What Happens During a Home Inspection? What Should I Look For?

The home inspection is one of the most important steps in buying a home. Here’s what to expect and what matters in Florida.

What Gets Inspected

A standard home inspection covers:

• Roof condition — Lifespan, current state, leaks
• Structural integrity — Foundation, walls, framing
• HVAC system — AC, heat, age, condition
• Plumbing — Pipes, leaks, water pressure
• Electrical — Outlets, breaker box, safety
• Appliances — If included in sale
• Windows/doors — Seals, operation, damage
• Attic/crawlspace — Ventilation, pest damage
• Exterior — Gutters, siding, drainage

The Report: What the Numbers Mean

The inspection report will rate issues as:

• Minor: Cosmetic or cheap to fix (under $500)
• Moderate: Needs attention soon ($500–$5,000)
• Major: Significant cost or safety concern ($5,000+)

Age matters. A 20-year-old roof is approaching end-of-life; a 5-year-old one is fine.

Florida-Specific Red Flags

Water damage/mold: Look for staining on walls, ceiling, or foundation. Florida’s humidity = mold risk.

Roof condition: Florida storms are harsh. The roof is your most expensive system—a replacement runs $8,000–$15,000.

AC unit age: In Florida heat, a 15+ year old AC unit might fail soon. Budget $5,000–$8,000 for replacement.

Pest damage: Termites, carpenter ants, and other pests are common in Florida. Look for hollow wood or mud tubes.

Pool condition: If there’s a pool, inspectors check pumps, plaster, and structural integrity. Repairs run $1,000–$10,000+.

Elevation/flood risk: Does the home sit at ground level? Has it flooded before? Ask the inspector.

What to Do About Issues

Option 1: Renegotiate the price — Seller pays for repairs by reducing price Option 2: Seller makes repairs — Before you close Option 3: You pay for repairs — After close (less common for major issues) Option 4: Walk away — If issues are too serious or costly

Most inspection contingencies give you 7–14 days to negotiate repairs or walk away.

The Cost

A standard home inspection costs $300–$500 and takes 2–3 hours. For larger homes or ones with pools, it might be $600+.

It’s money well spent. It saves thousands in missed problems.

Pro Tip: Attend the Inspection

Walk through with the inspector. Ask questions. Get a full explanation of any issues. This is your chance to learn the home’s condition before you commit $30,000+ of your life savings to it.