What a standard inspection covers
A general home inspection, performed by a licensed inspector following InterNACHI or ASHI standards, is a visual examination of accessible systems and components. It covers:
- Roof: Visible condition from ground level or roof walk — shingles, flashing, gutters, visible wood rot
- Exterior: Siding, grading, drainage, decks, patios, windows, doors
- Foundation: Visible cracks, settlement, moisture evidence
- Electrical: Panel, visible wiring, outlets, GFCI protection
- Plumbing: Supply lines, drains, water heater, visible pipes, functional testing of fixtures
- HVAC: Operation of heating/cooling systems, visible ductwork, filters
- Interior: Ceilings, walls, floors, windows, doors
- Attic: Insulation, ventilation, visible structural elements
What a standard inspection won't find
Inspectors are trained to flag what's visible. They can't:
- See inside walls (mold, moisture, pests, wiring)
- Estimate remaining useful life with precision
- Test for radon, lead, or asbestos (separate tests)
- Assess sinkhole risk (Florida-specific geological issue)
- Evaluate permit compliance (requires county records research)
- Review HOA financial documents or reserve studies
Florida-specific additional inspections
4-Point Inspection: Required by most Florida insurers for homes over 20–25 years old. Covers roof, electrical, HVAC, and plumbing in more detail than a general inspection. Often done by the same inspector. Cost: $75–125.
Wind Mitigation Inspection: Documents roof shape, attachment methods, and opening protection (hurricane shutters, impact windows). Can reduce wind coverage premium by 20–40%. Cost: $75–100. Almost always worth it.
Mold Inspection: For any home with water damage history, visible staining, or musty odor. Air sampling + surface testing. Cost: $200–500.
Sinkhole Addendum: If you're in a high-risk county (Hernando, Pasco, Hillsborough, Marion), consider a sinkhole inspection. Standard homeowner policies cover catastrophic ground collapse but not "sinkhole activity" without a rider.
Using inspection results in negotiation
Inspections aren't pass/fail. The question isn't "is there anything wrong?" — there's always something. The question is: what are the material issues? In Florida, focus on: roof remaining life, HVAC age and condition, signs of water intrusion (especially in attic), electrical panel type (aluminum wiring and Federal Pacific panels are red flags), and any evidence of pest damage.
Material defects found in inspection give you leverage to negotiate a price reduction, seller-funded repair credits at closing, or cancellation under the inspection contingency.
