‘Oh my goodness.’ You know, you live in Charleston long enough, you know a storm is going to happen. Usually, it’s a hurricane. It’s not a microburst like this, but we will be fine and we will move on from here,” Harton said.

He added that he’s glad that all of his employees are safe and that the building and golf carts can be fixed.

First Alert Chief Meteorologist Bill Walsh said the damage could have been from a potential microburst or straight-line wind, but the National Weather Service has not yet confirmed that.

The Co-Op Frosé and Eatery on Sullivan’s Island had around two feet of water inside their restaurant. Their staff members spent the day using buckets to help get rid of the water. They said they have had flooding in the past, but never anything over a foot, so this is the worst they’ve seen.

“This morning, we lifted everything off the floor because we were expecting rain and heavy floods, but we didn’t know it was going to get this bad. So, as we were lifting things off the floor, it started coming in through the back door. Next thing you know there is water all over the place and we started getting buckets and mops and throwing water out. We’ve been throwing water out for the past three and a half hours,” employee Havannah Malan said.

She said that they have had to get their floors redone three times, and she expects the business will have to get them redone a fourth time after Saturday’s flood.

The businesses said they hope to repair the damages quickly, so they can return to normal operation as soon as possible.

Copyright 2024 WCSC. All rights reserved.

Visitors and residents recall coyote encounters, attacks on Sullivan’s Island

SULLIVAN’S ISLAND, S.C. (WCSC) - Several Sullivan’s Island dog walkers and regulars are speaking up about their personal experiences with coyotes.This comes a day after town officials reported five coyote-led attacks involving dogs within the month of August.They say the wild animals has been approaching people, dogs and roaming open areas of the beach more often than usual.The Jourdan family says they experienced a too-close encounter with a coyote over the weekend.“They were out halfway to the ...

SULLIVAN’S ISLAND, S.C. (WCSC) - Several Sullivan’s Island dog walkers and regulars are speaking up about their personal experiences with coyotes.

This comes a day after town officials reported five coyote-led attacks involving dogs within the month of August.

They say the wild animals has been approaching people, dogs and roaming open areas of the beach more often than usual.

The Jourdan family says they experienced a too-close encounter with a coyote over the weekend.

“They were out halfway to the water, from the dune, so middle of the beach. And they were attacked by coyotes,” Jourdan said.

Five-year-old Willie Nelson, the Jourdan family dog, was taken by two coyotes early Saturday morning while on a walk with a babysitter.

Jourdan says it happened in broad daylight and in the middle of the beach.

He adds the family was devastated by the loss of their “wonder dog.”

“I was trying to get closure for my family’s sake, for Willie, because we weren’t even there. Which was frustrating. I crawled on my belly for over four miles between stations 26 and 28,” Jourdan said.

The attack occurred at Station 27, a part of the beach several residents have called a “breeding ground” for coyote packs.

Officials with the South Carolina Department of Natural Resources say the breed has been approaching people, dogs and roaming open areas of the beach more often.

They add that mid-summer and fall are peak active times for these animals, meaning it is when coyotes migrate to new spaces, feed and have young.

SCDNR officials say another reason for the increased interactions could be from them being opportunistic feeders, meaning they will be quick and take anything they need.

Others say they have been chased by coyotes in the past but escaped.

“We were walking in June when a coyote came out of the dunes and started chasing,” Sullivan’s regular Shelly Carson said. “I was able to chase it away, and it ran down the beach to chase a golden retriever.”

Now, they avoid the area altogether or take proactive measures to be able to walk safely.

“I’ve always known there are coyotes here,” Carson said. “Never seen one until this year. Really, March was the first time I had my first sighting and started carrying pepper spray on the beach. In June I started carrying a birdie alarm. And now I carry a stick with me too.”

Visitors are asking for help from officials to curb the problem.

“It’s close to our hearts, but the coyote system is unfortunately not something that is new, declining or lessened. Rather the opposite,” Jourdan said.

