Florida Home Inspection Checklist: What Matters Most
A Florida-specific buyer's checklist: roof, water intrusion, HVAC, electrical and plumbing materials, wind protection, flood zones, and more.
Quick answer
What should be on a Florida home inspection checklist?
A Florida home inspection checklist should cover the roof's age and condition, signs of water intrusion, attic moisture and ventilation, air-conditioning performance and condensate drainage, electrical panel type and wiring, plumbing materials such as polybutylene or galvanized pipe, water heater age, windows and opening protection, stucco and exterior sealants, grading and drainage, pool safety barriers, evidence of wood-destroying organisms, and the property's flood zone and permit history.
Key takeaways
- Water — from rain, plumbing, HVAC, or flooding — is the top Florida concern.
- Insurance-sensitive items deserve early attention in the contract period.
- Wind protection features affect both safety and premiums.
- Flood zone and permit research complement the physical inspection.
Roof and attic
- Roof age (from permit records) and remaining useful life
- Missing, lifted, or damaged shingles; cracked or slipped tiles
- Flashing at walls, chimneys, skylights, and plumbing vents
- Attic staining, daylight at penetrations, and damp insulation
- Attic ventilation, bath fan terminations, and insulation depth
Water intrusion
- Stains on ceilings and walls, especially below bathrooms and near windows
- Soft or discolored baseboards and trim
- Cracked stucco, missing sealant, and gaps at windows and doors
- Grading, gutters, and downspouts directing water toward the slab
- Evidence of past flooding in lower areas and garages
Air conditioning
- Equipment age and temperature split
- Condensate drain line, trap, secondary pan, and float switch
- Rust, overflow stains, or microbial growth at the air handler
- Condenser coil condition — especially near salt water
Electrical and plumbing materials
- Panel brand and condition (some brands are declined by many insurers)
- Wiring type — copper, aluminum branch, cloth, or ungrounded
- GFCI protection at kitchens, baths, garage, exterior, and pool
- Supply piping — copper, CPVC, PEX, polybutylene, or galvanized
- Drain piping — PVC or cast iron — and signs of leaks
- Water heater age, relief valve discharge, and pan
Wind and storm protection
- Impact windows or approved shutters, with product approval records
- Garage door wind rating and bracing
- Roof shape and roof-to-wall connections (wind mitigation)
- Trees overhanging the roof
Pools, pests, and site
- Pool barriers, gates, alarms, and equipment condition
- Screen enclosure condition
- Evidence of termites or wood decay (a separate WDO inspection)
- Crack patterns that may warrant an engineer, especially in sinkhole-prone counties
Research to do alongside the inspection
- Flood zone and elevation certificate
- Permit history for the roof, additions, and major systems
- Existing wind mitigation and four-point forms
- HOA or condo association documents, including building inspections where required
- Seller's disclosure and insurance claims history
The inspection scope depends on the services you select. A residential home inspection assesses accessible home systems and components, while services such as four-point, wind mitigation, WDO, and pool inspections address additional items highlighted in this checklist. We can help you choose the inspections that fit your property and needs.
Frequently asked questions
Can I use this checklist instead of hiring an inspector?
It's a guide to what matters, not a substitute. A licensed inspector has the training, tools, and access to evaluate these items safely and accurately.
What's the most important item on the list?
Water in all its forms. Most expensive Florida home problems start with water getting where it shouldn't.
