Pillar Guide · Florida Home Inspection · By Griff
Florida Home Inspection: The Complete 2026 Buyer & Seller Guide
Hey there, I'm Griff. After 22 years in Florida real estate and another 20 before that as a South Florida contractor, I've sat through a lot of inspections — and turned a lot of inspection reports into closing-cost credits for our buyers. This is everything we walk every Buy Sell Diva client through: the licensing rules, the twelve inspection types you might actually need in Florida, the gotchas that quietly kill closings, and the negotiation playbook Beth and I run with the report in hand.
Most of what ranks for “Florida home inspection” is generic national content that skips the parts that actually matter here — the 4-point and wind mitigation inspections insurance carriers require, the polybutylene and Federal Pacific panels that block coverage, the AS-IS contract's 15-day inspection period, and Johnson v. Davis. We'll cover all of it. And because the whole point of an inspection is to give you negotiating leverage, that's where we start.
Inspection coming up — or report just landed?
Tell us the address, the contract date, and where you are in the inspection period. Beth or Griff will reply within 24 hours with a triage of what to push for, what to walk away from, and what your insurance underwriter will actually flag.
1. How we use inspections to move the price (the part nobody else tells you)
Most articles on Florida home inspections treat the report as a safety document. That's half the story. The other half — the half that pays for itself many times over — is that the inspection is the single biggest legal renegotiation window in a Florida contract. Here's how Beth and I use it on both sides of the deal.
If you're the buyer
- Triage every finding into three buckets: cosmetic, safety, insurance-blocker. Only the third bucket is real leverage.
- The insurance-blocker rule: if a 4-point or wind-mit failure (FPE panel, polybutylene plumbing, 25+ year shingle roof, aluminum branch wiring) prevents the carrier from binding coverage, a financed buyer literally cannot close. That's nuclear leverage.
- Push for a credit, not a price reduction. A $5K price reduction saves about $30/month. A $5K closing-cost credit hits your wallet at the table.
- Never label it “repair credit.” Underwriters get nervous. Call it a closing-cost credit and let it offset prepaids and escrow.
- For unfinished work, escrow holdback at 1.5x the estimate, released only on completion proof.
- Walk if the math fails. The 15-day AS-IS inspection period is your sole-discretion exit. We use it as a renegotiation tool first, an exit second.
If you're the seller
- Pre-listing inspection on older homes. If the home is 15+ years old, knowing what's there before a buyer's inspector finds it is almost always worth the $400–$600.
- Get the wind mit done first. If the roof is newer or there's impact glass, the wind mit form turns into marketing — “documented insurance discounts” in the listing remarks.
- Address known insurance killers pre-list. An FPE panel or polybutylene found at the buyer's inspection becomes a $20K renegotiation. Fixed before the listing, it becomes a non-issue.
- Disclosure runs through Johnson v. Davis. Anything you learn becomes a known defect you must disclose — even on an AS-IS sale. The call is timing, not avoidance.
- Counter the inspection response with a number. When the buyer comes back with a list, our move is usually a single closing-cost credit that resolves the whole list — not a repair-by-repair negotiation.
Want us in your corner during inspection week?
Whether you're buying or selling — Beth and I do this on every Buy Sell Diva deal. Drop us a note and we'll walk you through the line items before they become a problem.
2. Quick answer box
- Required by law? No — but most lenders and effectively all insurers require a 4-point and/or wind mitigation on older Florida homes before they'll bind coverage.
- Cost? $400–$600 general + $75–$175 4-point + $75–$150 wind mitigation in South Florida. Bundled packages run $500–$700.
- Inspection period? 15 calendar days from Effective Date under the standard FAR/BAR AS-IS contract.
- License required? Yes since July 1, 2010 — Florida Statute Chapter 468 Part XV, administered by DBPR.
- Verify a license: myfloridalicense.com/wl11.asp — confirm “Current, Active” status.
