What a disclosure is — and isn't
In Florida and most states, sellers are legally required to disclose known material defects. The keyword is "known." A seller who never noticed moisture intrusion in a crawl space isn't lying when they don't disclose it — they genuinely don't know. Disclosure is a floor, not a ceiling.
What to look for in a Florida seller's disclosure
Florida's standard disclosure form asks about:
- Roof leaks, damage, or prior repairs
- Water intrusion, flooding, or drainage issues
- Structural damage or defects
- Termite or pest infestations (past or current)
- Environmental hazards (asbestos, lead paint, mold)
- HOA rules, fees, and pending assessments
- Neighborhood noise, flight path, or proximity to commercial uses
- Any pending liens, code violations, or litigation
The permit history cross-check
For every item the seller discloses as "repaired," verify it was repaired with a permit. Florida requires permits for most structural, electrical, plumbing, and HVAC work. Work done without permits:
- Was not inspected by the county
- May not meet current code
- Can create problems when you later sell
- May void your homeowners insurance on related claims
County property appraiser websites have permit records. Your inspector should also note anything that looks like unpermitted work (different materials, amateur construction quality, mismatched permits).
The 4-point inspection (Florida-specific)
Florida insurers commonly require a 4-point inspection for homes over 20-25 years old before writing a policy. It covers roof, electrical, HVAC, and plumbing. If the seller can provide a current 4-point, use it as a second data source alongside the full inspection. Issues flagged on a 4-point can trigger insurer requirements or premium increases.
What disclosures won't tell you
Even honest, thorough disclosures miss:
- Prior insurance claims (request a CLUE report from the seller)
- Underground oil tanks or prior contamination (relevant for older Northern homes)
- Sinkhole activity (Florida-specific — requires geological survey)
- Neighborhood-level factors: crime trends, planned commercial development, airport expansion
- Property tax reassessment impact
