What a Home Inspection Actually Covers (and What It Does Not)

A standard home inspection is a visual, non-invasive review of the parts of a home you can see and reach. It covers structural components and foundation, the roof, exterior siding and drainage, attic and insulation, the electrical panel and visible wiring, plumbing and the water heater, HVAC systems, and the interior: walls, ceilings, floors, windows, doors, and built-in appliances. In Florida, a buyer typically pays roughly $300 to $650 for a standard single-family inspection, with most paying $350 to $500.

What it does not cover

An inspection does not appraise the value, and it only reports what is visible and accessible. If something is hidden behind a wall or under a slab, the inspector cannot see it either. That is why specialty checks exist as separate add-ons, not part of the standard report.

Florida add-ons worth knowing

Buyers here often add a wind mitigation inspection (about $75 to $150), a 4-point inspection for older homes (about $75 to $200), a termite or wood- destroying organism check (about $75 to $250), and radon testing (about $25 to $250). Larger or older homes, and coastal properties, can run higher.

Who pays and when

Buyers normally pay for the inspection out of pocket during the due diligence period; it is not a closing cost. My advice is to attend the inspection in person (or by video) and walk the report with your agent so you know which findings matter, which are cosmetic, and which are worth negotiating.

A home inspection is information, not a verdict. Read with guidance, and it protects you on the two biggest days of the deal: the day you sign and the day you move in.