Free Resource · 2026 Edition · By Griff

Florida Home Inspection Checklist 2026 — Buyer & Seller Walkthrough

The complete walkthrough Beth and I run on every Buy Sell Diva deal. Thirteen sections, 80+ checkpoints, every Florida-specific gotcha that hits the underwriter or the buyer's wallet. Use it on a showing, a pre-listing walk, or alongside the inspector during inspection day.

Built by James “Griff” Griffis·Reviewed by Beth McKeone·Last verified May 2026

Section 1

Before you book the inspection

Get the right people lined up before you schedule. The Florida-specific add-ons (4-point, wind mitigation, WDO) are not always bundled — confirm in writing.

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Verify the inspector's DBPR license
Search myfloridalicense.com/wl11.asp by name or license number. Confirm "Current, Active." Check disciplinary history.
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Confirm 4-point and wind mitigation are included
Most older Florida homes need both. Ask whether the inspector performs them in-house or sub-contracts. Both should be on Florida-specific forms (the wind mit on OIR-B1-1802).
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Line up a WDO/termite inspector (separate FDACS license)
A standard home inspector cannot issue a WDO. Confirm a partnered FDACS-licensed inspector is part of the package.
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Add specialty inspections if conditions warrant
Mold assessor (visible mold or smell), septic, pool, seawall (waterfront), Chinese drywall (2001–2008 build), stucco (cracking visible).
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Confirm sample report quality before you book
Look for one with photos on every finding, a summary section, and clear severity categorization (safety / functional / cosmetic / maintenance).
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Plan to attend the last 30–60 minutes
The closing walkthrough with the inspector is where most of the negotiating-leverage findings get explained out loud.

Section 2

Roof — the single biggest insurance line item

Roof age and condition drive both insurability and premium. Citizens generally caps shingle/soft roofs at 25 years and tile/slate/metal at 50.

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Visible roof condition from the ground and from above
Lifted, missing, or curling shingles; granule loss; broken or sliding tiles; sagging ridges; staining around penetrations.
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Documented roof age
Effective Jan 1, 2023, Citizens no longer accepts an inspection report alone as proof of replacement age — get the building permit or licensed contractor invoice.
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Soffits, fascia, and eaves
Rot, water staining, sagging — common in older Florida coastal homes from wind-driven rain.
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Flashing and valleys
Where the roof meets walls, chimneys, and skylights — the most common leak source.
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Hurricane straps / clips at the truss-to-wall connection
Visible from the attic. Documented on the wind mitigation form. Drives a 5–15% wind premium discount.
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Secondary water resistance (peel-and-stick under the roof covering)
Drives a 5–10% wind premium discount on the wind mit form.

Section 3

Exterior — stucco, siding, drainage

Florida sun, salt, and moisture are unkind to exteriors. Stucco issues are common and often hide moisture intrusion behind the cladding.

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Stucco cracks
Hairline cracks under 1/16" are typically cosmetic. Larger, widening, or patterned cracks signal movement or moisture intrusion. EIFS (synthetic, single-coat) traps moisture and may need re-cladding.
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Siding condition
Hardiplank: caulk failure at joints. Wood: rot. Vinyl: warping or fading from salt-air exposure.
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Soffit ventilation
Critical for attic humidity control in Florida — confirm vents are open and not painted over.
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Site drainage
Grade should slope away from the foundation. Standing water near the foundation or in the yard signals drainage problems and potential foundation impact.
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Driveway and walkway settling
Cracks wider than the width of a credit card or noticeable settling can signal subgrade issues — sometimes sinkhole-related in central FL.

Section 4

Foundation & structural — the sinkhole watch list

A standard inspector flags visual indicators only. A confirmed sinkhole concern triggers a Professional Engineer or Professional Geologist investigation under §627.707.

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Foundation cracks
Hairline shrinkage cracks are normal. Anything wider than the width of a credit card, stair-step cracks in masonry, or horizontal cracks warrant a PE evaluation.
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Floor levelness
Roll a marble across each room. Visible slope or sag is a flag.
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Doors and windows that suddenly stick
Especially when paired with floor sloping or wall cracks — a classic sinkhole indicator.
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Yard depressions or soft spots
Walk the entire lot. Soft, spongy, or visibly depressed areas are sinkhole indicators.
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Slumping fences or trees
Sudden lean from previously upright fence posts or trees, especially clustered, is a flag.
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Cloudy well water
On well water properties, sudden turbidity can indicate subsurface activity.

