A Florida home inspection will miss things that matter. That's not the inspector's fault — licensed inspectors follow strict Standards of Practice that define what they must examine and what's outside scope. The problem is that Florida's most expensive failure modes (wind mitigation, septic, well, mold, Chinese drywall, 4-point insurance issues) often require specialists beyond the general inspection. Here's how to get a complete picture before you close.
What a Florida Licensed Home Inspector Is Required to Check
Florida home inspectors are licensed by the DBPR and follow Standards of Practice that mandate visual inspection of:
- Roof: Covering material, flashing, gutters, visible decking from attic, and approximate age. Inspectors do not pull back shingles or perform invasive inspection.
- Structure: Foundation, framing visible from attic and crawlspace, columns, floors, walls, ceilings.
- Electrical: Service entry, main panel, visible branch wiring, outlets (tested), smoke detectors, GFCIs.
- Plumbing: Water supply lines, drain/waste/vent lines, water heater (age, condition, safety devices), fixtures.
- HVAC: Equipment operation, filter condition, visible ductwork, thermostat function. Not a full mechanical analysis.
- Attic, insulation, ventilation: Visual access only.
- Exterior: Siding, windows, doors, walkways, grading/drainage visible from grade.
- Interior: Walls, floors, ceilings, windows, doors, stairways, fireplaces.
A standard Florida inspection costs $300–$500 for a single-family home under 2,500 sq ft. Larger homes or condos run $400–$700.
The 4-Point Inspection (For Insurance — Not the Same as a Full Inspection)
Most Florida insurance carriers require a 4-Point Inspection for homes more than 30 years old before issuing or renewing a homeowners policy. The 4-point covers only four systems: roof, electrical, plumbing, and HVAC — specifically looking for insurability issues.
The 4-point is not a substitute for a full home inspection — it's specifically for the insurer, not the buyer. Common dealbreakers for Florida insurers: aluminum wiring (pre-1990 homes), Federal Pacific or Zinsco panels, roofs over 15–20 years old, and polybutylene plumbing.
Wind Mitigation Inspection: The Report That Saves You Money
A Wind Mitigation Inspection documents hurricane-resistant features of the home — roof shape, roof-to-wall connection type (clips vs. straps vs. single wraps), roof covering type, opening protection (shutters or impact glass), and roof deck attachment pattern. Florida insurance companies are required by law to offer premium discounts for documented wind-mitigation features, and those discounts can be substantial — often $500–$2,500/year.
Cost: $75–$150. This report is valid for 5 years and pays for itself immediately if your home qualifies for discounts. Request it alongside your regular inspection.
Florida-Specific Inspections Worth Ordering
- Mold inspection / air quality test: $300–$600 from an independent industrial hygienist. Essential for homes with any history of water intrusion, post-storm, or visible discoloration. Standard inspectors note visible mold but won't test air quality.
- Termite / WDO inspection: $75–$150 for a Wood-Destroying Organism report by a licensed pest control company. Almost always required by lenders. Florida's Formosan termite problem makes this non-optional.
- Septic inspection: $300–$500 for homes on septic. General inspectors don't inspect septic systems — requires a licensed septic contractor. Includes pump-out and visual inspection of tank and distribution box.
- Well water test: $150–$350 for basic panel. Bacteria, nitrates, pH, hardness. Essential for homes on private wells.
- Chinese drywall inspection: Relevant for homes built 2005–2009 (peak Chinese drywall import years). Signs: sulfur smell, corroded copper, failing AC coils. A certified inspector can test — remediation can exceed $100,000 for affected homes.
- Pool inspection: $150–$250 if a pool is present. Standard inspectors check basic operation but rarely inspect pump, filter, salt system, heater, and equipment pad in detail.
How to Choose a Florida Home Inspector
Florida requires all home inspectors to be licensed (HI license through DBPR). Verify at myfloridalicense.com. Look for inspectors who are also members of ASHI (American Society of Home Inspectors) or InterNACHI for additional quality standards. Avoid inspectors referred exclusively by your real estate agent — your agent has an incentive to close the deal.
Last updated May 2026. Florida inspector Standards of Practice per FL Statute 468.8323. Insurance requirements per Florida OIR. Consult a licensed Florida home inspector and attorney for property-specific advice.