Helpful resources, organized for easy reference

Roof

During a home inspection, the roof’s condition and estimated serviceability are evaluated through a visual inspection of accessible areas. Permit records, when available, may provide additional information regarding roof age, replacement history, or permitted repairs.

Roof serviceability depends on several factors, including age, visible wear, roof-covering condition, attic sheathing condition, drainage, and signs of past or present water intrusion.

Direct and indirect lighting may be used to help identify ceiling staining or other indications of moisture intrusion. When warranted and conditions allow, infrared thermography may also be used as an additional inspection tool. These methods can improve the ability to identify moisture-related concerns, but no visual inspection can predict or guarantee against future roof leaks or repairs.

Fresh paint or recent repairs may conceal previous staining, leakage, damage, or evidence of wood-destroying organism activity. Buyers should ask the seller about known roof leaks, repairs, warranties, and previous damage. Conditions can also change between the inspection and closing, so the roof and interior ceilings should be observed again during the final walk-through.

Note:

• Some roofing materials should not be walked because of their condition, design, manufacturer limitations, or the potential for damage or personal injury.
• Roofs that cannot be safely accessed because of height, weather, pitch, material, or other conditions will be inspected using the safest available method, and any limitations will be noted in the report.
• Ventilation, sun and wind exposure, surrounding vegetation, organic debris, installation quality, maintenance, and environmental conditions can all affect roof service life.
• Older roofs or roofs showing significant wear may warrant further evaluation and/or roof certification by a licensed roofing contractor.

Exterior Siding

• Stucco/block: Inspected for visible cracking, spalling, efflorescence, deterioration, damage, and clearance from grade where visible.
• Wood: Inspected for visible rot, swelling, deterioration, physical damage, installation concerns, and evidence of wood-destroying organism activity.
• Metal/vinyl/cement-based siding: Reviewed for visible damage, deterioration, warping, loose or displaced materials, and installation concerns.
• Paint/sealants: Evaluated for general condition and visible deterioration at accessible exterior surfaces.

Foundation

Visible and accessible portions of the foundation are inspected for cracking, deterioration, displacement, structural concerns, moisture-related conditions, and visible evidence of wood-destroying organism activity.

Foundation visibility may be limited by stucco, siding, landscaping, floor coverings, stored items, finishes, or inaccessible crawlspace areas.

• Minor hairline cracking may not always photograph clearly. Photographs supplement the written home inspection report but do not replace the inspector’s observations.
• Cracks, openings, deterioration, or other deficiencies should be repaired or further evaluated as recommended in the inspection report.

Electrical

During a home inspection, the home electrical system is visually inspected at the service entrance, disconnects, electrical panels, breakers, and accessible receptacles and fixtures.

Accessible receptacles may be tested for proper polarity and grounding, and visible electrical components are evaluated for general condition and safety concerns.

Ground-Fault Circuit Interrupter (GFCI) protection is an important safety feature in locations where electrical equipment may be exposed to moisture. Older homes may not have the same level of GFCI or AFCI protection typically found in newer construction.

Certain older electrical panels and components have known performance or safety concerns. When such equipment is present, it will be identified in the inspection report and further evaluation may be recommended.

Age alone does not indicate that an electrical panel is defective. Older panels and components are evaluated based on visible condition, installation, operation where applicable, and observed deficiencies.

HVAC

The home’s heating and cooling (HVAC) systems are inspected for visible condition and general operation using normal operating controls when conditions permit.

System age is considered along with visible condition, performance, maintenance history, corrosion, and other observed conditions. Older equipment may remain operational for many years, while newer equipment may still require repair.

Accessible HVAC components are inspected visually. Components requiring invasive disassembly or specialized service procedures are outside the scope of a general home inspection.

South Florida’s heat, humidity, and coastal environment can contribute to corrosion and deterioration of HVAC equipment and may affect service life.

Plumbing

The home plumbing system, including accessible supply, drain, waste, vent, fixture, and water-heating components, is visually inspected for general condition, operation, and visible leakage.

Water temperatures above approximately 120°F can increase the risk of scalding.

Older plumbing materials such as cast iron drainage piping, galvanized supply piping, and polybutylene supply piping may warrant additional evaluation depending on age, condition, installation, and the presence of deterioration or leakage.

