Home Inspection Checklist for Central Florida Buyers

A home inspection in Florida does more work than in most states, because the same report that tells you whether the roof is sound often determines whether you can get homeowners insurance at all, and at what price.

Short version: Beyond a standard home inspection, Florida buyers usually need a 4-point inspection (roof, electrical, plumbing, HVAC) and a wind mitigation inspection before an insurer will write or price a policy, and most also get a termite inspection, known in Florida as a WDO (wood-destroying organism) inspection. Roof age matters more here than almost anywhere else: state law protects roofs under 15 years old from age-only refusals, and older roofs can stay insurable if an inspection shows at least 5 years of useful life left.

What a standard inspection covers

A general home inspection looks at the structure, foundation, roof condition, attic, windows, doors, and visible plumbing and electrical systems, then hands you a report flagging anything that needs attention now versus later. This is the same inspection you’d get anywhere in the country, and it’s worth doing even on new construction, since builders make mistakes too, a theme the new construction buyer mistakes guide covers in more detail.

Florida licenses home inspectors through the Department of Business and Professional Regulation (DBPR), so it’s worth confirming an inspector’s license on DBPR’s online license search before hiring. Keep in mind what a general inspection doesn’t do: it’s visual, so it can’t see inside walls, and it isn’t a mold assessment, a termite inspection, or a septic or sewer inspection, all of which are covered below.

The two inspections Florida adds

A 4-point inspection is a shorter, insurance-focused report on exactly four systems: roof, electrical panel, plumbing, and HVAC. Insurers ask for it on older homes specifically to gauge how much risk they’re taking on. Citizens Property Insurance, the state’s insurer of last resort, requires one for homes more than 20 years old, and private carriers set their own thresholds, often somewhere in the 20 to 40 year range. Certain findings, like older electrical panel brands with known problems, polybutylene plumbing, or active leaks, can make a home hard to insure until they’re fixed, which makes the 4-point worth ordering early rather than late.

A wind mitigation inspection is different again, it documents features like roof-to-wall connections, opening protection, and roof shape that make a home more resistant to hurricane winds, and it can knock a meaningful amount off your annual premium if the home qualifies. The hurricane code and wind zones guide explains what those features are and why they matter. Neither of these replaces the general inspection. Buyers typically pay for all three, sometimes bundled by the same inspector in one visit.

Worth knowing for later, even though it doesn’t help during a purchase: once you own the home, Florida’s My Safe Florida Home program offers a free wind mitigation inspection to eligible existing homeowners, plus grants of up to $10,000 toward the roof, opening protection, and roof-to-wall upgrades the inspection identifies. Eligibility and funding have shifted from year to year, with recent cycles focused on lower- and moderate-income homeowners, so check the program site for current rules. It’s the natural next step once you’ve closed, especially if your purchase inspection turns up upgrades worth making.

Why roof age is the number that matters most

Under Florida Statute 627.7011, an insurer can’t refuse to issue or renew a homeowners policy solely because of roof age if the roof is less than 15 years old. Once a roof hits 15, the insurer has to let the homeowner get the roof inspected by an authorized inspector, at the homeowner’s expense, before requiring replacement, and if that inspection shows 5 or more years of useful life remaining, the insurer can’t refuse coverage based on age alone. Roof age is counted from the last time the entire roof surface was replaced, so a partial re-roof doesn’t reset the clock. A 2026 bill that would have expanded these protections died in committee in March, so the rules above are still the ones in force.

That protection only covers age-only decisions, though. Insurers can still decline or price a roof based on its condition, and in practice many private carriers get much tougher on roofs in the 15 to 20 year range, requiring that inspection, charging more, or covering the roof at actual cash value (a payout that subtracts depreciation) instead of full replacement cost. Citizens publishes its own explicit rules: shingle roofs older than 25 years, and tile, slate, clay, concrete, or metal roofs older than 50 years, need an inspection documenting at least 5 years of remaining useful life, or proof of a full replacement. Exact thresholds vary by carrier and change without much notice, so treat any specific number as a starting point to confirm with an agent, not a guarantee. The Florida roof lifespan guide covers how long each roofing material typically lasts here.

If a home’s roof is approaching any of these ages, get the 4-point inspection early in your due diligence period, not after you’re already under contract with a tight financing deadline. It’s one of the few inspection findings that can derail insurability entirely, not just negotiating leverage.

The termite inspection (WDO report)

Florida’s version of a termite inspection is the WDO inspection, short for wood-destroying organism, and it’s reported on a specific state form, FDACS Form 13645, issued by the Florida Department of Agriculture and Consumer Services. It has to be done by a licensed pest control company, it covers termites, powder post beetles, old house borers, and wood-decaying fungi, and many lenders require it before closing. Like a general inspection, it’s limited to what’s visible and accessible, and the form itself says it isn’t a structural damage report. Florida’s warm, humid climate makes termites a real concern, and the termite inspection guide covers the different species and what a finding means for a purchase.