Section 5

Electrical — the panel make and model

Panel manufacturer alone can make a Florida home uninsurable. This is the single most common 4-point failure we see in older South Florida homes.

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Confirm panel manufacturer — flag if FPE / Zinsco / Challenger / Pushmatic
Federal Pacific Stab-Lok breakers fail to trip 25–65% of the time. Zinsco breakers fuse to bus bars. Both are essentially blacklisted by Florida insurers. Replacement runs $1,500–$3,500.
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Aluminum branch wiring (1965–1973)
Single-strand aluminum at outlets and switches. Requires COPALUM or AlumiConn pigtail remediation at every device for Citizens binding.
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GFCI protection at all wet locations
Bathrooms, kitchen counters, garage, exterior, pool equipment, laundry. Missing GFCI at any of these is a safety call.
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AFCI protection on bedroom circuits
Required for new construction; common upgrade flag on older homes.
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Service entrance condition
Salt-air corrosion at the meter, frayed entry conductors, water staining inside the panel — all flags.
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Subpanel grounding and bonding
Common error in DIY work; can cause shock hazards.
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Knob-and-tube or cloth-insulated wiring
Rare in FL but found in pre-1950 homes. Carriers won't bind.

Section 6

Plumbing — pipe material is destiny

Florida plumbing has two material-driven failure modes that can blow up a deal: polybutylene supply lines and cast iron drain pipes.

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Trace supply lines for polybutylene (Quest)
Used 1978–1995. Often gray or blue plastic with crimp fittings. Visible at water heater, under sinks, at the main shutoff. Insurance excludes related damage; lenders often require replacement before close.
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Drain pipe material at the cleanout
Cast iron (FL homes pre-1980) has a realistic 25–30 year life in Florida humidity. Visible corrosion, slow drains, foul smells, or backups all indicate end-of-life.
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Water pressure
Should run 40–80 psi. Outside that range signals regulator or supply issues.
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Water heater age and condition
Manufacture date on the nameplate. Standard tank lifespan is 8–12 years. Look for rust at the base, T&P valve discharge piping, and proper expansion tank if required.
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Sewer cleanout
Should be present and accessible. A sewer scope ($200–$400) is worth the money on any home over 30 years old.
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Visible leaks under sinks and at all fixtures
Even small leaks signal eventual wood rot and cabinet damage.
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Hose bibs
Anti-siphon required. Frost-free is a non-issue in FL but bibs that drip are repair items.

Section 7

HVAC — age, refrigerant, and the South Florida specifics

Florida HVAC works harder than almost anywhere. Equipment age, refrigerant type, and ductwork condition all matter.

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Confirm equipment age from the nameplate
Standard FL HVAC life is 12–15 years given the load. Anything 12+ is a replacement-on-the-horizon line item.
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Refrigerant type — flag R-22
EPA banned R-22 production and import January 1, 2020. Recharging from recycled supply runs $60–$250/lb. R-22 systems are functional but on borrowed time.
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Ductwork condition
Disconnected, crushed, or visibly degraded ducts in the attic — common and a major efficiency hit. Insulation R-value check.
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Filter access and condition
A neglected filter is a tell for overall maintenance.
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Condensate drain line
A clogged condensate line is the #1 cause of HVAC water damage in FL. Should have a cleanout and a safety pan switch.
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Coil condition
Check the indoor coil for corrosion (Chinese drywall tell) and the outdoor condenser for salt-air damage on coastal homes.
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Temperature split
Inspector should measure supply vs. return temperature differential. 18–22°F is healthy; less indicates low refrigerant or a failing system.

Section 8

Hurricane readiness (HVHZ in Broward + Miami-Dade)

Both Broward and Miami-Dade are designated High-Velocity Hurricane Zones with design wind speeds 170–200+ mph. Every opening must carry impact protection.

