When the market was red-hot, many buyers waived inspection contingencies to win bidding wars. That may have helped offers stand out—but it also invited risk. With conditions more balanced today, it’s smart to bring thorough due diligence back to center stage—starting with a professional home inspection.
Why get an inspection—even without a contingency?
Even if your offer doesn’t include an inspection contingency, scheduling an inspection still gives you invaluable insight into the home’s overall condition and major systems. A standard inspection typically reviews:
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Electrical
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Plumbing
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HVAC (heating & cooling)
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Roofing
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Major appliances
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Pool, spa, and associated equipment (if applicable)
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Evidence of termites/wood-destroying organisms
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Radon testing (optional add-on)
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Underground fuel tanks (where relevant)
Timing matters: If you complete inspections early—ideally within any contractual inspection period—you may preserve options if serious issues appear. Always follow the timelines in your purchase contract.
What does it cost?
Fees vary by size, age, and complexity of the property, but for many homes you can expect $500–$1,000 for a general inspection. Termite (WDO) and radon testing are commonly add-ons.
How to read the report (without freaking out)
It’s normal for a detailed report to list dozens of items—even on well-maintained homes.
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Wear and tear ≠ defect. Age alone isn’t a defect. An older A/C, roof, or water heater may be near the end of its expected life, but if it functions properly, it’s not “broken.”
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Prioritize by risk and cost. Focus on issues affecting safety, water intrusion, structural integrity, and insurance eligibility before cosmetic items.
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Learn as you go. A good inspector will walk you through proper operation and routine maintenance—gold for first-time homeowners.
Florida insurance: the “4-Point” (and more)
Many Florida insurers require a 4-Point inspection (roof, electrical, plumbing, HVAC)—especially on older homes—before they’ll bind coverage. A comprehensive home inspection often covers these elements, but you may not need to share the entire report with your insurer. Ask your agent which documentation they prefer.
Tip: If the seller purchased recently (within ~3 years), they may have a 4-Point you can provide to your insurer—verify with your agent.
Bonus: In some cases, a wind-mitigation report can help you qualify for insurance discounts.
Should you buy a home warranty?
Home warranties can offer peace of mind by covering repairs or replacements for major systems and appliances.
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Expect a service call fee (e.g., ~$100) and coverage caps on certain items.
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Some plans include helpful extras (e.g., A/C tune-ups); others may cover certain “pre-existing” conditions—read the fine print.
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Many buyers carry a warranty for the first year while they get to know the house.
Before you buy: compare providers, coverage limits, exclusions, and price—and ask your Realtor for reputable local options.
Bottom line
Inspections don’t just find problems; they reduce surprises, strengthen your negotiating position, and teach you how to care for your home. In Florida—where insurance eligibility and documentation matter—inspections are even more critical. Put them to work for you.
This article is general information, not legal or insurance advice. Always follow your contract timelines and consult your inspector, insurance agent, and real-estate professional for guidance specific to your situation.