3. Two free downloads — the checklists we hand every client
Both are free, both are printable, and both pair with this guide. The first is the walkthrough you do yourself before you write or accept an offer. The second is what you literally hand to your inspector so the Florida-specific items don't get glossed over.
PDF · Buyer & Seller
Florida Home Inspection Quick-Look Checklist
A 13-section walkthrough — roof, exterior, foundation, electrical, plumbing, HVAC, hurricane readiness, pool, septic, termite signs, insurance-driven items, and the photos to take with your phone. Use it on a showing or on a pre-listing walk.
Get the printable PDF →PDF · Hand-to-Your-Inspector
Florida Home Inspection — Inspector Hand-Off List
The Florida-specific items a generic inspector might gloss over — panel manufacturer (FPE / Zinsco / Challenger), polybutylene supply lines, cast iron drains, R-22 refrigerant, roof-to-wall connection, opening protection inventory, stucco moisture readings, and more.
Get the printable PDF →4. Florida home inspector licensing — the real rules
Florida is one of the regulated states for home inspection. Licensing took effect July 1, 2010 under Florida Statute Chapter 468, Part XV (sections 468.83 through 468.8325), administered by the Department of Business and Professional Regulation (DBPR). The Standards of Practice live in the Florida Administrative Code at Chapter 61-30.
Current DBPR licensing requirements
- 120 hours of approved coursework
- Pass a state-approved examination
- Submit fingerprints for a Level 2 background check
- Carry a $300,000 commercial general liability (CGL) insurance policy
- Renew every two years — licenses expire July 31 of even years
- DBPR licenses individuals, not companies — every inspector at a firm needs their own license
How to verify any Florida inspector's license in two minutes
- Go to myfloridalicense.com/wl11.asp — the DBPR licensee search.
- Search by name, license number, city, or county. License type for home inspectors is “Home Inspector”; mold assessors and mold remediators are separate license types.
- Confirm the status reads “Current, Active.” Anything else (Inactive, Delinquent, Null and Void) is a hard pass.
- Check disciplinary history under the licensee's name. Any history of complaints or actions is a yellow flag worth asking about.
Practicing without a license is a violation under Fla. Stat. §468.8319 (Prohibitions; penalties). Anyone can call themselves a “home inspector” — only a DBPR-licensed inspector can legally perform a Florida home inspection for compensation.
5. The 12 inspections you might need in Florida
Most Florida buyers think “home inspection” is one thing. It's actually up to twelve different inspections, each governed by a different license, statute, and cost band. Here's the full landscape — what each one is, who can perform it, what it costs, and when you actually need it.
| Inspection | Who can do it | Cost | When you need it |
|---|---|---|---|
| General home | DBPR-licensed inspector | $400–$600 | Almost every transaction |
| 4-point | DBPR inspector or licensed contractor | $75–$175 | Home is 20+ years old (insurance) |
| Wind mitigation | Inspector, GC, contractor, architect, PE | $75–$150 | Any FL home for wind premium discount |
| Roof certification | Roofer or inspector | $75–$200 | Carrier-driven (Citizens 25/50 rule) |
| WDO / termite | FDACS pest licensee (Ch. 482) | $50–$150 | Lender requirement; FL endemic |
| Mold assessment | DBPR Mold Assessor (Ch. 468 Pt. XVI) | $300–$600+ | Visible mold, smell, or moisture |
| Sinkhole | PE or PG only (§627.707) | $1,500–$5,000+ | Visible indicators or carrier requirement |
| Septic | Septic contractor | $250–$500 | Any home on septic |
| Pool / spa | Pool inspector or specialist | $125–$250 | Any pool/spa property |
| Seawall / dock | PE + diver | $300–$800+ | Waterfront / canal lots |
| Chinese drywall | Qualified inspector / HVAC tech | $200–$500 | Homes built/remodeled 2001–2008 |
| Stucco | Stucco specialist or inspector | $300–$700 | Cracked / EIFS / pre-2008 stucco |
5a. General home inspection
The standard inspection — a visual, non-invasive evaluation of the roof covering, structure, electrical, plumbing, HVAC, interior, exterior, and site conditions, per the Standards of Practice in Florida Administrative Code Chapter 61-30. Takes two to four hours for a typical 1,500–2,500 sq ft single-family home. South Florida averages run $400–$600, roughly $0.50 per square foot. Not legally required, but contractually customary on almost every transaction.
