Standard inspection scope
Per InterNACHI / ASHI / Florida DBPR standards, the general inspection covers:
- Structure: foundation, load-bearing walls, framing.
- Roof: tiles or shingles, gutters, chimney, vents.
- Exterior: facade, windows, doors, deck, drainage.
- Plumbing: pressure, leaks, drains, water heater.
- Electrical: panel, GFCI, outlets, visible wiring.
- HVAC: AC, furnace, heat pump, ducts.
- Interior: floors, ceilings, stairs, attic insulation.
- Kitchen and bathrooms: faucets, ventilation, sealing.
- Garage: door, structure, ventilation.
- Fireplace / chimney if applicable.
What the inspection doesn't cover by standard: termites/WDO (separate, often ordered together), mold (separate), septic/well (separate), pool (separate).
FL-specific verifications
- Roof type and estimated age — red flag if > 10 years (asphalt) or > 15 years (tile/metal).
- Electrical panel brand — Federal Pacific Stab-Lok, Zinsco = to replace.
- Plumbing type — polybutylene = to replace (1995 recall).
- Chinese drywall presence — homes built 2001–2008.
- HVAC capacity in BTU vs home size — undersized = excessive consumption.
- Water heater age — useful life 8–12 years in FL.
- Attic vents — proper ventilation prevents mold.
- Exterior drainage — slope toward home = infiltration risk.
- Asbestos presence in pre-1980 plaster, insulation.
- Lead in paint for pre-1978 homes (federal Lead Disclosure).
Timing within AS-IS period
The inspection period (AS-IS Inspection Period) is typically 10–15 days after effective date. For a remote Canadian, here's a typical calendar:
- Day 1: effective date.
- Day 2–3: inspector selection, appointment booking.
- Day 5–7: inspection performed.
- Day 7–9: report received.
- Day 9–11: analysis, decision (negotiate, withdraw, or accept).
- Day 12–14: if negotiating, buyer-seller exchanges.
- Day 15: end of period, additional deposit in escrow if kept.
Reading the report
A standard InterNACHI report uses a severity code system:
- Safety Hazard: immediate danger (gas, electrical, structural).
- Major Concern: repair > $1,000–$2,000.
- Minor Concern: standard maintenance.
- Recommendation: good practice, not urgent.
Focus negotiation on Safety Hazards and Major Concerns. Minor concerns are normally absorbed by the buyer.
Deciding after inspection
Three options:
- Accept revealed defects and continue to closing.
- Negotiate: request price reduction, buyer credit (seller credit at closing), or repairs before closing. Negotiation via signed addendum.
- Withdraw: send written notification before period end. Earnest money recovered.
For a remote Canadian, negotiation often more effective via seller credit at closing (buyer receives credit, makes repairs after taking possession). Avoids surprises on seller repair quality.
Comparison with QC inspection
| Aspect | Quebec | Florida |
|---|---|---|
| Regulation | InterNACHI, AIBQ, certifications | DBPR license + InterNACHI/ASHI |
| Typical cost | C$500–800 | US$350–700 |
| Duration | 2–3 h | 2–4 h |
| Fireplace / chimney | Included if present | Included if present |
| Frequent separate inspections | Pyrite cracks, French drain, serpula | Termites/WDO, mold, septic, pool |
| If defects found | Withdrawal possible if conditional | Withdrawal possible AS-IS Inspection Period |
Every figure, rate, threshold, and deadline in this guide is drawn from a verifiable primary source listed at the bottom of the page. The article is updated whenever the underlying rules change, with a fresh review date stamped at the top.
Sources and references
All sources were publicly accessible at the last review date. Figures and rules may change; verify the current version before any decision.
- Florida Statutes §468.8311 — Home Inspector licensing. flsenate.gov/§468.8311
- InterNACHI Standards of Practice. nachi.org/sop
- ASHI Standards of Practice. homeinspector.org/sop
- Florida DBPR — Home Inspector verification. myfloridalicense.com
- HUD Lead Disclosure Rule (pre-1978 homes). hud.gov
Logical next step
The 4-Point inspection is a FL insurer requirement for 25+ year homes.