A home inspection is a visual, non invasive look at the major systems of a house. Here is exactly what that means, and where the limits are.
Key takeaways
- A home inspection is a visual, non invasive evaluation of the home's major systems on the day of the inspection.
- Roof, structure, electrical, plumbing, HVAC, interior and exterior are all covered.
- Anything hidden behind walls, under flooring or requiring specialized testing is outside the standard scope.
- Florida home inspectors are licensed by the state, and InterNACHI members follow a published Standards of Practice.
If you are buying a home in Florida, the inspection is one of the few chances you get to look past fresh paint and staging and see how the house is actually doing. Knowing what an inspection covers, and what it does not, helps you get the most out of it and avoid surprises after closing.
A visual inspection of the major systems
A standard home inspection is a visual, non invasive evaluation of the readily accessible parts of the home. The inspector walks the property from the roof to the foundation, operates normal controls, and documents what is observed on that day. Inspectors who are InterNACHI members follow InterNACHI's Standards of Practice, which spell out what must be inspected and reported.
In Florida, home inspectors are licensed by the state under Chapter 468, Part XV of the Florida Statutes. That license, plus professional certification, is a good baseline to look for when choosing an inspector.
What is included
- Roof: the roof covering, flashing, gutters, skylights and visible penetrations, plus signs of leaks in the attic below.
- Exterior: siding or stucco, windows, doors, eaves, grading and drainage, walkways, decks, porches and railings.
- Structure: visible foundation, framing and signs of movement or water damage.
- Electrical: the service entrance, main panel, breakers, a representative number of outlets and switches, GFCI and AFCI protection and smoke alarms.
- Plumbing: supply and drain lines that are visible, fixtures, water pressure and the water heater.
- Heating and cooling: operation of the HVAC system using normal controls, visible ductwork and the condensate drain.
- Attic and insulation: ventilation, insulation, framing and moisture stains.
- Interior: walls, ceilings, floors, stairs, doors, windows and built in appliances.
What is outside the standard scope
An inspector cannot see through walls, lift flooring or take apart equipment. Some things also require a separate specialist or a separate license in Florida. These usually include:
- Wood destroying organism (termite) inspections, which in Florida are performed by licensed pest control companies
- Mold testing and assessment, which is a separately licensed profession in Florida
- Radon, asbestos and lead paint testing
- Septic systems, wells and water quality testing
- Code compliance, permit research and cost estimates from contractors
- Anything concealed, such as wiring inside walls or pipes under a slab
A good inspector will tell you when something they observed deserves a closer look from a specialist, for example a licensed electrician, roofer or plumber.
Insurance inspections are separate reports
Florida buyers often need more than a home inspection. Insurance companies commonly ask for a 4-Point Inspection on older homes, and a Wind Mitigation Inspection can earn premium discounts. These use their own forms and can usually be completed during the same visit as the home inspection.
How to use your report
Most reports list dozens of items, and that is normal. Focus first on safety issues, active leaks and major systems near the end of their life, since these carry the biggest cost of repairs. Talk with your agent about which items to negotiate, and call your inspector with any questions. A report is only useful if you understand it.
Frequently asked questions
Does a home inspection include a termite inspection?
No. In Florida, wood destroying organism inspections are performed by licensed pest control companies. Your home inspector may note visible damage, but a separate WDO inspection is recommended.
Can a home inspector tell me if there is mold?
An inspector can report visible growth and moisture conditions that support mold. Testing and formal assessment are done by a licensed mold assessor.
Will the inspector move furniture or open walls?
No. A home inspection is non invasive, so the inspector evaluates what is readily accessible without moving belongings or opening finished surfaces.