They ask for coyote population control, area management and listening to residential concerns.

Town officials say they do have systems in place to manage the problem, which include education, tracking, hazing and lethal control.

They ask anyone who experiences an encounter or sighting to report the problem immediately.

If you run into a coyote, you’re advised to react loudly, throw small sticks or cans or spray the animal with water.

For more information on coyotes along Sullivan’s Island, click here.

Copyright 2023 WCSC. All rights reserved.

Charleston Water System responds to Sullivan’s Island Council decision amid contract dispute

SULLIVAN’S ISLAND, S.C. (WCBD) – The future of water service on Sullivan’s Island remains uncertain amid a contractual dispute between the town and Charleston Water System.“The island has the ability to generate taxes and they need to figure it out because what they did in 2017 was, they just quit paying,” said Sullivan’s Island resident, Dave Spurgin.A 30-year water supply contract between CWS and the Town of Sullivan’s Island went into effect on July 19, 1994.Based on letters p...

SULLIVAN’S ISLAND, S.C. (WCBD) – The future of water service on Sullivan’s Island remains uncertain amid a contractual dispute between the town and Charleston Water System.

“The island has the ability to generate taxes and they need to figure it out because what they did in 2017 was, they just quit paying,” said Sullivan’s Island resident, Dave Spurgin.

A 30-year water supply contract between CWS and the Town of Sullivan’s Island went into effect on July 19, 1994.

Based on letters provided by CWS, there has been a disagreement over the rates since 2017. The water system claims the town owes them $1,078,000 as of last month.

“Years ago, Charleston Water System decided to raise our rates as if our signed contract did not exist. The town disputed that rate increase and has continued to pay the undisputed amount owed in accordance with our longstanding signed agreement,” said Sullivan’s Island Town Councilman Justin Novak on Monday night during a special council meeting.

The statement was part of a longer motion read aloud before council voted to pay $227,361 to satisfy the disputed portion of the amount owed. Island leaders said the amount was calculated by a nationally recognized rate consultant.

CWS CEO Mark Cline released the following statement to News 2 on Tuesday.

“Charleston Water System does not agree with the Town of Sullivan’s Island’s viewpoint or its recollection of the historical facts. We fully intend to discontinue the Town’s water service July 20 unless their past due amount is fully paid and they have entered into a new contract that appropriately covers the costs of providing water service to their community. It’s not fair that our other customers have been subsidizing the Town’s service for years now, and that would continue under their terms.”

Spurgin, who has lived on Sullivan’s Island for nearly 30 years, said he is not concerned about the potential water shut-off.

“No, because we’re going to need our water. They’re not going to shut the water off. The town’s going to have to figure out, the town council is going to have to figure out how to come up with the money,” Spurgin told News 2.

Sullivan’s Island Mayor Pat O’Neil released the following statement.

“Apparently CWS is having very-late-onset buyer’s remorse about a legally binding contract they willingly entered into almost 30 years ago. When we entered into this agreement in the aftermath of Hurricane Hugo, the Island was at one of its most vulnerable points in its centuries-long history. Nonetheless we have abided by the language of this contract. It’s hard to accept that CWS (or anyone else) is “subsidizing” SI when we paid almost $2 million (in 1994 dollars) to support the infrastructure that allowed them to sell water to us and to our neighbors on the Isle of Palms, and when in 2020 we gave them an easement through our public park and playground so there would be additional capacity to sell water to our neighbors in Mount Pleasant.”

Sullivan’s Island agrees to pay $227k amid contract dispute with Charleston Water System

SULLIVAN’S ISLAND, S.C. (WCBD) – The Town of Sullivan’s Island has agreed to pay just over $227,000 to Charleston Water System amid a contract dispute.Sullivan’s Island Town Council spent almost an hour in an executive session on Monday night while they received legal advice on contractual negotiations with Charleston Water System.“That signed contract constitutes a valuable asset of the town and provides certainty regarding the rates that our residents pay for water. Years ago, Charleston Water Sy...