5b. 4-point inspection (the insurance one)
The four points are Roof, Electrical, Plumbing, and HVAC — the systems most likely to fail and trigger a large insurance claim. Required by most Florida homeowners-insurance carriers when a home is 20+ years old (some carriers push to 25 or 30). Cost runs $75–$175. Valid for one year from inspection.
Why it matters: no 4-point that satisfies the carrier means no policy bind, which means a financed buyer cannot close. This is the single most important inspection on most older Florida homes.
5c. Wind mitigation inspection
Documents seven hurricane-resistance features on Florida Office of Insurance Regulation form OIR-B1-1802 (last updated April 1, 2026). The features are:
- Building code edition the home was built under
- Roof covering type and permit history
- Roof deck attachment (nail size, spacing)
- Roof-to-wall connection (clips / single wraps / double wraps)
- Roof geometry (hip vs. gable — hip earns a bigger discount)
- Secondary water resistance (peel-and-stick under the roof covering)
- Opening protection (impact-rated windows and doors, including garage)
Cost runs $75–$150. Valid for five years if no material changes are made. Discounts add up substantially: impact openings 15–30%, hip roof 5–15%, proper roof-to-wall connections 5–15%, secondary water resistance 5–10%, reinforced garage door 3–8%. On a $4,000 wind premium, those discounts can easily save $1,000–$2,000 a year.
5d. Roof inspection & certification
Roof age is its own underwriting line item. Citizens — Florida's state-backed insurer of last resort — generally requires shingle and other “soft” roofs to be under 25 years old, and tile, slate, concrete, or metal roofs under 50 years. Effective January 1, 2023, Citizens no longer accepts a roof inspection report alone as proof of replacement — sellers now need a building permit or licensed contractor invoice. Florida Statute 627.7011 protects roofs under 15 years old from non-renewal solely on age.
5e. WDO / termite inspection (the one most people get wrong)
A WDO (wood-destroying organism) report can only be issued by a licensee under Florida Statute Chapter 482 with a Florida Department of Agriculture & Consumer Services (FDACS) Identification Card in the Termite or Other Wood Destroying Organisms category. A standard DBPR home inspector cannot issue a WDO unless they also hold the separate FDACS credential. Many home inspection firms partner with a pest-licensed inspector and bundle the WDO into the package — confirm this before you book.
5f. Mold assessment vs. mold remediation (two separate licenses)
Mold work in Florida runs under Chapter 468 Part XVI and uses two distinct DBPR licenses — Mold Assessor (the diagnostic role) and Mold Remediator (the cleanup role). Florida law prohibits the same licensee or company from both assessing and remediating the same property within a 12-month period — a deliberate consumer-protection rule that prevents the assessor from upselling their own cleanup services. If your “mold inspector” also wants the remediation contract, walk away.
5g. Sinkhole inspection
Under Florida Statute 627.707, a true sinkhole investigation requires a Professional Engineer (PE) or Professional Geologist (PG) — not a home inspector. A standard inspector can only flag visual indicators (foundation cracks, doors that suddenly stick, yard depressions) and recommend further evaluation. Carriers must engage a PE/PG when structural damage exists and the cause is unclear or consistent with a sinkhole loss. Cost for a full investigation runs $1,500–$5,000+.
5h. Septic inspection
Critical on any home not connected to municipal sewer. South Florida sandy soil and a high water table shorten typical drain field life to 15–20 years (vs. 25–30 in drier climates). A full septic inspection runs $250–$500 and includes pumping the tank, inspecting the inlet/outlet baffles, and probing the drain field. Add $200–$400 for a camera scope of the line. Failure signs: slow drains, sewer odor, soggy or unusually green grass over the field, gurgling pipes, standing water.