Shut-off valves are generally not exercised during a home inspection because older or deteriorated valves may leak or fail when operated.

Where further evaluation or repair is recommended, use an appropriately licensed or qualified professional.

Kitchen

The kitchen portion of the home inspection includes accessible cabinetry, countertops, plumbing fixtures, appliances, electrical components, and visible supply and drain connections.

• Cabinetry is inspected for visible condition, damage, operation, and areas requiring caulking or sealing.
• Installed appliances are operated using normal controls when connected and conditions permit.
• Accessible supply and drain lines are checked for visible leakage and general condition.
• Shut-off valves are not routinely exercised.
• Accessible receptacles are evaluated for polarity, grounding, seating, and GFCI protection where applicable.
• Evidence of past or present leakage is reported when observed.

Refrigerator and dishwasher supply or drain connections may be concealed behind or beneath appliances and cannot always be fully evaluated during a visual inspection. Older hoses, tubing, seals, or connections should be monitored and replaced as needed based on condition and manufacturer recommendations.

Bathrooms

During the home inspection, bathrooms are evaluated for visible condition and operation of accessible fixtures and components, including:

• cabinetry and countertops
• sinks and faucets
• supply and drain connections
• showers and tubs
• surrounds, grout, and caulking
• toilets and bidets
• floors, walls, and ceilings
• exhaust fans
• lighting
• accessible electrical components
• visible signs of leakage or moisture damage

Observed concerns or deficiencies are documented in the inspection report.

Laundry

When appliances are present and connected, the laundry portion of the home inspection may include evaluation of:

• washer and dryer operation
• accessible supply hoses
• visible drain connections
• dryer venting
• laundry sinks
• cabinetry
• visible signs of leakage or damage

Dryer venting should be kept clean and maintained regularly to reduce lint accumulation and improve safe operation.

Rubber washer supply hoses are more susceptible to deterioration and failure than braided stainless-steel hoses. Replacement with high-quality braided hoses is recommended when older rubber hoses are present.

Laundry appliances located above finished living areas may benefit from an appropriate secondary drain pan or other leak-protection measures where practical.

The interior portion of the home inspection evaluates visible and accessible doors, windows, ceilings, walls, floors, closets, stairways, fireplaces, and other interior components.

Doors

Accessible interior doors are inspected for visible condition and general operation.

Accessible exterior doors are inspected for condition, operation, locking hardware, weatherstripping, and visible evidence of moisture intrusion or deterioration.

Windows

Accessible windows are inspected for visible condition, cracked or damaged glass, caulking, moisture-related concerns, and general operation where appropriate.

Screens are checked for visible damage or absence where readily observable.

Window operation may be discontinued when components appear damaged, deteriorated, difficult to operate, or likely to be damaged by further testing.

Ceilings

Accessible ceilings are inspected for visible staining, moisture-related damage, physical damage, prior repairs, and other notable conditions.

Infrared thermography may be used when conditions warrant as an additional inspection tool. Thermal imaging identifies temperature differences and may help locate areas requiring further moisture evaluation, but it does not independently confirm an active leak.

Walls

Accessible walls are inspected for visible staining, physical damage, moisture-related concerns, and evidence of previous repairs.

Floors

Accessible flooring is inspected for visible damage, moisture-related conditions, deterioration, and trip hazards.

Materials suspected of containing asbestos or other environmental hazards are not laboratory tested as part of a general home inspection. Relevant concerns may be referenced in the Environmental section.

Closets

Accessible closets are inspected for visible condition, wall and ceiling damage, shelving, and other readily observable concerns.

Stored belongings and built-in contents may restrict visibility and operation of drawers, shelving, or other components.

Buyers should verify closet operation and condition again during the final walk-through.

Stairways

Accessible stairways are inspected for visible safety and condition concerns, including:

• lighting
• step and landing consistency
• handrails and guardrails
• spindle or baluster spacing
• loose flooring or carpeting
• trip or slip hazards

Fireplaces

Accessible portions of fireplaces are visually inspected for general condition, readily visible damage, damper operation where accessible, hearth condition, and installed screens or doors.

Fireplaces and chimneys that have not been recently serviced, show visible concerns, or have an unknown service history should be evaluated by an appropriately qualified chimney or fireplace professional before use.

Buyers should ask the seller when the fireplace and chimney were last inspected or serviced.