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Impact-rated windows and doors
Look for Miami-Dade NOA (Notice of Acceptance) sticker on the glass or frame. Permanent etch is best. Drives a 15–30% wind premium discount.
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Hurricane shutters (if no impact glass)
Accordion, roll-down, or panel — count and confirm coverage of every opening. Missing shutter for even one window disqualifies the opening-protection discount.
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Garage door wind rating
Standard garage doors are the weakest opening on most homes. A Miami-Dade NOA-rated reinforced door alone is a 3–8% wind premium discount. Check for the NOA sticker.
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Roof shape (hip vs. gable)
Hip roofs (slope on all four sides) earn 5–15% discount over gable. Documented on the wind mit form.
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Generator and transfer switch
Optional but increasingly standard in FL. Note presence, fuel source, and last service.

Section 9

Pool / spa

A failing pool surface is a $5,000–$18,000 line item. Tap-test the surface during the inspection.

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Surface condition — tap for hollow spots
Hollow plaster, popping, or progressive staining signals a needed resurface.
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Tile and coping
Cracks, missing tile, lifting coping — all repair items.
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Equipment age and condition
Pump, filter, heater, salt cell. Standard pump life is 8–12 years.
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Pool deck cracks
Hairline is normal; widening or stair-step cracks indicate slab settling.
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Bonding (electrical safety)
All metal pool components must be bonded together. Critical safety issue.
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Pool fence / barrier compliance
Florida law requires a barrier; specifics depend on jurisdiction.

Section 10

Septic / sewer

Confirm whether the property is on septic or municipal sewer. If septic, get an inspection — sandy FL soil shortens drain field life.

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Confirm septic vs. sewer
Property records or seller disclosure. If septic, get a dedicated septic inspection ($250–$500).
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Tank age and last pump date
Concrete tanks last 20–40 years; fiberglass/plastic 30–40; steel 15–20. Pumping should happen every 3–5 years.
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Drain field condition
Soft, soggy, or unusually green grass over the drain field signals failure. FL drain field life runs 15–20 years on average.
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No standing water near the system
Including no foul smell.
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Sewer scope (if on municipal sewer)
Worth the $200–$400 on any home over 30 years old.

Section 11

Termite signs (subterranean + drywood — both endemic in FL)

A WDO inspection covers both. Look at the inspection day for visual signs even before the WDO inspector arrives.

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Mud tubes on foundation walls (subterranean)
Pencil-width mud tunnels running from soil up the foundation. The classic subterranean tell.
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Frass (drywood)
Looks like coarse coffee grounds or sawdust on flat surfaces below where the termites have entered. Found near attic vents, baseboards, window frames.
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Hollow-sounding wood
Tap baseboards, window frames, door jambs.
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Discarded wings near windows
After a swarm event.
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Existing termite bond / treatment history
Ask the seller for the WDO history and any active termite bond — sometimes transferable to the buyer.

Section 12

Insurance line items (the underwriter's checklist)

Your homeowners-insurance underwriter cares about a specific subset of the inspection. Make sure your inspector documents these.

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4-point inspection completed and on FL form
Roof, electrical, plumbing, HVAC. Required by most carriers when the home is 20+ years old. Valid 1 year.
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Wind mitigation completed on OIR-B1-1802
Updated April 1, 2026. Valid 5 years. Documents the seven hurricane-resistance features.
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Roof age proof — permit or contractor invoice
Effective Jan 1, 2023, Citizens does not accept inspection-only proof of replacement age.
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Panel manufacturer documented
Photo of the panel label. Confirms it is not FPE / Zinsco / Challenger.
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Plumbing material documented
Confirm absence of polybutylene; document drain pipe material.
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HVAC age documented
Photo of nameplate showing manufacture date.

Section 13

Photos to take with your phone (insurance + future reference)

Walk every label and serial number. These are the photos your insurance underwriter, your warranty company, and future-you will all want.

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Electrical panel(s) — open and label visible
Manufacturer, model, breaker layout. Both main panel and any subpanels.
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Water heater label
Manufacturer, capacity, manufacture date.
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HVAC condenser nameplate
Manufacturer, tonnage, refrigerant type, manufacture date.
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HVAC air handler nameplate
Same data plus filter size.
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Roof — wide shot from each side, plus close-up of any damage
Drone shots if available.
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Service entrance / meter
For the electrician on any future panel work.
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Pool equipment nameplates
Pump, filter, heater, salt cell.
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Window and door NOA stickers
Documents the impact rating for the wind mit form.
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Garage door label
For the wind rating.
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Anything visibly broken or concerning
Even if the inspector flags it — your own photo is faster to reference than thumbing through the report.

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