5i. Pool / spa inspection
A dedicated pool inspection runs $125–$250 in South Florida. Common findings: plaster delamination (hollow spots when tapped), tile cracks, bond beam deterioration, equipment age, surface staining or etching. A failing pool surface is a $5,000–$15,000+ resurface — worth catching before close. We have a separate Florida pool care guide for new owners.
5j. Seawall & dock inspection
Critical on waterfront and canal lots. A proper seawall inspection requires a Professional Engineer, often paired with a diver for the underwater portion. A new seawall replacement runs about $800–$1,000 per linear foot — a 100-ft canal lot is a $100,000 line item. The PE inspection itself runs $300–$800 with 24–48 hour report turnaround.
5k. Chinese drywall (homes built or remodeled 2001–2008)
Florida was the epicenter of the imported defective-drywall problem. The tells: a sulfur or rotten-egg smell, blackened or corroded copper (especially A/C coils, refrigerant lines, and exposed wiring), tarnished silver or jewelry in the home, and premature A/C coil failures. Health complaints include eye and skin irritation, cough, nosebleeds, headaches, and sinus problems. Inspection is visual only — confirmation requires sample testing.
5l. Stucco inspection
Florida sun, salt air, and moisture make stucco issues common. Hairline cracks under 1/16” are typically cosmetic and sealed with elastomeric paint; larger, widening, or patterned cracks can signal movement or moisture intrusion. EIFS (synthetic, single-coat stucco) traps moisture by design and often requires re-cladding to traditional 3-coat hardcoat. A stucco specialist uses a moisture meter (readings over 20% indicate active intrusion), infrared imaging, and a tap test for hollow or delaminated areas.
6. What a Florida home inspector cannot do
Knowing the scope limits matters because it's where buyers most often misread the report. Per the Florida Standards of Practice (FAC Chapter 61-30) and the licensing statute:
- Cannot estimate repair costs. Florida standards explicitly exclude repair-cost estimates from the licensed scope. Some inspectors give informal verbal ballparks; for negotiating numbers, get contractor bids.
- Cannot enforce or pass/fail against building code. That authority sits with local building officials only. Inspectors may reference code where it informs a finding, but they don't enforce it.
- Cannot condemn a home.
- Visual / non-invasive only. They inspect “readily accessible” components — they cannot move furniture, lift carpet, dismantle equipment, or open walls. Probing is permitted only where deterioration is visible or strongly suspected.
- Cannot test for or diagnose mold. Requires a separate DBPR Mold Assessor license.
- Cannot issue a WDO/termite report. Requires a separate FDACS Chapter 482 pest license.
- Cannot certify a sinkhole. Requires a Professional Engineer or Professional Geologist under §627.707.
- Cannot perform destructive testing (e.g., a stucco moisture probe through the cladding) without explicit owner consent.
- Cannot pull permits. That's contractor or owner work.
- Cannot give legal advice about disclosure obligations or contract interpretation.
7. The Florida gotchas — defects that quietly kill closings
Generic inspection content lists “water heater” and “sump pump.” These are the actual Florida-specific findings that move money — most of them through the homeowners insurance underwriter, not the buyer's sense of safety.
Polybutylene plumbing (1978–1995)
Often sold as Quest or PB plumbing. Becomes brittle in chlorinated Florida water and fails without warning at 10–15 years past install. Most carriers exclude related damage; many lenders require replacement before closing. Look at every accessible supply line — under sinks, water heater, attic. Full repipe runs $4,000–$15,000.
Cast iron drain pipes (Florida homes built pre-1980)
Standard cast iron drain pipe lifespan is 40–60 years, but Florida humidity, heat, and sewer-gas chemistry shorten the realistic life to about 25–30 years. Telltale signs: backups, slow drains, foul smells, exposed corrosion at the cleanout. Replace with PVC. A full house replacement runs $8,000–$25,000+ depending on access.
