Understanding Home Inspections

Once you’re under contract on a home, the next major step is the home inspection period. This is your opportunity to take a closer look at the property, understand its condition, and decide whether it’s the right fit for you.

In most Florida contracts, buyers have an inspection period of 10 to 15 days after the seller accepts the offer. During that time, you can schedule professional inspections, review the results, and decide how to move forward.

Let’s walk through what to expect, what types of inspections are available, and how to approach the process like a pro.

The Inspection Period: Your Opportunity to Learn About the Home

The inspection period is sometimes called the “due diligence” period. It allows you to hire licensed inspectors to evaluate the home’s structure, systems, and safety. I will take care of scheduling and coordinating all inspections so you can focus on attending, asking questions, and reviewing results.

If you discover issues that concern you, you can cancel the contract for any reason during this window and receive your deposit back (as long as you do so within the inspection timeline and according to your contract terms).

The goal of an inspection isn’t to find a “perfect” house. Most homes, even newer ones, will have some items noted. The goal is to understand what you’re buying so you can make an informed decision.

Start with the General Home Inspection

Think of the general inspection as your checkup with a primary care doctor. A licensed home inspector will go through the property top to bottom, checking the structure, roof, electrical, plumbing, HVAC, appliances, and more.

If something looks unusual or concerning, they’ll recommend bringing in a specialist. Just like a doctor would refer you to a cardiologist or dermatologist. For example, a general inspector might suggest further evaluation by a roofing contractor, HVAC technician, or structural engineer depending on what they find.

Common Inspection Types in Florida

Depending on the age, location, and condition of the home, myself or your general inspector may recommend additional inspections. Here are some of the most common ones for homes in Gainesville Florida:

1. General Home Inspection

Covers the overall structure, roof, electrical, plumbing, HVAC, attic, and major systems. Recommended for every buyer.

2. Wind Mitigation Inspection

Focuses on how well the home can withstand high winds and hurricanes. It can also lower your homeowners insurance premiums if the home has protective features like hurricane straps or impact-rated windows.

3. Four-Point Inspection

Required by many insurance companies, especially for homes over 20 years old. It looks specifically at the roof, electrical, plumbing, and HVAC systems.

4. WDO (Wood-Destroying Organism) Inspection

Also known as a termite inspection, this checks for wood damage from termites, carpenter ants, and other pests. It’s especially important in Florida’s warm, humid climate.

5. Roof Inspection

Sometimes ordered separately if the roof is older or near the end of its life expectancy.

6. Septic and Well Inspection

Recommended for homes not connected to city utilities. These inspections check water quality, flow rate, and the condition of the septic tank and drain field.

7. Pool Inspection

If the home has a pool or spa, a pool inspection checks the equipment, structure, and safety features.

Why You Should Attend the Inspections

Whenever possible, it’s a good idea to attend every inspection in person. This is your opportunity to see the home through the eyes of trained professionals and get valuable insight into its condition.

During the inspection, the inspector will walk you through what they’re seeing, point out any areas of concern, and explain how systems in the home work. Being there allows you to:

• Ask questions in real time

• Understand which issues are normal and which may need attention

• Learn about ongoing maintenance for your roof, plumbing, or HVAC system

• Get recommendations for follow-up specialists if needed

If additional inspections are ordered, for example a roof specialist, pest inspector, or septic company, try to be present for those as well. Seeing the property with each professional helps you make informed decisions with confidence and clarity.

I will coordinate the schedule and make sure all the right experts are involved. I’ll handle scheduling and coordinating all of the inspections for you, making sure everything is lined up within your inspection period and that you have all the information you need to make confident decisions

What Happens After the Inspection

Once you receive the inspection reports, I will review them carefully with you. Together, we can discuss whether the findings are minor maintenance items, normal wear and tear, or significant repairs that could affect your decision to move forward.

If the issues are serious and you decide not to proceed, you can cancel the contract during your inspection period and get your deposit back. In some cases, you may also choose to renegotiate with the seller. This could mean requesting repairs, asking for a credit at closing, or adjusting the purchase price to account for needed work.

When you're comfortable moving forward, your next step is to continue toward financing, appraisal, and closing.

Tips for a Smooth Inspection Process

• Schedule inspections quickly after going under contract so you have time to review results.

• Attend the inspection if possible. It’s a great way to see the home through the eyes of a professional.

• Ask questions. Inspectors are there to educate you, not just hand over a report.

• Use local inspectors. Gainesville inspectors understand the unique variables and construction styles in the area.

Final Thoughts

The inspection process is one of the most important parts of buying a home. It helps you understand the property, plan for maintenance, and move forward with confidence. Think of it like a health checkup for your home. Start with a general inspection, and if needed, follow up with specialists for a closer look.

Having a trusted real estate agent and knowledgeable local inspectors by your side makes this step smoother and less stressful.

This information is based on the Florida Realtors/Florida Bar (FAR/BAR) “As Is” Residential Contract for Sale and Purchase. To learn more about the FAR/BAR contract and inspection terms, visit Florida Realtors’ official resources.