SULLIVAN’S ISLAND, S.C. (WCBD) – The Town of Sullivan’s Island has agreed to pay just over $227,000 to Charleston Water System amid a contract dispute.

Sullivan’s Island Town Council spent almost an hour in an executive session on Monday night while they received legal advice on contractual negotiations with Charleston Water System.

“That signed contract constitutes a valuable asset of the town and provides certainty regarding the rates that our residents pay for water. Years ago, Charleston Water System decided to raise our rates as if our signed contract did not exist,” said Town Councilman and Mayor Pro Tem Justin Novak, as he read aloud a lengthy motion upon council’s return to open session.

As News 2 reported last month, Charleston Water System claimed in an October 2023 letter to the town that Sullivan’s Island has been paying less than the correct rate since 2017. A spokesperson for CWS said the town owed $1,078,000 as of the beginning of March.

The letter also said the 30-year contract between CWS, and the town will expire on July 19, 2024 and if there is not a new contract by then, water service will be disconnected for the town’s 2,000 on July 20th.

“The town disputed that rate increase and continued to pay the undisputed amount owed in accordance with our longstanding signed agreement and placed the disputed amount in escrow pending the resolution of that dispute,” Councilman Novak read.

Sullivans-Island-Town-Council-Motion-4.1.24Download

He continued with the motion and said CWS is ignoring the other terms and stated the town would not accept any of the water system’s proposals in the contractual dispute.

“The town must stand firm that signed contracts are signed contracts,” the councilman said as part of the motion.

The town used who leaders said is a nationally recognized rate consultant to calculate what they owe.

“Accordingly, I move that town council authorize the payment of $227,361 to satisfy in full the disputed portion of arrearage now calculated to be owed under the terms of our written agreement with Charleston Water System,” Councilman Novak finished.

The motion passed unanimously. News 2 reached out to Charleston Water System after the meeting. A spokesperson said they are evaluating the action taken.

SCE&G's former seaside worker perk eyed for $30M-plus social club on Sullivan's Island

SULLIVAN'S ISLAND — A newly formed development group plans to invest more than $30 million to acquire and renovate a 90-year-old, vacant private oceanfront club on this seaside enclave.But elected officials want more details before signing off on allowing a commercial project in a residential area.Sulli...

SULLIVAN'S ISLAND — A newly formed development group plans to invest more than $30 million to acquire and renovate a 90-year-old, vacant private oceanfront club on this seaside enclave.

But elected officials want more details before signing off on allowing a commercial project in a residential area.

Sullivan's Island Bathing Co. is asking the town to allow a members-only social venture called the Ocean Club at 1735 Atlantic Ave. as a conditional use in an area zoned for single-family homes.

Shep Davis, the development firm's managing partner, pointed out last week that the property operated as a private club for close to a century without being open to island residents.

Under this latest proposal, they'll have that option for the first time — at a cost of a $60,000 sign-up fee and an estimated $500 in monthly dues.

The property had been known for decades as the Sand Dunes Club. It was a private beachside retreat for employees of the former South Carolina Electric & Gas Co., which Dominion Energy acquired in early 2019 after the V.C. Summer nuclear plant debacle 18 months earlier.

The Richmond, Va.-based utility closed the property at the onset of the COVID-19 pandemic in early 2020, and it never reopened, according to attorney Brian Hellman, a Sullivan's resident who is representing the development group.

Built in 1933 for $14,000, the then 5,400-square-foot structure was called Jasper Hall, an officer's club for military personnel stationed at nearby Fort Moultrie. SCE&G acquired it in the 1950s and expanded it over the years to just under 10,000 square feet.

Davis said the property has not been properly kept up for several years and is in disrepair.

One neighbor recently complained of the uncovered pool starting to smell and becoming a breeding ground for mosquitoes. Hellman and Davis said the pool is being maintained.