Federal Pacific Stab-Lok / Zinsco / Challenger electrical panels
Federal Pacific (FPE) Stab-Lok breakers have documented fail-to-trip rates of 25–65%. Zinsco breakers fuse to bus bars. Both are essentially blacklisted by Florida insurers. Replacement runs $1,500–$3,500 and carriers often impose a 30 to 60-day deadline post-bind. Confirm panel manufacturer at the inspection — this is the single most common 4-point failure we see in older Coral Springs and Parkland homes.
Aluminum branch wiring (1965–1973)
During the copper price spike of the late 1960s, single-strand aluminum was used for branch circuits in many homes. Connections oxidize and overheat. The accepted fix is pigtailing with copper using COPALUM or AlumiConn connectors at every device. Citizens and most other Florida carriers require this remediation before they bind.
Roof age + insurability
Citizens shingle roof < 25 years; tile, slate, concrete, or metal < 50 years. Private carriers vary, often tighter. State law (627.7011) protects roofs < 15 years from sole-cause non-renewal but doesn't override eligibility rules. Effective Jan 1, 2023, an inspection report alone is no longer accepted as proof of replacement age — you need a permit or contractor invoice from the actual install.
HVAC age + R-22 phase-out
The EPA banned R-22 refrigerant production and import on January 1, 2020. R-22 systems (typically pre-2010 installs) cost $60–$250 per pound to recharge from recycled supply — so a leaking R-22 system is functionally a “replace soon” line item. Check the manufacture date stamp on the condenser nameplate.
Termite damage (subterranean and drywood — both endemic in FL)
Subterranean termites build mud tubes from the soil up the foundation; year-round swarms with a spring peak. Drywood termites have no soil contact and fly into attic vents; the giveaway is frass — pellets that look like coarse coffee grounds or sawdust on flat surfaces. Drywood swarms run May through September. A WDO inspection covers both.
HVHZ openings & garage doors (Broward + Miami-Dade)
Both Broward and Miami-Dade are designated High-Velocity Hurricane Zones with design wind speeds of 170–200+ mph. Every opening — windows, doors, and garage doors — must carry a Miami-Dade Notice of Acceptance (NOA) for large missile impact rating (the famous 9-lb 2x4 fired at 50 fps test). A reinforced, NOA-rated garage door alone is a 3–8% wind premium discount on the OIR-B1-1802 form.
Sinkhole indicators
A standard inspector can flag, but not certify. Watch for: foundation, floor, or wall cracks; doors and windows that suddenly stick; yard depressions; slumping fences or trees; cloudy well water; soft or spongy ground; previously-buried items now exposed. Confirmed sinkhole concern triggers a PE/PG investigation under §627.707.
Salt-air corrosion (within ~3 mi of saltwater)
A/C condenser fins, exposed conduit, fasteners, pool equipment, and garage door springs and tracks all degrade noticeably faster within about three miles of saltwater. Worth flagging on coastal inspections; informs replacement-cycle expectations.
Pool plaster delamination
Tap the pool surface — hollow spots, popping plaster, and progressive staining signal a needed resurface. South Florida resurfacing runs $4,500–$10,000 for white plaster and $7,000–$18,000 for pebble or premium finishes.
Septic drain field failure
Sandy Florida soil plus high water table equals shorter drain field life. Visible signal in the yard: soft, unusually green patches over the field. Replacement runs $5,000–$15,000+ depending on size and site access.
Chinese drywall (2001–2008 builds)
Sulfur smell, blackened copper coils, premature A/C coil failures, tarnished silver, health complaints. Florida was the epicenter — confirm by visual inspection and lab sample testing. Full remediation typically requires gutting and replacing all drywall plus the affected copper.
8. How to hire a Florida home inspector
Inspector quality varies more than buyers expect. A great inspector finds $10,000 worth of leverage. A weak one writes a report you could have written from the listing photos. Here's how we vet them.
The 9 questions to ask before you book
- What's your DBPR license number? (Then you actually verify it at myfloridalicense.com/wl11.asp.)
