Essential Checklist of What Florida Home Inspectors Look For

David Lee
1 day ago
4 min read

Buying a home in Florida involves many steps, and one of the most critical is the home inspection. A thorough inspection can reveal hidden problems that might cost you thousands later. Florida’s unique climate and building styles mean inspectors focus on specific areas that differ from other states. Understanding what Florida home inspectors look for helps you prepare, ask the right questions, and make informed decisions.

Eye-level view of a home inspector examining a Florida house roof — Florida Home inspector checking roof condition on a Florida house

Roof and Exterior Condition From a Florida Home Inspector

Florida’s weather, including heavy rains, hurricanes, and intense sun, puts extra stress on roofs and exterior surfaces. Inspectors carefully check:

Roofing materials and condition: They look for missing or damaged shingles, cracked tiles, or rusted metal. Roof leaks are common in Florida due to storms.
Flashing and seals: Inspectors verify that flashing around chimneys, vents, and skylights is intact to prevent water intrusion.
Gutters and downspouts: Proper drainage is essential to avoid water damage. Inspectors check for clogs, leaks, or improper slope.
Siding and paint: They examine stucco, wood, or vinyl siding for cracks, holes, or signs of water damage.
Windows and doors: Inspectors test seals, locks, and frames for damage or leaks, especially impact-resistant windows required in some areas.

Structural Integrity and Foundation

Florida’s sandy soil and high water table can cause foundation issues. Inspectors focus on:

Foundation cracks or shifts: Small cracks might be normal, but large or widening cracks signal problems.
Sloping or uneven floors: These can indicate settling or structural damage.
Signs of water intrusion: Moisture in the crawl space or basement can weaken the foundation.
Pest damage: Termites and other wood-destroying organisms are common in Florida and can compromise structural wood.

Plumbing System

Florida homes often have unique plumbing challenges due to the climate and local codes. Inspectors check:

Water pressure and flow: Low pressure or irregular flow may indicate pipe issues.
Water heater condition: Age, leaks, and proper venting are assessed.
Pipes and fixtures: Inspectors look for leaks, corrosion, or outdated materials like polybutylene pipes, which are prone to failure.
Sewer and septic systems: Proper function and signs of backups or blockages are important, especially in rural areas.

Electrical System

Safety is a top priority in Florida homes, where older wiring or improper installations can pose fire risks. Inspectors examine:

Electrical panel and breakers: They check for proper labeling, capacity, and signs of overheating.
Wiring type and condition: Aluminum wiring or knob-and-tube wiring may require upgrades.
Outlets and switches: Inspectors test for grounding, GFCI protection in wet areas, and proper operation.
Lighting fixtures: They ensure fixtures are secure and functioning.

HVAC System

Florida’s hot and humid climate makes air conditioning essential. Inspectors focus on:

Air conditioning unit: Age, maintenance, refrigerant levels, and cooling efficiency are evaluated.
Heating system: Though less used, heaters are checked for safety and operation.
Ductwork: Inspectors look for leaks, blockages, or mold growth.
Thermostat function: Proper control of temperature is tested.

Interior Condition

Inside the home, inspectors look for signs of wear, damage, or safety hazards:

Walls and ceilings: Cracks, stains, or bulges can indicate water damage or structural issues.
Floors: Uneven or soft spots may point to foundation or moisture problems.
Doors and windows: Proper operation and sealing are tested.
Kitchen and bathrooms: Plumbing leaks, fixture condition, and ventilation are checked.
Smoke and carbon monoxide detectors: These safety devices must be present and functional.

Moisture and Mold Issues

Florida’s humidity creates a high risk for mold and moisture problems. Inspectors pay close attention to:

Visible mold growth: Often found in bathrooms, basements, or around leaks.
Musty odors: These can indicate hidden mold.
Water stains: On walls, ceilings, or floors.
Ventilation: Proper airflow reduces moisture buildup.

Pest Inspection

Termites and other pests cause significant damage in Florida. Inspectors look for:

Termite damage: Hollow-sounding wood, mud tubes, or visible insects.
Other pests: Rodents, ants, or carpenter bees.
Preventive measures: Barriers, treatments, or repairs to entry points.

Compliance with Florida Building Codes

Florida has strict building codes, especially for wind resistance and flood zones. Inspectors verify:

Impact-resistant windows and doors: Required in many coastal areas.
Roof tie-downs and straps: To withstand hurricane-force winds.
Elevated structures: In flood-prone zones, homes must meet elevation requirements.
Permits and renovations: Inspectors may check if additions or repairs were done legally.