HOME INSPECTION

Home Inspection in Florida: What Sellers Need to Know

In Florida, home inspections occur during the buyer's inspection contingency period — typically 15 days after contract execution on As-Is contracts. The inspection is the buyer's right, not yours to control. But how you prepare and respond to inspection findings significantly affects your outcome.

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What Florida Home Inspectors Check

A Florida home inspector evaluates: roof condition (materials, flashing, penetrations, estimated remaining life), HVAC system (age, function, refrigerant, ductwork), electrical panel and visible wiring, plumbing (supply, drain, water heater), foundation and structure (visible cracks, settlement, moisture), windows and doors, insulation, and interior systems (appliances, garage doors, smoke detectors). Florida-specific items: wind mitigation, four-point inspection (roof, HVAC, electrical, plumbing — required for some insurance), WDO inspection (termites/wood-destroying organisms, done by separate inspector).

How to Prepare for the Inspection

Pre-inspection preparation: ensure all utilities are on (gas, water, electric), all appliances are operational, HVAC filters are clean, access to attic and crawlspace is clear, electrical panel is accessible, and all interior rooms are accessible. Replace any burnt-out light bulbs (inspectors flag them). Ensure smoke and CO detectors are functional. Don't try to hide defects — a skilled inspector will find them and hidden defects discovered post-inspection create much larger legal problems than disclosed ones.

Handling Inspection Results as a Florida Seller

On Florida As-Is contracts, buyers cannot demand repairs — but they can cancel during the inspection period. After inspection, buyers typically submit a list of concerns and request credits, repairs, or price reductions. Your options: (1) Agree to credits or repairs on major items to keep the deal. (2) Decline and let buyer decide to cancel or proceed. (3) Counter with a smaller credit. The key negotiation principle: focus on structural, safety, and major mechanical issues (roof, HVAC, electrical, plumbing) — not cosmetic items.

FREQUENTLY ASKED QUESTIONS

Common Questions

How much does a home inspection cost in Florida?

A standard Florida home inspection runs $350–$500 for a mid-sized home (2,000–2,500 sf). Add $75–$150 for WDO (termite) inspection. Four-point inspection (required for older homes by some insurers) runs $75–$150 additional. The buyer pays for their inspection.

Should I get a pre-listing inspection in Florida?

A pre-listing inspection ($350–$450) identifies issues before buyers discover them. Advantages: no surprises in negotiation, ability to repair on your own terms at your chosen price, and seller confidence going into the transaction. For homes older than 20 years or with deferred maintenance, pre-listing inspection often pays for itself.

What is a four-point inspection in Florida?

A four-point inspection evaluates only the four major systems buyers' insurance companies care about: roof, HVAC, electrical, and plumbing. It's not as comprehensive as a full inspection but is required by many Florida insurance companies for homes 25–30+ years old. Cost: $75–$150.

What are the most common Florida inspection findings?

Most common Florida inspection issues: roof age or minor flashing deficiencies, HVAC age or maintenance needed, aluminum wiring (in homes built 1965–1973), galvanized plumbing (pre-1980s), wind mitigation deficiencies, and WDO (termite/wood-destroying organism) findings. Many of these are addressable with targeted repairs or insurance-oriented upgrades.

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