Florida Home Inspector Hand-Off Checklist — The FL-Specific Items

Confirm panel manufacturer and model — flag if FPE / Federal Pacific Stab-Lok

Documented fail-to-trip rates of 25–65%. Essentially blacklisted by Florida insurers.

Confirm Zinsco breakers

Often labeled "Sylvania-Zinsco" or "GTE-Sylvania Zinsco." Breakers fuse to bus bars. Carriers will not bind.

Confirm Challenger panels (especially Challenger HACR breakers)

Subject of CPSC recalls; flagged by most Florida carriers.

Confirm Pushmatic breakers

Aging design with limited replacement parts. Flag in writing.

Aluminum branch wiring inspection at multiple devices

Open at least 3–5 outlets/switches and confirm copper vs. aluminum branch conductors. If aluminum, document remediation method (COPALUM or AlumiConn pigtailing) at every device.

Photograph the panel label and the inside of the panel

Buyer needs both photos for the insurance underwriter.

Trace supply lines for polybutylene (Quest) at every accessible point

Under each sink, at the water heater, at the main shutoff, in the attic if accessible. Polybutylene is typically gray or blue plastic with crimp fittings; PEX is typically red/blue/white with cinch or expansion fittings. Confirm in writing whether ANY polybutylene was found.

Document drain pipe material at the cleanout

Cast iron in FL homes pre-1980 is at end-of-life. PVC or ABS is fine. Photograph the cleanout interior if accessible.

Look for visible corrosion or scaling at the water heater connections

Galvanized steel supply at the water heater is a flag for old plumbing systems.

Note water heater manufacture date and condition

From the nameplate. Standard tank life is 8–12 years.

Confirm refrigerant type — flag if R-22

EPA banned R-22 production and import January 1, 2020. Recharging from recycled supply runs $60–$250/lb. Most R-22 systems are pre-2010 installs.

Photograph condenser and air handler nameplates

Manufacturer, tonnage, refrigerant type, manufacture date — all on the label.

Note coastal exposure — visible salt-air corrosion

Within ~3 mi of saltwater, condenser fins corrode noticeably faster. Photograph fin condition.

Coil condition — flag blackened copper (Chinese drywall tell)

Especially in homes built or remodeled 2001–2008. Triggers a Chinese drywall investigation.

Condensate drain line — confirm cleanout and safety pan switch

Clogged condensate is the #1 cause of HVAC water damage in FL.

Temperature differential measurement (supply vs. return)

18–22°F is healthy; under 15°F indicates low refrigerant or failing compressor.

Confirm roof material (shingle, tile, slate, metal, concrete)

Drives the Citizens age cap (25 yrs shingle, 50 yrs tile/metal/slate/concrete).

Estimate roof age and document evidence

Permit history (preferred), licensed contractor invoice (preferred), or visual age estimate (fallback only — Citizens no longer accepts).

Photograph wide shots from each roof side

Plus close-ups of any visible damage, lifted shingles, broken tiles, or staining around penetrations.

Note hurricane straps / clips at truss-to-wall (visible from attic)

For the wind mitigation form: "single wraps," "double wraps," "clips," or "toe-nail."

Note secondary water resistance (peel-and-stick) presence

If visible at attic eaves. Drives 5–10% wind premium discount.

Note roof geometry (hip vs. gable percentage)

Hip earns 5–15% wind discount. Mixed roofs are scored on the wind mit form by percentage.

Inventory every window — impact-rated, shuttered, or unprotected

For each opening, note rating method. Look for Miami-Dade NOA (Notice of Acceptance) sticker on glass or frame.

Inventory every exterior door

Front, back, slider, French — same NOA documentation.

Garage door wind rating

Photograph the garage door label inside. NOA-rated reinforced door earns 3–8% wind discount.

Skylights and any non-standard openings

Often the weak link on opening protection scoring.

Confirm shutter coverage if no impact glass

Missing shutter for even one window disqualifies the opening-protection discount.

Moisture meter readings around windows and doors

Readings over 20% indicate active moisture intrusion. Document each reading and location.

Moisture readings at the base of walls

Where stucco meets the foundation — common intrusion point.

Confirm hardcoat 3-coat vs. EIFS (synthetic, single-coat)

EIFS traps moisture by design; common in homes built 1990s–early 2000s.

Tap test for hollow / delaminated areas

Document each hollow location.

Categorize crack severity and pattern

Hairline (cosmetic) vs. widening / patterned (movement or moisture). Photograph each significant crack.

Mud tubes on foundation walls or in the crawl space

Subterranean termite tell — pencil-width mud tunnels.

Frass (drywood termite pellets) — attic vents, baseboards, window frames

Looks like coarse coffee grounds.

Hollow-sounding wood at baseboards, jambs, and frames

Tap test.

Discarded swarmer wings near windows and exterior doors

After a swarm event.

Existing termite bond / treatment history

Ask the seller.

Tap-test the pool surface for hollow spots

Plaster delamination signal. Document each location.

Equipment manufacture dates (pump, filter, heater, salt cell)

Standard pump life is 8–12 years.

Bonding wire continuity at all metal pool components

Critical safety check — should be tested, not just observed.

Pool deck cracks

Hairline normal; widening or stair-step indicates slab settling.

Pool fence / barrier compliance per local code

Florida requires a barrier; specifics vary by jurisdiction.

Foundation cracks — measure, photograph, and categorize

Hairline vs. wider than a credit card vs. stair-step in masonry vs. horizontal. Each carries different implications.

Floor levelness checks across each room

Marble or laser level. Document any visible slope.

Doors and windows that suddenly stick

Especially when paired with floor sloping or wall cracks.

Yard depressions or soft spots

Walk the entire lot.

Slumping fences or trees

Sudden lean from previously upright structures.

Site drainage — slope away from foundation

Standing water near the foundation is a flag.

Visible seawall plumb and cracking

Document any lean, cracks, or visible repair history. Replacement runs ~$800–$1,000 per linear foot.

Dock and pile condition (visible above-water portion)

Rot, marine growth, structural damage.

Salt-air corrosion on visible metal — A/C condenser, electrical service, fasteners

Within ~3 mi of saltwater, accelerated degradation is normal but informs expected replacement timeline.

Recommend PE/diver inspection if any seawall concerns

Cost: $300–$800 with 24–48 hour turnaround.

Electrical panel label and inside-panel photo

Both main panel and any subpanels.

Water heater nameplate

Manufacturer, capacity, manufacture date.

HVAC condenser and air handler nameplates

Manufacturer, tonnage, refrigerant type, manufacture date.

Roof — wide shots from each side, plus damage close-ups

Drone if available.

Window and door NOA stickers

Documents impact rating for the wind mitigation form.

Garage door wind rating label

Inside the door, on the spring or frame.

Pool equipment nameplates

Pump, filter, heater, salt cell.

Truss-to-wall connection (attic shot)

For the wind mitigation form.

Any FPE / Zinsco / Challenger panel finding

Even if the inspector recommends replacement, the photo is what the carrier will want.