Home Inspection in Florida: What to Look For (2026 Checklist)

Florida Inspections Are Different

A home inspection in Southwest Florida covers everything a standard inspection covers — plus several Florida-specific items that don't come up in northern or landlocked markets. The subtropical climate, hurricane exposure, saltwater proximity, and specific construction eras all create inspection categories that matter here in ways they simply don't elsewhere.

Understanding what to look for — and what specialized inspections to add beyond the general one — is the difference between a confident purchase and a costly surprise. This checklist covers the full picture.

The Roof — Wind Mitigation and Condition

The roof is the single most important component of a Florida home from a cost-of-ownership perspective. It directly affects your homeowner's insurance premium, and a failing roof can lead to significant water intrusion damage quickly in a climate that sees both intense heat and hurricane-force winds.

General condition: The inspector should evaluate the roofing material (tile, metal, or shingle), the age and condition, evidence of missing, cracked, or deteriorating materials, the flashing around penetrations and chimneys, and any active or past leaks visible in the attic.

Wind mitigation report: This is a separate inspection report performed by a licensed inspector that documents the roof's ability to resist wind damage. Key factors include: roof shape (hip roofs resist wind better than gable roofs), roof deck attachment (6" nail spacing vs. 6"/12" spacing is a major discount factor), secondary water resistance (whether a water-resistant barrier under the decking would prevent intrusion if shingles blow off), and opening protection (impact-resistant windows and doors, or shutters).

A favorable wind mitigation report can reduce your homeowner's insurance premium by 15% to 45%. On a $5,000 annual policy, that's $750 to $2,250 per year. The report costs about $100 to $150 — one of the best-ROI inspections you can order.

Roof age also matters for insurance. Many insurers in Florida won't write or renew coverage on roofs older than 15 to 20 years. Check the roof age before making an offer. A roof with 3 years of useful life remaining is a negotiating factor, not a minor detail.

HVAC — The High-Wear System

Air conditioning in Southwest Florida runs 10 to 11 months a year. HVAC systems simply wear faster here than in most other markets. Average life expectancy is 12 to 15 years under heavy use — and many buyers underestimate replacement costs.

The general inspector should evaluate the age, condition, and operation of the system — including the air handler, condenser, ductwork, and thermostat. Look for: units over 12 years old (end-of-life territory), refrigerant leaks, dirty or moldy evaporator coils, inadequate cooling capacity for the home's square footage, and ductwork condition in attics (heat and humidity cause significant duct degradation over time).

HVAC replacement in SWFL for a typical single-family home runs $5,000 to $12,000 depending on size and system type. If the unit is aging, negotiate a credit rather than a price reduction — it's a cleaner fix that ensures you can choose your own contractor.

Also ask about UV light systems and high-efficiency air filtration. Mold and air quality are real concerns in Florida's humidity; upgraded HVAC systems that address this are a genuine value-add.

Plumbing — Polybutylene and Beyond

Polybutylene pipe (also called PB or Quest pipe) was used in Florida construction from roughly 1978 to 1995. It's a gray flexible plastic pipe that degrades from oxidants in municipal water over time, eventually becoming brittle and failing — often catastrophically. Insurance companies frequently won't insure or renew policies on homes with polybutylene plumbing, and lenders can flag it during underwriting.

If you're buying a home built between 1978 and 1996, ask your inspector specifically about polybutylene pipe presence. The pipe is identifiable by its gray color and the blue, white, or gray copper fittings. Full repiping typically costs $5,000 to $10,000 for a single-family home — negotiable as a seller credit or repair prior to closing.

Other plumbing concerns in SWFL homes: water heater age (10 to 12 years typical lifespan), water intrusion around supply lines and drain connections, and for older homes, cast iron drain pipes that may have corroded. A camera scope of the sewer line is worth adding for any home over 20 years old — it costs $150 to $300 and can reveal issues invisible to a standard inspection.

Termites and Wood-Destroying Organisms

Southwest Florida has two primary termite species that cause significant damage: subterranean termites and drywood termites. Both are common; both can cause serious structural damage if left untreated.

A WDO (Wood-Destroying Organism) inspection is separate from the general home inspection and must be performed by a licensed pest control operator. In Florida, this report is required by most lenders. The inspector looks for: active termite infestation, evidence of prior infestation (mud tubes, frass, damaged wood), evidence of wood-boring beetles, and fungal decay in wood members.

WDO inspections cost $75 to $150 and are a basic requirement. Don't skip them. Termite damage repairs can run from a few hundred dollars to tens of thousands depending on the extent of structural impact. If active infestation is found, get a treatment estimate and factor it into your negotiations.

Also ask about roof rat evidence — common in SWFL and a pest control item that can affect the attic insulation and wiring.

Stucco and Chinese Drywall

Stucco issues: Many homes in SWFL are stucco-exterior construction. Improper installation or aging stucco can develop cracks that allow water intrusion — which in Florida's humidity rapidly leads to mold and structural rot behind the walls. Inspectors should look for hairline cracks (normal) vs. step cracks at corners (potentially structural) vs. large horizontal cracks (more serious). Stucco remediation on a full home exterior can run $20,000 to $60,000.

Chinese drywall: Homes built or heavily renovated between 2001 and 2009 may contain imported Chinese drywall that offgasses corrosive sulfur compounds. The drywall corrodes copper wiring, HVAC coils, and other metal components, and causes a persistent sulfur/rotten egg odor. It was more prevalent in homes built after the 2004–2005 hurricane construction surge in SWFL.

Signs of Chinese drywall: distinctive sulfur odor in the home (especially in closets and attic), corroded copper electrical wiring and grounding conductors, HVAC failure, and blackening of copper plumbing connections. If the build date is 2001 to 2009, ask your inspector to specifically evaluate for this — it's a significant defect that requires full remediation, which can cost $100,000 or more on a large home.

The 4-Point Inspection — Insurance Requirement

Most insurers in Florida require a 4-Point Inspection for any home over 10 to 15 years old before writing a new homeowner's policy. The 4-point covers exactly what the name suggests: roof, HVAC, plumbing, and electrical.

Electrical systems get particular attention. Older panels — especially Federal Pacific Stab-Lok panels and Zinsco panels — are commonly flagged by insurers and may need to be replaced before coverage is issued. Aluminum wiring (used in some 1960s–1970s construction) is another concern. Replacement of a panel typically runs $2,000 to $4,000.

Get the 4-point done at the same time as your general inspection. Some inspectors do both in one visit; others require separate scheduling. The cost is $75 to $125 incremental to the general inspection, and having it in hand before you finalize your offer prevents an insurance surprise from derailing the closing.

What to Do With the Inspection Report

An inspection report is a negotiating tool, not a reason to walk away. Most defects — even significant ones — can be resolved through seller credits, price adjustments, or pre-closing repairs. The key is prioritizing: focus on safety issues, items affecting insurability, and material defects that weren't disclosed. Cosmetic items and normal wear and tear are less leverage in negotiations.

Under Florida's standard AS-IS contract (the most common contract in SWFL), you're buying the home in its current condition — but you retain the right to cancel for any reason during the inspection period and receive your deposit back. Use the full inspection period. Don't waive it for speed.

Want to Know What to Look For on a Specific Home?

Inspections are one of those areas where experienced guidance matters. Knowing which inspections to add, how to interpret the reports, and how to use the findings in negotiations makes a real difference in the outcome. If you have a specific property in mind and want to talk through what to watch for, I'm here. We've been through this process hundreds of times in Southwest Florida and know exactly what this market's homes throw at buyers.