Inspections and Due Diligence in Tampa Bay

Quick answer

The inspection period is when you learn what the home is. In Florida that means a general inspection plus the reports insurers and lenders ask for: wind mitigation, four-point on older homes, a wood-destroying organism report, and for waterfront, the seawall and dock. For condos, it means the budget, reserves, milestone inspection, and SIRS. I schedule all of it inside the inspection period and handle the findings.

What we inspect

General home inspection, with a roof and attic inspection on every home.
Wind mitigation report, which sets your wind insurance credits. Read wind mitigation inspections.
Four-point inspection on older homes: roof, electrical, plumbing, and HVAC. Read 4-point inspections.
Wood-destroying organism report. Read termites and WDO reports.
Sewer line camera on homes with original cast iron. Read cast iron pipes.
Seawall, dock, and lift on waterfront homes. Read seawall inspections.
Pool and barrier inspection. Read buying a home with a pool.
Mold or air quality when the general inspection points to it. Read mold found in an inspection.

What we review

Flood zone and elevation certificate. Read how to read a flood zone and why FEMA maps are not enough.
Seller disclosures, including the flood disclosure. Read reviewing the seller’s disclosure.
Permit history and open permits. Read unpermitted work and open permits.
Claims history. Read CLUE reports.
Condo documents: budget, reserves, minutes, milestone inspection, and SIRS. Read reading condo financials and milestone inspections and SIRS.
Sinkhole risk where the geology calls for it. Read sinkhole risk.

Handling the findings

Every inspection finds something. We sort the list into three groups: items that affect safety, insurance, or financing; items worth a credit or repair; and items to accept. Then we ask for what matters, in one request, with contractor estimates attached. If the findings change the deal, the AS IS contract lets you cancel inside the inspection period and recover your deposit.

Next stage: insurance. Back to how I represent buyers.

Frequently asked questions

How long is the inspection period in Florida?

It is negotiated in the contract. Ten to fifteen days is common on the AS IS contract, and shorter periods make an offer stronger when there is competition. We set it to fit the home and the reports we need.

Does the seller have to fix what the inspection finds?

Not under the AS IS contract. Repairs, credits, and price changes are negotiated. Sellers often agree to items that would block insurance or financing for any buyer.

What documents do condo buyers get in Florida?

The declaration, bylaws, rules, budget, financial statements, the most recent milestone inspection summary, and the structural integrity reserve study, among others. Florida law gives buyers a review period after receipt, and the contract rider sets the terms.