Attic

The attic portion of the home inspection provides a visual evaluation of reasonably accessible areas.

Accessible components may include:

• roof framing and supports
• roof sheathing
• insulation
• ventilation
• visible signs of moisture intrusion
• wood deterioration
• accessible electrical components
• plumbing
• HVAC ductwork and equipment
• exhaust terminations
• other readily visible conditions

Attics are entered only when conditions allow safe access. Restricted headroom, structural framing, ductwork, deep insulation, stored items, damaged walking surfaces, excessive heat, or other unsafe conditions may limit access.

When the attic cannot be safely entered, it is inspected from the access opening and other safely accessible locations.

Insulation type and depth are reported in general terms and measurements are approximate.

Insulation is not disturbed during a visual inspection and may conceal wiring, piping, junction boxes, exhaust ducts, structural components, moisture damage, or other conditions.

Photographs may be used to document inspected areas, visible conditions, and access limitations.

Pest, rodent, or wood-destroying organism observations are addressed in the appropriate Environmental/Pest/WDO portion of the report rather than treated as attic repair guidance.

Garage

During the home inspection, the garage is evaluated for visible structural and moisture-related conditions at accessible walls, floors, and ceilings.

Garage doors and openers are evaluated for general operation and readily observable safety features when conditions permit.

This may include:

• door operation
• opener operation
• safety-reversal features
• photoelectric safety sensors
• visible door damage
• separation between the garage and living areas
• self-closing operation of applicable doors where present

Observed deficiencies are documented in the inspection report.

Scope of Inspection

When included with the home inspection, in-ground pools and attached spas/hot tubs are visually inspected for general condition and operation when present and accessible.

The inspection may include:

• visible pool equipment condition
• equipment grounding
• pumps and circulation
• timers and accessible controls
• manual water valves
• heaters
• visible plumbing
• decking and coping
• pool barriers and gates
• readily observable safety concerns

Equipment age and serviceability may be estimated where identification information is available.

Above-ground pools and portable hot tubs are outside the normal scope of a home inspection unless specifically agreed otherwise.

Remote-control systems, concealed low-voltage wiring, automation programming, and other specialized control functions may not be fully evaluated.

Sellers should demonstrate specialized or remote-operated equipment before closing when applicable.

Pool Heaters

Pool heaters are inspected for visible condition, accessible grounding, controls, and general response to normal operating controls when conditions permit.

A home inspection does not guarantee heating capacity, exact water temperature, or long-term performance.

Plumbing

Visible above-ground pool plumbing is inspected for leakage and general condition.

Underground pool plumbing cannot be visually inspected.

Conditions such as unexplained water loss, soil washout, settlement, or sinking deck materials may indicate underground leakage and warrant professional leak-detection evaluation.

Decking & Surfaces

Accessible pool decking, coping, and visible finish surfaces are inspected for:

• significant cracking
• settlement
• loose or damaged materials
• missing grout
• trip hazards
• other visible deterioration

Surfaces below the waterline cannot be fully evaluated during a visual home inspection.

Life Safety

Pool barriers, gates, doors, handrails, diving equipment, and other visible safety-related components are inspected where applicable.

Particular attention is given to conditions that may permit unauthorized or unsupervised access to the pool area by children or pets.

Safety concerns should be corrected promptly.

During the final walk-through, buyers should verify that pool gates, screen doors, and other applicable access points close, latch, and remain properly secured.

Conditions can change between the inspection and closing.

Mold & Moisture

As a licensed home inspector and licensed mold assessor, I evaluate visible mold-like growth, moisture intrusion, and conditions that may contribute to microbial growth during the home inspection and any applicable mold assessment.

Mold and fungal spores are naturally present in the environment. Indoor mold growth becomes a concern when moisture, humidity, building materials, and other conditions allow amplification indoors.

People vary significantly in their sensitivity to mold and indoor environmental conditions. Individuals with respiratory conditions, allergies, compromised immune systems, or other health concerns should discuss personal medical risks with an appropriate healthcare professional.

Moisture Conditions

Persistent moisture and elevated indoor humidity can contribute to mold growth and building-material deterioration.

These conditions are particularly important to monitor in South Florida’s warm, humid climate.

Vacant, poorly conditioned, or moisture-damaged homes may contain concealed microbial growth that is not detectable during a visual inspection.