Moisture and mold: what to watch for

Water damage is the most common hidden problem in Florida homes, and a walkthrough is a good time to look for it yourself, alongside the inspector. Watch for stains on ceilings, especially below the attic air handler; soft or bubbling drywall; musty smells, particularly when they’re masked by heavy air freshener; rust or standing water in the AC drain pan; warped baseboards or cupped wood floors; and any fresh paint patches on ceilings or low on walls.

Neither a general home inspection nor a WDO report is a mold assessment. The WDO form says outright that pest inspectors aren’t licensed to report on fungi other than the wood-decaying kind. If the inspection turns up signs of moisture damage, a licensed mold assessor can investigate before closing, and Florida law requires a state license for mold assessment and remediation on jobs over 10 square feet. The mold prevention guide covers where moisture usually gets into a Florida house, Florida’s mold licensing law, and how sellers’ disclosure obligations work.

It’s also worth checking the AC system closely, since it’s the main defense against humidity in a Florida home. The manufacture date on the outdoor unit’s data plate tells you roughly how much life the system has left, and the Florida AC guide covers expected lifespans and replacement costs, while the AC and humidity guide explains the warning signs of a system that isn’t keeping up.

Inspections that depend on the property

Some homes need inspections beyond the standard set, depending on what’s on the lot:

Septic systems. Homes not on city sewer usually have a septic system, which isn’t covered by a general inspection. A septic inspection, and ideally a pump-out, shows whether the tank and drainfield are working. The septic, sewer, and drainage guide covers what to look for.
Private wells. A well should get a water quality test and a check of the pump and pressure tank. The well water and permits guide covers the details.
Pools. Many general inspectors give pools only a basic look, so a dedicated pool inspection is worth considering on a home with an older pool or screen enclosure. The pool ownership guide covers ongoing costs.
Sinkholes. In parts of Central Florida with sinkhole activity, cracks in walls or floors, sticking doors, or a past sinkhole claim on the property warrant a closer look. The sinkholes guide explains the warning signs and insurance angles.
Sewer lines. On older homes, a camera inspection of the main drain line can catch cracked or root-blocked pipes that a standard inspection can’t see.

Questions worth asking before you waive anything

Ask when the roof was last replaced and whether a permit was pulled for it, since permitted work is easier to verify and insurance companies weight it accordingly. Ask about the age of the water heater and HVAC system, since both show up on the 4-point report regardless. Ask whether the home has had any water damage, mold remediation, termite treatment, or insurance claims, and get the paperwork for any work that was done. And if you’re buying in a flood zone, confirm that separately. It’s not part of a standard inspection, but it affects both insurance requirements and closing costs if flood coverage becomes mandatory, which the Florida flood insurance guide explains.

This whole step sits inside a larger process, see buying a house in Florida, step by step for how inspection timing fits with contract deadlines and closing, and where Florida homeowners insurance actually stands in 2026 for the fuller picture of why insurers underwrite the way they do right now.

Want to bring a physical copy to the inspection instead of scrolling through this on your phone? Download and print the Home Inspection Checklist, it covers all three inspections, the roof-age thresholds, and the questions above, in one place.

Frequently Asked Questions

An insurance-focused inspection covering four systems: roof, electrical, plumbing, and HVAC. Insurers typically require it on older homes before writing or renewing a policy. Citizens Property Insurance requires one for homes more than 20 years old, and private carriers set their own age thresholds.

It documents hurricane-resistant features of the home, like roof shape and roof-to-wall connections, and can lower your homeowners insurance premium if the home qualifies for the discounts.

Florida law bars insurers from refusing coverage solely because of roof age if the roof is under 15 years old. For older roofs, an inspection showing at least 5 years of remaining useful life blocks an age-only refusal. Insurers can still price or decline a roof based on its condition, and Citizens requires documentation for shingle roofs over 25 years and tile or metal roofs over 50 years. Check with an insurance agent before waiving a roof inspection.

It’s Florida’s termite inspection, short for wood-destroying organism, reported on state form FDACS 13645 by a licensed pest control company. It covers termites, powder post beetles, old house borers, and wood-decaying fungi, and many lenders require it before closing.

Not specifically. A general home inspection can flag signs of moisture damage, and a WDO report covers only wood-decaying fungi, not mold. If there are signs of water damage or a musty smell, a licensed mold assessor can investigate before closing.

Flood zone status isn’t part of a standard or 4-point inspection. Confirm it separately, since it can trigger a mandatory flood insurance requirement from your lender.

Sources

This article is for general informational purposes only and isn’t financial, legal, insurance, or tax advice – for guidance specific to your situation, talk to a licensed professional.