The Biggest Red Flags in a Florida Home Inspection

Not every finding is a big deal

Every home inspection report has findings, even on new homes. Most are maintenance items, like a loose handrail or a dripping faucet. The ones below are different. They can cost thousands of dollars to fix, or make it hard to get insurance in Florida. If any of these show up, slow down and get answers before your inspection period ends.

1. Roof problems

An old roof, active leaks, soft spots or missing shingles and tiles. In Florida, the roof affects both your repair costs and your insurance. Insurers look closely at roof age, and a roof near the end of its life can delay or raise the price of a policy. Read how old a roof can be for insurance in Florida.

2. Water damage and hidden moisture

Stains, soft drywall, swollen baseboards, or moisture behind walls that only shows up on a moisture meter or a thermal camera. Water is the number one enemy of a home in South Florida, because it leads to rot, mold and more repairs.

3. Older electrical panels and wiring

Some older panel brands are commonly declined by insurers. Other warning signs are scorched or melted wires, double-tapped breakers, outlets that aren't grounded, and wire splices outside a junction box. Electrical problems are both a safety issue and an insurance issue.

4. Polybutylene or failing plumbing

Polybutylene supply pipes, often gray plastic, were used in some homes built in the 1980s and 1990s and are widely declined by insurers. Older cast iron drain lines can crack and leak under the slab. Active leaks and an old water heater are also worth noting.

5. AC problems

In South Florida, the AC isn't a luxury. Watch for a unit that doesn't cool well, a rusted or overflowing drain pan, a clogged drain line, or a system near the end of its life. A replacement can cost thousands.

6. Cracks and structural movement

Small hairline cracks in concrete block or stucco are common. Wide cracks, cracks that run diagonally from windows and doors, doors that stick, or sloping floors can point to settlement and should be looked at by a structural engineer.

7. Unpermitted additions and repairs

Enclosed patios, converted garages, added bathrooms and new electrical work with no permit history can lead to safety issues and problems with the city or your insurer later. Ask the seller for permits, and check the permit history with the city or county. Our guide to checking a contractor's license explains what unlicensed work often looks like.

What to do if you see one

Talk to your real estate agent about your options. You can ask the seller to repair it, ask for a credit, get a quote from a licensed contractor, or walk away if your contract allows it. The clearer your report is, the stronger your position. See what ours look like in our sample reports.