What a Standard Home Inspection Covers
- Roof, flashing, gutters, and visible leaks.
- Exterior siding, stucco, trim, windows, doors, decks, and porches.
- Structure, foundation, framing, walls, ceilings, and floors.
- Attic insulation, ventilation, moisture, and visible pest signs.
- Plumbing, electrical, HVAC, interior finishes, garage, and safety features.
Florida-Specific Inspection Add-Ons
- WDO inspection for termites, carpenter ants, and wood-boring organisms.
- Wind mitigation inspection to document hurricane-resistant features and possible insurance credits.
- Four-point inspection for older homes, covering roof, HVAC, electrical, and plumbing.
- Mold inspection when water damage, musty smells, or suspicious staining are present.
- Pool and spa inspection for pump, filter, heater, lights, structure, and safety barriers.
Choosing a Home Inspector in Sarasota
- Look for Florida licensing plus InterNACHI or ASHI membership.
- Ask for a sample report from a similar home.
- Confirm errors and omissions insurance.
- Prioritize local experience with stucco, HVAC drains, termite activity, roof age, and wind mitigation.
Red Flags That May Kill a Deal
| Issue | Typical Cost to Fix | Action |
|---|---|---|
| Foundation failure | $10,000-$30,000 | Walk away or negotiate heavily |
| Active termites with structural damage | $3,000-$20,000 | Negotiate treatment and repairs |
| Old Federal Pacific or Zinsco panel | $2,000-$4,000 | Ask for replacement |
| Roof beyond service life | $15,000-$30,000 | Ask for replacement or credit |
| Large mold area | $5,000-$20,000 | Get remediation quote |
| Original 15+ year AC system | $8,000-$12,000 | Plan replacement and negotiate |
Estimated Inspection Costs in Sarasota
| Inspection Type | Typical Cost |
|---|---|
| General home inspection under 2,000 sq ft | $350-$500 |
| General home inspection, 2,000-3,000 sq ft | $450-$650 |
| WDO/termite inspection | $75-$150 |
| Wind mitigation | $75-$150 |
| Four-point inspection | $75-$150 |
| Mold inspection | $300-$600 |
| Pool inspection | $150-$300 |
| Sewer scope | $200-$400 |
After the Inspection
Florida contracts typically include an inspection contingency. After inspection, buyers can accept the home as-is, request repairs or credits, or cancel the contract if the findings justify it under the contract terms.
Focus repair requests on meaningful issues rather than cosmetic flaws. Roof age, electrical safety, water intrusion, termites, major HVAC concerns, and insurance-related deficiencies usually matter most.
References include ASHI and InterNACHI inspection standards. Costs are estimates and should be verified with local inspectors.
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