- Do you carry Errors & Omissions insurance in addition to the required $300K commercial general liability?
- Are you a member of InterNACHI, ASHI, or FABI (the Florida Association of Building Inspectors)? FABI's APHI accreditation requires 10+ years and 500+ inspections — strong signal.
- Can I see a sample report? (Look for photos with every finding, a summary section, and clear severity categorization.)
- Do you walk the property with the buyer at the end? (Yes is the right answer.)
- What's your report turnaround? (24 hours is standard.)
- Are 4-point and wind mitigation included or add-on? At what price?
- Do you bundle a WDO/termite inspection through a partnered FDACS-licensed inspector?
- Can you bring or refer specialists if needed (mold assessor, pool, septic, seawall, PE)?
Red flags
- License is “Inactive,” “Delinquent,” or “Null and Void” on the DBPR search.
- Refuses to share a sample report.
- Doesn't want the buyer present.
- No E&O coverage above the $300K minimum.
- Quoted price is dramatically below market — shortcuts get taken to fit the price.
- Disciplinary history under their DBPR record.
Where to find inspectors
- InterNACHI — largest national association, partners with FABI for Florida CE.
- ASHI (American Society of Home Inspectors) — older national association.
- FABI (Florida Association of Building Inspectors) — Florida-specific Standards of Practice and the APHI accreditation tier.
- Beth and Griff's vetted Broward shortlist — text us at 954-300-1057 or use the form below.
Inspection day rules
- Plan on 2–4 hours for a single-family home; longer for larger or older properties.
- Buyer should attend — and the most valuable window is the final 30–60 minutes when the inspector walks the home and talks through the findings in person.
- Bring a notepad; ask “is this safety, or maintenance?” on every finding.
- Don't bring kids if you can avoid it — you want to actually focus on the walkthrough.
- Take phone photos of every nameplate (electrical panel, water heater, A/C condenser, pool equipment) for your insurance underwriter — they'll ask.
Want our 3 vetted Broward inspectors?
We've worked with the same handful of inspectors for years. Drop us a note and we'll send you the list — names, prices, what each one is best at, and how to book.
9. South Florida inspection cost reference (2025–2026)
| Service | Typical FL range |
|---|---|
| General inspection (1,500–2,500 sq ft) | $400–$600 |
| General inspection (3,000+ sq ft) | $600–$900+ |
| 4-Point inspection | $75–$175 |
| Wind Mitigation inspection | $75–$150 |
| 4-Point + Wind Mit bundle | $125–$325 |
| WDO / Termite | $50–$150 |
| Mold Assessment | $300–$600+ |
| Roof certification | $75–$200 |
| Pool / Spa | $125–$250 |
| Septic | $250–$500 |
| Seawall (PE) | $300–$800+ |
| Sinkhole investigation (PE/PG) | $1,500–$5,000+ |
| Stucco specialist | $300–$700 |
Prices reflect Broward and Palm Beach County pricing observed across the inspectors we work with regularly. Treasure Coast and Central Florida tend to run 10–20% lower.
10. Reading the inspection report — what actually matters
Inspection reports run 30–80 pages with a hundred or more line items. The trap is reading it as a list of repairs. The right read is severity-driven.
The four severity buckets
- Safety: any condition that creates immediate risk to occupants — bad GFCI, gas leak, missing handrail. Negotiate or fix.
- Functional: equipment that doesn't work as intended — failing HVAC, leaking water heater, dead disposal. Negotiate.
- Cosmetic: appearance only — paint, scuffs, minor cracks. Walk past.
- Maintenance: normal upkeep — caulk, filter changes, tree trimming. Walk past.
What to read first
- Summary section — every Florida report has one. Read it twice.
- Anything noted as “recommend further evaluation by [specialist].” That's a flag, not a finding — get the specialist in.
- 4-point and wind-mit findings. These run separately from the general report. Cross-check against your insurance binder.
- Photos. A finding without a photo is almost impossible to negotiate against.