$30 million-plus

Davis estimated it will take an investment of "in excess of $30 million" for his group to buy the property, overhaul the building and amenities and place a stormwater retention pond underground. Retrofitting the pool alone, he said could cost half a million dollars.

Improvement plans include offering separate pools for families and adults, upgrading the existing building and landscaping the parking area. The developers also would add a fitness center, dining terrace and gazebo along with a new entry area off a beach access path.

"We can preserve the building and re-create the club for its historical use," Davis said.

Hellman said the current proposal comes after gathering input during several meetings with residents and town leaders over the past few months.

He said the private-membership venue will provide a place for homeowners to eat and exercise without having to drive off the island or jockey for tables with tourists at the restaurants in the town's small business district.

"It will be a gathering place to socialize that won't compete with beachgoers," Hellman said. "Dining will not be open to the general public and will reduce the need for residents to leave the island."

The 3.5-acre club site is owned by a company affiliated with Charleston real estate investor John Derbyshire, the former owner of the chain of Money Man Pawn shops. The firm paid Dominion $16.2 million for the property in 2022, according to Charleston County land records.

A large house is being built for Derbyshire, who plans to remain a partner in the project, on part of the property next to the club, according to Hellman.

Members matters

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The developer said the goal is that the Ocean Club will be open to all Sullivan's residents who want to join. Davis estimated the venture will need at least 400 members to get the project off the ground.

The proposed Ocean Club would give priority to individuals and families who primarily reside on the island, said Jim Wanless, one of the partners. Off-island residents could join, too.

Real Estate

The proposed parking rules to allow a social club in a residential area require at least one parking space for every 10 memberships whose primary or secondary residences are within 2½ miles. Sixty percent of those spaces must be designated for golf carts and low-speed vehicles.

For members living outside the 2½-mile range, which is basically anyone who doesn't live on Sullivan's, one vehicle parking space would be required for every five memberships.

The rules also would require one bicycle space — through a rack or corral — for every 20 memberships.

"For whatever the number will be of those living off the island, they most certainly would come by car," Davis said. "On-island residents would have much less need for parking" since they'd have the option to come by golf cart, bike or foot.

Tentative plans call for 50 car parking spaces, at least an equal number of golf cart spaces and "adequate" bicycle parking spaces, Hellman said.

Though the membership will be open to all island residents, the developers don't expect everyone to join. They also have not set a cap on membership.

"We are trying to come up with the right number of members for the club without excluding property owners," Davis said.

Talking to the town

During a public workshop last week, where a standing-room-only crowd spilled into the hallway, the developers addressed a list of written questions from elected officials, including the benefit to the town if the club is allowed.

Davis said, under the current zoning, the property could be sold for residential development that would allow three to five homes that could be taxed at the 4 percent rate if they are primary residences. If the club use is allowed, the developers will pay the 6 percent commercial property tax as well as licensing and permit fees.

Real Estate

The developers also said they won't allow corporate memberships or agreements with hotels to provide dining or other services. In addition, no reciprocal-use deals with other private clubs are planned.

The projected hours of operation are 6 a.m. to 10 p.m. Sunday through Thursday for interior services, with the earliest morning hours set aside for fitness activities. The club would be open until midnight on Friday and Saturday. Outdoor activities would be allowed 6 a.m. to 10 p.m. each day except until 11 p.m. Friday and Saturday.

Some island residents see the idea as another amenity for Sullivan's while others are concerned about increased traffic and noise a club would bring to a residential area.

In letters to the town, supporters pointed to the property's long history as a site for dining, fitness, sports, recreation and cultural, educational and social events. They said those uses should continue to be allowed.

Others said they're against the rezoning to allow a restaurant or for it to become a for-profit entity.

Town Council is expected to discuss the issue further and take public input during its meeting Aug. 15. Mayor Patrick O'Neil cautioned the developers not to expect a quick decision.

"This council proceeds pretty deliberately," he said.

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Reach Warren L. Wise at wwise@postandcourier.com. Follow him on Twitter @warrenlancewise.

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