So your offer you made on the house of your dreams was accepted. Congratulations! Once you are under contract you now have 15 days (or less depending) of the Inspection Period to do your due diligence and have a home inspection done.
Many people misunderstand the purpose of a home inspection. The main purpose of a home inspection is to make sure the home you are purchasing is structurally sound and the systems are safe.
In Florida, the Home Inspector is going to be inspecting the inside and outside of the home. A part of the outside will be Four Point Inspection, Wind Mitigation and a Termite Inspection.
What is a Four Point and Wind Mitigation?? These are two reports that are required for your home insurance.
A “Four Point Inspection” focuses only on four main areas of interest in a home: HVAC (Heating, Ventilation and Air Conditioning) Electrical wiring and panels. Plumbing connections and fixtures. Roof.
Generally, a Wind Mitigation Inspection is needed to determine which credits apply to a home. During a Wind Mitigation Inspection, a certified inspector looks for key features and add-ons that reduce the amount of damage your home may suffer in the event of a hurricane or strong windstorm
The Inspector is going to be looking for items that are not readily apparent to the the Buyer when they make an offer. They are going to report on the major defects, but they will also include maintenance advice and general knowledge of the workings of the house (As an example, it is always good to know where your water shut-off valve is). Too often, the inspection can be confused the the opportunity to make everything "perfect".
So what is important? Here are some of the major issues that we see on Inspection reports
An HVAC that is over the average life of the unit
A Hot Water Tank that is over the average life of the unit
A roof that is older the average life span
Knob and tube wiring
Florida Real Estate Contracts are "As Is", with that being said, when something that is not apparent by the naked eye when you are putting in your offer, may be negotiable during the inspection period.
The inspector will not limit the report to just the "major issues". They were hired to thoroughly inspect the house, no matter how small the issues. Too often buyers will request a list of repairs that are items best left to the "Honey Do" list. The best advise an agent can give to their client is not to worry about the minor issues. Address what is truly important to be fixed. Here are a couple of the minor items that you may see (to name a few).
Outlets in wet areas are not GFCI grounded
Grout is not sealed in the bathrooms
Non grounded outlets
reverse polarity on outlets minor
dry rot around doors and windows
Don't let an imperfect home inspection inhibit you from purchasing the house. Even new construction is not always perfect, so do not panic when an inspection has less than perfect results.