Home inspections in Florida for buyers: what a licensed inspector checks, what the report must say, and why a condo inspection stops at your unit's walls

October 31, 2026 · Zach Curtis, REALTOR®, Realty Hub

Short answer: in Florida, a home inspection is a limited visual check of a home's readily accessible systems by a state-licensed inspector, followed by a written report. For a condo, the inspection covers your unit, not the building's common areas. You'll find the building's condition in the association's milestone inspection, reserve study and minutes.

What Florida law says an inspection is

Florida defines home inspection services as a limited visual examination of a home's readily accessible installed systems and components:

• the structure
• the electrical system
• the HVAC system
• the roof covering
• the plumbing system
• interior and exterior components
• site conditions that affect the structure

The purpose is a written professional opinion of the home's condition (section 468.8311). "Home" includes houses, duplexes through quadruplexes, condominium units and cooperative units. The definition expressly excludes the common areas of condominiums and cooperatives.

Why a condo inspection stops at your unit

That exclusion matters in Hallandale Beach, Hollywood and Aventura towers. Your inspector looks at your unit's systems: the HVAC, water heater, plumbing fixtures, electrical panel, windows, doors and interior finishes. Roofs, structure, balconies, elevators and garages belong to the association. To learn about those, read:

• the milestone inspection and structural integrity reserve study, if the building has them (see milestone inspections and SIRS)
• board minutes
• the estoppel certificate (see the estoppel guide)
• any special assessments (see who pays special assessments)

The building's condition also affects whether a lender will finance it.

Who can inspect

To be licensed, an inspector must:

1. Complete a course of at least 120 hours covering those same systems.
2. Pass an exam and meet the character requirement (section 468.8313).
3. Carry commercial general liability insurance of at least $300,000 (section 468.8322).

Only people who comply with the law may call themselves a licensed, certified or professional home inspector. You can look up a license on the Department of Business and Professional Regulation's license search.

What inspectors may not do

Florida law bars a home inspector from (section 468.8319):

1. Doing repairs on a home their company inspected (with a narrow home-warranty exception).
2. Inspecting a property they or their company have a financial or transfer interest in.
3. Paying a broker or agent for referrals.
4. Taking a job where the fee or the findings depend on the report's conclusions or on the deal closing.

Violations are a first-degree misdemeanor.

What the report must say

The inspector must give you a written report. It has to identify (section 468.8323):

• systems and components that are significantly deficient or near the end of their service lives, in the inspector's professional opinion
• why, if that isn't self-evident
• anything present that wasn't inspected, and the reason

Inspectors aren't required to estimate repair costs, so get contractor quotes for big items before your inspection period ends.

Questions to ask your inspector

1. Which systems or areas couldn't you reach today, and why? The report has to list them, so ask whether a follow-up visit makes sense.
2. Which findings are significantly deficient, and which are near the end of their service life? Those two categories drive most repair negotiations.
3. Does anything call for a specialist, such as a licensed plumber, electrician, roofer or HVAC contractor, before my inspection period ends?
4. For a condo, which items look like the association's responsibility rather than mine? Your condo documents decide that, so check the declaration with your attorney or the manager.
5. Can I get photos with the report so contractors can quote from them?

Bring the written report to your agent and attorney the same day. Your contract sets the deadlines for repair requests and cancellation, so read that language carefully.

Insurance reports are separate

A general inspection isn't the same as the wind mitigation form insurers use for discounts; see wind mitigation inspections. Ask your insurance agent early which reports they need for the home you're buying. For condo coverage, see HO-6 insurance.

Buyer checklist

1. Book the inspection as soon as the contract is signed; inspection periods are short.
2. Verify the inspector's license.
3. Attend if you can, and ask what wasn't accessible.
4. For condos, ask the association for building reports and recent minutes at the same time.
5. Decide on repairs, credits or cancellation in writing before the deadline in your contract.

Shopping in Hallandale Beach, Hollywood, Dania Beach, West Park or Aventura? Start at Ready to buy.

Zach Curtis, Realtor, Realty Hub, license SL3664129. Equal Housing Opportunity. General information, not legal, tax, insurance or lending advice.

Published October 31, 2026 by Zach Curtis, REALTOR®, Realty Hub, license SL3664129. General information for South Florida, not legal, tax, insurance or lending advice. Laws, programs and prices change; check the official sources above, and ask a Florida attorney, CPA, insurance agent or lender about your situation. Listing numbers are asking prices and rents from BeachesMLS on the date shown. Equal Housing Opportunity. Zach Curtis and Realty Hub follow federal, Florida and Broward County fair housing law. Every listing is open to everyone. We never steer anyone by race, color, religion, sex, national origin, disability, familial status, age, sexual orientation, gender identity, or any other protected class.