Buying a home is exciting, but it is also one of the biggest purchases you will ever make. A professional home inspection helps you understand the condition of the property before you commit. If you are wondering what to expect during a home inspection, this guide walks you through each step, from booking to reading your report. Our residential home inspection service covers Palm Beach County, Broward County and other parts of Central and South Florida, with reports delivered within 24 hours.
The home inspection process from start to finish
The home inspection process is fairly simple once you know the steps.
1. Scheduling
Most buyers schedule the inspection right after their offer is accepted, since the inspection period in a Florida purchase contract is usually short. Book early so you have time to review the report, get contractor estimates and negotiate. You can also add related inspections, such as a wind mitigation or four-point inspection, at the same visit.
2. Arrival and exterior
The inspector usually starts outside, looking at the roof, gutters, siding or stucco, windows, doors, grading, drainage, driveways and walkways. In South Florida, exterior walls and windows get extra attention because of heavy rain and storm exposure.
3. Interior and systems
Next, the inspector moves inside to evaluate the structure and systems, testing what can be safely operated.
4. Wrap-up
If you attend, the inspector will typically walk you through the main findings at the end. The full written report follows.
5. The report
You receive a detailed report with photos, descriptions and recommendations. We deliver ours within 24 hours.
What to expect during a home inspection: what gets checked
A standard home inspection is a visual, non-invasive review of the home's accessible areas. Here is what is typically included:
- Roof: covering, flashing, visible damage and signs of leaks
- Structure: foundation, walls, ceilings and floors, where visible
- Electrical: service panel, breakers, a sample of outlets and switches, GFCI and visible wiring
- Plumbing: supply and drain pipes where visible, fixtures, water pressure and the water heater
- HVAC: operation of heating and cooling equipment, visible ductwork and the air handler
- Attic: insulation, ventilation and roof framing where accessible
- Interior: doors, windows, stairs, railings and signs of water intrusion
- Built-in appliances: basic operation of installed kitchen appliances
- Exterior: grading, drainage, decks, patios and visible stucco or siding
The inspector will not open walls, move furniture or take apart equipment. Some items, like wood-destroying organisms, pools, sewer lines and mold, are separate services. Learn more about termite inspections, pool and spa inspections and sewer scope inspections.
How long does a home inspection take?
Most inspections take a few hours on site. Larger homes, older homes and homes with add-on services take longer. See how long a home inspection takes for a more detailed breakdown.
Things to look for during a home inspection
If you attend, you can make the most of your time by paying attention to a few areas yourself. Here are some things to look for during a home inspection:
- Water stains on ceilings, walls and around windows
- Soft spots in floors, especially near bathrooms
- The age of the roof, water heater and air conditioning system
- Electrical panel type and any flagged concerns
- Drainage around the home after rain
- Cracks in stucco or around window frames
Ask questions as you go. The inspector can explain what is normal wear and what needs attention. Our South Florida home inspection checklist for buyers has more ideas.
How to prepare as a buyer
- Ask the seller's agent to confirm utilities will be on
- Make sure the attic, electrical panel, water heater and air handler are accessible
- Bring a notepad or use your phone for photos and questions
- Plan to arrive near the end if you cannot stay for the whole inspection
How to read your home inspection report
Your report will cover many items, and not all are equally important. Focus on:
- Safety issues: electrical hazards, missing smoke detectors or trip hazards
- Major defects: roof leaks, structural concerns or failing systems
- Items that affect insurance: roof age, electrical panel type and plumbing materials
- Maintenance items: caulking, filters and minor repairs
Share the report with your agent and get estimates from licensed contractors for bigger items. You can then decide whether to ask for repairs, request a credit or move forward. Curious about typical findings? See common home inspection problems in South Florida.
Frequently asked questions
Should I attend my home inspection?
It is recommended but not required. Attending lets you see issues firsthand and ask questions, especially during the wrap-up.
Can a home fail a home inspection?
No. A home inspection is not a pass or fail test. It documents the condition of the home so you can make an informed decision.
How much does a home inspection cost?
It depends on the size, age and type of home and any add-on services. Visit our pricing page or request a quote.
Book your home inspection
Affordable Home Inspection, Inc. has been a licensed and insured inspection company since 1987, serving Palm Beach and Broward counties and other Central and South Florida areas. Learn more about our residential home inspection or schedule your inspection today and get your report within 24 hours.