Because concealed conditions can exist behind walls, beneath flooring, inside cabinetry, within HVAC systems, or in other inaccessible areas, a visual inspection cannot determine the complete extent of mold or moisture conditions.

Scope of Evaluation

Environmental observations are non-invasive unless a separate service specifically authorizes additional testing or sampling.

• Stored items are not routinely moved.
• Building materials are not destructively opened as part of a standard visual assessment.
• Unsafe or inaccessible areas are not entered.
• Visible mold-like growth, moisture intrusion, and conditions conducive to microbial growth are documented when observed.
• I am licensed to assess and test for mold but do not perform mold remediation.

Further Evaluation / Testing

When visible growth, significant moisture conditions, musty odors, unexplained staining, or other concerns are present, additional mold assessment, air sampling, surface sampling, wall-cavity sampling, or other testing may be appropriate.

Testing may help identify the types and relative levels of mold spores present and provide additional information for evaluating indoor environmental conditions.

When testing has been performed, laboratory results should be reviewed together with the visual assessment and building conditions.

Remediation

Where remediation is warranted, use an appropriately licensed mold-remediation professional.

EPA mold-cleanup guidance and other recognized industry resources may also provide useful information regarding cleanup and moisture control.

This environmental evaluation documents visible conditions at the time of inspection and does not guarantee the absence of concealed mold or future moisture-related growth.

The life-safety portion of the home inspection focuses on readily observable conditions and devices that may affect occupant safety.

Smoke & Carbon Monoxide Alarms

Smoke and carbon monoxide alarms are important life-safety devices.

Smoke alarms should be installed on every level of the home, inside each bedroom or sleeping area, and outside sleeping areas in accordance with applicable requirements and manufacturer instructions.

Where fuel-fired appliances, fireplaces, attached garages, or other combustion sources are present, carbon monoxide alarms should be installed on every level and outside sleeping areas where required or recommended by applicable standards and manufacturer instructions.

Best practices include:

• test alarms regularly
• replace batteries as recommended by the manufacturer
• replace alarms at the end of their manufacturer-specified service life
• maintain a household emergency escape plan

Missing, damaged, outdated, or nonfunctional alarms should be corrected promptly.

Fire Extinguishers

Appropriately rated fire extinguishers should be readily accessible in appropriate locations such as the kitchen and garage.

Extinguishers should be:

• visible and accessible
• maintained according to manufacturer instructions
• replaced or serviced when expired, damaged, discharged, or otherwise no longer serviceable

Gas & Gas-Fired Appliances

Accessible portions of gas piping, appliance connectors, shutoff valves, and related components may be visually observed for general condition where accessible.

Connections concealed behind appliances or within building assemblies cannot be fully evaluated during a visual inspection.

Flexible connectors and other gas components can deteriorate or be damaged when appliances are moved or serviced.

Where visible deterioration, improper installation, suspected leakage, or other concerns are present, evaluation by an appropriately licensed gas or plumbing professional is recommended.

Combustible-Gas Detection

Carbon monoxide alarms do not detect natural gas or propane leaks.

Where natural gas or propane appliances are present, homeowners may consider listed combustible-gas detectors appropriate for the fuel in use and installed according to manufacturer instructions.

General VOC monitors are not substitutes for approved combustible-gas leak detectors.

This section identifies visible conditions found during the home inspection that may affect a property's windstorm protection or eligibility for wind-mitigation insurance credits.

It supplements the separate wind mitigation inspection and the current Florida Uniform Mitigation Verification Inspection Form, OIR-B1-1802.

Where information in the home inspection report differs from the completed wind mitigation report or official insurance form, the wind mitigation report should be relied upon for the documented wind-mitigation features and classifications.

Potential improvements may involve:

• roof covering
• roof-deck attachment
• roof-to-wall attachment
• roof geometry and slope
• secondary water resistance
• windows and doors
• garage doors
• opening protection
• other applicable structural or wind-resistance features

Eligibility for insurance credits and the value of any discount are determined by the insurance carrier and may vary by provider, policy, location, building characteristics, current underwriting requirements, and the documented features shown on the current OIR-B1-1802 form.

Before completing improvements solely for insurance purposes, consult your insurance provider or agent regarding potential eligibility and expected savings.

Where repairs or upgrades are recommended, use appropriately qualified and licensed professionals.