- “Marginal” or “deferred maintenance” language often hides bigger issues — ask the inspector to clarify.
11. The Florida AS-IS contract, the 15-day inspection period & Johnson v. Davis
The inspection only matters because of what the contract lets you do with it. Almost every Florida residential transaction runs on the FloridaRealtors-FloridaBar-ASIS-7 AS-IS contract or its non-AS-IS sibling. Here's what changes for the buyer under AS-IS.
The AS-IS inspection-period mechanics
- Default period: 15 calendar days from the Effective Date if no other period is written into the contract.
- Buyer's right: absolute right to terminate during the inspection period for any reason in the buyer's sole discretion — deposit returned in full.
- Trade-off: the seller has no obligation to make any repairs. All response leverage is therefore in walking, price reductions, or closing-cost credits — not repair requests.
- Notice rule: written notice of cancellation must reach the seller before the deadline. Late notice = waived inspection right = deposit at risk if you back out for inspection reasons after.
- Re-inspection fees for a punch-list verification typically run $100–$200.
Repair credit vs. price reduction — which to push for
On almost every deal, push for a closing-cost credit before a price reduction. The math: a $5,000 price reduction lowers your monthly mortgage payment by about $30 over a 30-year amortization at current rates — pocket change. A $5,000 closing-cost credit offsets prepaids, points, and escrow at the table — real money in week one. The exceptions: when the appraisal comes in low (a price reduction may be needed to keep the loan-to-value in line), or when the credit would push past the loan program's seller-credit cap. FHA caps seller credits at 6% of purchase price; conventional caps run 3–9% depending on LTV. Critical: never label the addendum “repair credit” — it spooks underwriters. Call it a closing-cost credit.
Escrow holdback for incomplete repairs
When the seller agrees to repairs but the work won't finish before closing, hold back funds from the seller's proceeds at the title agent — typically 1.5x the estimated repair cost — and release only when the post-closing condition is met (signed completion certificate, invoice, photo, whatever the addendum specifies). Lender approval is usually required. Florida title agents are statutorily required to maintain holdback accounting and disburse only per the signed agreement.
Johnson v. Davis (1985) — the case every Florida seller should know
Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), is the Florida Supreme Court decision that abolished caveat emptor for residential real estate sales in Florida. The rule it established:
A seller of a home must disclose facts that (1) materially affect the property's value, (2) are known to the seller, and (3) are not readily observable by the buyer.
Two things follow that catch a lot of sellers off guard. First — the duty applies even in AS-IS sales. AS-IS limits the seller's repair obligation, not the disclosure obligation. Second — a home inspection does not eliminate the seller's duty to disclose latent defects they already know about. If a seller knew the roof was leaking before listing and the buyer's inspection misses it, the seller is still on the hook under Johnson v. Davis. This is why pre-listing inspection timing is a strategic decision: anything you learn becomes a known defect you must disclose.
12. When to bring in a specialist (beyond the general inspector)
When a Florida home inspector writes “recommend further evaluation by a licensed [trade],” that's your trigger to escalate. Don't skip it — and don't let the seller talk you out of it. The escalation path:
- Structural engineer (PE) — for any foundation crack longer than the width of a credit card, any door/window that has suddenly started sticking, any sloping floor, or any sinkhole indicator.
- Mold assessor (DBPR-licensed) — for visible mold, persistent musty smell, water staining on walls or ceilings, or any prior water-damage repair the seller mentions.
- WDO inspector (FDACS-licensed) — for any sign of termite mud tubes, frass, swarms, or wood damage that could be insect-related.
- Professional Engineer + diver — for any waterfront property with a seawall or dock.
- PE or PG (sinkhole) — when sinkhole indicators are present, especially in the central FL sinkhole belt.
- Licensed roofer — for any roof flagged as “at end of useful life,” with significant damage, or carrying a questionable age that affects insurability.
- Licensed electrician — for any FPE, Zinsco, or Challenger panel; any aluminum branch wiring; any subpanel that doesn't meet code; any sign of overheating at the panel.
