A standard Florida home inspection costs $300 – $600 and takes 2 – 4 hours. It's not required by law, but skipping it on any home older than 5 years is a mistake — even brand-new construction has defects. The inspector will provide a report with photos of every issue found, prioritized by severity.
The core inspection — what every buyer should get
- Structural: Foundation, framing, roof structure, load-bearing walls
- Roof: Age, remaining life, storm damage, flashing, ventilation
- Electrical: Panel condition, wiring type, GFCI outlets, code compliance
- Plumbing: Pipe material, water heater, leaks, drainage
- HVAC: Age, condition, refrigerant lines, ductwork
- Exterior: Siding/stucco, windows, doors, grading, drainage
- Interior: Walls, ceilings, floors, windows, moisture indicators
Inspections by home age
| Home Age | Standard Inspection | Additional Inspections You Should Add |
|---|---|---|
| New construction (0 – 5 yrs) | Yes | Pre-drywall + final walkthrough (before builder warranty ends) |
| Newer (6 – 15 yrs) | Yes | Wind mitigation (for insurance discount) |
| Established (16 – 25 yrs) | Yes | Wind mitigation + roof certification, HVAC service records |
| Older (25 – 40 yrs) | Yes | 4-point inspection (required by most FL insurers), wind mitigation, sewer scope, WDO/termite |
| Vintage (40+ yrs) | Yes | 4-point (required), wind mitigation, WDO, sewer scope, mold assessment, possible polybutylene plumbing check |
Florida-specific specialty inspections
Wood-Destroying Organism (WDO) inspection
Also called a termite inspection. Florida's humidity makes termite damage a real threat — especially in older homes. Cost: $75 – $150. Required for VA loans; strongly recommended for any home 10+ years old.
Sewer scope
A camera inspection of the sewer line running from the home to the street. In older Florida neighborhoods, tree roots and clay pipes cause major damage. Repairs run $3,000 – $15,000. The inspection itself costs $200 – $400.
Mold and moisture inspection
Florida's climate makes mold a serious risk. If the general inspector notices moisture, water stains, or musty odors, add a mold assessment ($300 – $800).
Polybutylene plumbing check
Homes built between roughly 1978 and 1995 may have polybutylene pipes, which fail catastrophically. Some FL insurers won't write coverage on homes with polybutylene. If your inspection reveals it, budget $4,000 – $15,000 for a re-pipe.
Standard Florida contracts (Florida Realtors/Florida Bar contract) give you a 10 – 15 day inspection period. Within that window you can renegotiate for repairs, credits, or price reductions — or walk away and get your earnest money back. After the window closes, you lose that leverage.
Insurance-related inspections deserve their own chapters
Two Florida inspections are so important they get dedicated pages:
- The 4-point inspection — required by most insurers for homes over 25 – 30 years old
- The wind mitigation inspection — the highest-ROI inspection in Florida, unlocking 25% – 45% insurance discounts
