Most buyers hear “you need a home inspection” from their agent and nod along, without really knowing what that means. They assume someone’s going to walk through the house, check a few things, and hand them a form. And for some inspectors, that’s exactly what happens.
That’s not what I do.
I’m Steve Rodgers, a certified professional home inspector and Florida-licensed professional with over 25 years in the construction industry, starting in the trades and moving through municipal work, plan review, and construction management. When I walk into a home, I’m not just looking for obvious problems. I’m reading the building.
Here’s what a thorough home inspection in South Florida actually covers.
The Exterior Comes First
I start outside, every single time. Before I even walk through the front door, I’ve already gone around the property at least twice, because the exterior tells me a lot about what I’m going to find inside.
I’m looking at the roof condition, the type of roofing material (we have barrel tile, concrete tile, shingle, metal, roll, and modified roofing down here, each with its own set of issues), the gutters and downspouts, the foundation perimeter, the driveway, walkways, and landscaping grading. Water flows somewhere. I want to know where before I step inside.
South Florida homes face constant pressure from afternoon thunderstorms, humidity, and salt spray near the coast. The exterior is where that pressure shows up first.
Electrical Systems
Once inside, the electrical panel is one of my first stops. In this market, I see service panel and sub-panel defects regularly, including double tapping, improper breakers, and work that was clearly done without a permit. Older homes in Broward County and across South Florida have had to update their panels over the years, and not all of that work was done right.
I also check service capacity. Many older homes are still running on 100-amp service when today’s households need 200. That’s not just a code issue. It’s an insurance issue that can affect your ability to close.
Plumbing
South Florida has a plumbing problem that most buyers don’t know about: polybutylene pipe. It was installed heavily in the 1970s and then, inexplicably, used again in the early 1990s. It deteriorates over time and is expensive to replace.
Cast iron pipe underneath the slab is another big one. It’s common in older construction throughout the region, and once it starts to fail, the repair costs are significant. I’m expanding my services to include sewer scope inspections specifically because of how prevalent this issue is here.
HVAC Systems
I’ll be direct: HVAC units don’t last long in South Florida’s heat and humidity. I evaluate the age, condition, and expected remaining life of every system I inspect. A unit that’s nearing the end of its service life isn’t a reason to walk away from a house, but it’s a number you need to build into your calculations.
I also check condensate lines and air handlers, which are easy to overlook and critical to maintain in a climate like this.
Windows and Doors
This is where buyers get surprised. A lot of older homes in Southeast Florida, built in the 50s, 60s, and 70s, still have original non-impact windows. In a hurricane zone, replacing 15 to 30 windows plus doors can easily run $20,000 to $50,000 or more. I’ve seen custom impact doors run $8,000 on their own.
I check glass seals, fasteners, screens, and moisture intrusion around every window and door opening. Failed seals are one of the most common ways water gets into a home without anyone realizing it.
Unpermitted Work
One thing that separates a South Florida home inspection from a generic checklist is permit research. Before I ever arrive at a property, I pull the permit history through my permit search software. You’d be surprised how often bedrooms, bathrooms, and living spaces have been added without permits or proper construction.
I did an inspection in Oakland Park not long ago where a three-bedroom, two-bath house had been illegally converted into an eight-bedroom, five-bath layout, with no concrete block ties and questionable plumbing throughout. The buyers walked away before closing. That’s what permit research and a thorough inspection can do for you.
What You Get at the End
My inspections run about three and a half hours for a full home pre-purchase inspection. I photograph every finding with detailed captions and context shots so you can see exactly what I’m looking at. Reports are delivered within 24 hours, in plain language, organized so you can actually use the information.
I encourage every buyer to be there during the inspection. Not to follow me around, but because the questions you ask in person and the things you see with your own eyes make the report make sense. When you get that document, you should already know what’s in it.
If you’re buying a home in South Florida and you want a home inspector near you who’s going to do the job right, I’m here.