- Licensed plumber — to confirm and quote on polybutylene replacement or cast iron drain replacement.
- Licensed HVAC contractor — for anything older than 12 years, R-22 systems, or visible coil corrosion.
- Pool builder or pool plaster specialist — for delaminated plaster, equipment age, or bond beam cracks.
- Septic specialist — for any failure signs in a home on septic.
Read next
Sister guides on the inspection & insurance angle
- → The 2026 Broward Deal-Killers — the three physical issues that make homes uninsurable
- → Selling a flooded home in Coral Springs — disclosure obligations under FL law
- → Buying a Broward home from out of state — remote inspections & closings
- → Florida pool care — what to demand from the seller before you close
- → The full Florida closing process — where the inspection fits in
- → Florida HOA / Condo reserves & SIRS — the condo-specific inspection layer
Where we work
- Coral Springs · Parkland · Weston · Davie · Fort Lauderdale
References & sources
- Florida DBPR — Home Inspectors — official licensing requirements, FAQs, and disciplinary orders.
- DBPR License Search — verify any Florida inspector license here.
- Florida Administrative Code Chapter 61-30 — Standards of Practice for Florida home inspectors.
- Florida Office of Insurance Regulation — Wind Mitigation Resources — OIR-B1-1802 form and discount documentation.
- Citizens Property Insurance — Inspections — roof age rules, 4-point and wind-mit guidance.
- DBPR — Mold Related Services — Mold Assessor and Mold Remediator licensing under Ch. 468 Pt. XVI.
- Florida Statute Chapter 482 (Pest Control) — governs WDO/termite inspection licensing through FDACS.
- Fla. Stat. §627.707 (Sinkhole investigations) — PE/PG requirement for sinkhole reports.
- Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) — the Florida Supreme Court decision that abolished caveat emptor for residential sales.
- Florida Realtors — Real Estate Contract Laws — FloridaRealtors-FloridaBar-ASIS-7 contract reference and inspection-period mechanics.
- InterNACHI & FABI partnership — Florida Association of Building Inspectors and APHI accreditation.
Written by James “Griff” Griffis, Florida Real Estate License #SL3473163, at VantaSure Realty (FL Brokerage License #CQ1065669). Reviewed by Beth McKeone, FL Lic #SL3435994. Direct: 954-300-1057.
This guide is general real-estate information, not legal, tax, engineering, or insurance advice. Florida licensing rules, insurance underwriting standards, contract terms, and case law evolve. Specific inspection scope, contract negotiation, repair obligations, and disclosure requirements depend on the exact facts of your transaction. Consult a licensed Florida home inspector, a real estate attorney, your insurance carrier, and your lender for situation-specific guidance before making decisions.
Florida home inspection — questions buyers and sellers actually ask
Is a home inspection required by law in Florida?+
How much does a home inspection cost in Florida?+
What is a 4-point inspection in Florida?+
What is a wind mitigation inspection?+
How do I verify a Florida home inspector's license?+
When did Florida start requiring home inspector licenses?+
Who can do a termite inspection in Florida?+
Can a regular home inspector test for mold in Florida?+
What is the inspection period in the Florida AS-IS contract?+
Can I cancel a Florida AS-IS contract during the inspection period?+
Should I get a pre-listing inspection as a Florida seller?+
What is Johnson v. Davis and why does it matter for Florida sellers?+
How long is a Florida 4-point inspection valid?+
Will my Florida insurance cover polybutylene plumbing damage?+
What is the maximum age roof Citizens Property Insurance will cover in Florida?+
Does a Florida home inspector check for code violations?+
Will my Florida home inspector estimate repair costs?+
Got an inspection coming up — or a report you need help reading?
Tell us the address, the contract date, the inspection deadline, and where you are in the process. Beth or Griff will reply within 24 hours with a triage of what to push for, what to walk away from, and which of the Florida-specific items above your inspector should flag.
Last verified May 2026 · Written by Griff · Reviewed by Beth