Golden Rule: Always hire a licensed home inspector. This guide helps you ask the right questions and understand findings—not replace a professional inspection.
Florida homes face unique challenges: hurricanes, humidity, termites, and aging infrastructure. Here are the 8 most common (and costly) red flags found during inspections in Charlotte County.
Red Flag #1: Roof Age & Condition
Why It Matters: Insurance companies often won't insure roofs over 15-20 years old. Replacement cost: $8,000-$25,000+
What to Check:
- Roof age (ask seller for permit/invoice)
- Missing, curling, or cracked shingles
- Granule loss (shingles look "bald")
- Sagging areas (indicates structural issues)
- Water stains on interior ceilings
Deal-Breaker: Roof over 20 years old with no recent inspection = negotiate replacement or credit
Red Flag #2: Cast Iron Plumbing
Why It Matters: Homes built 1950s-1970s often have cast iron drain pipes that corrode from the inside out. Replacement cost: $3,000-$15,000+
What to Check:
- Home built before 1975
- Slow drains (especially multiple drains)
- Sewage smell in home or yard
- Rust stains under sinks or around pipes
Pro Tip: Ask inspector to camera-scope the sewer line ($150-300 add-on, worth every penny)
Red Flag #3: Polybutylene Pipes (Poly-B)
Why It Matters: Used 1978-1995 for water supply lines. Prone to sudden failure. Insurance companies often refuse coverage. Replacement: $4,000-$10,000
What to Check:
- Home built 1978-1995
- Gray or white plastic pipes (1/2" to 1" diameter)
- Blue, gray, or black pipes with "PB" stamping
Deal-Breaker: Poly-B present = negotiate full replacement before closing OR $5K-8K credit
Red Flag #4: Seawalls (Waterfront Properties)
Why It Matters: Seawall failure = catastrophic property damage. Replacement: $400-$1,200 per linear foot ($20K-$60K+ typical)
What to Check:
- Visible cracks in cap (top of seawall)
- Leaning or bowing sections
- Voids or sinkholes behind seawall
- Rust stains (steel seawalls)
Always hire a marine contractor for seawall inspection ($200-500)
Red Flag #5: Termites & Wood-Destroying Organisms
Why It Matters: Florida has the highest termite activity in the U.S. Treatment: $1,000-$3,000 | Repair: $500-$10,000+
What to Check:
- Mud tubes on foundation, walls, or in crawl space
- Small holes in wood with sawdust piles
- Hollow-sounding wood when tapped
- Discarded wings near windows/doors
Deal-Breaker: Active infestation = seller must treat before closing
Red Flag #6: Unpermitted Work
Why It Matters: Can violate building codes, cause insurance issues, complicate resale. Cost to permit retroactively: $500-$5,000+
What to Check:
- Room additions or enclosed garages/patios
- New electrical panels, HVAC, or plumbing
- Pool or screen enclosure
- Mismatched construction (different siding, roof style)
Verify: Search Charlotte County permit records at charlottecountyfl.gov
Red Flag #7: Mold & Moisture
Why It Matters: Florida's humidity creates ideal mold conditions. Remediation: $500-$10,000+
What to Check:
- Musty smell (especially closets, bathrooms)
- Visible mold on walls, ceilings, corners
- Water stains on ceilings or walls
- Peeling paint or wallpaper
Red Flag #8: Electrical Issues
Why It Matters: Fire hazard. Panel upgrade cost: $1,500-$8,000+
What to Check:
- Federal Pacific or Zinsco panels = MUST REPLACE
- Aluminum wiring (1960s-1970s homes; fire risk)
- GFCI outlets missing in bathrooms, kitchen, garage
Recommended Inspections & Costs
| Inspection Type | Cost | When Needed |
|---|---|---|
| Standard Home Inspection | $300-500 | Always |
| WDO (Termite) Inspection | $75-150 | Always (often required) |
| Sewer Scope | $150-300 | If home built before 1980 |
| Mold Testing | $300-700 | If you see/smell mold |
| Seawall Inspection | $200-500 | If waterfront |
| Wind Mitigation | $75-150 | For insurance savings |
| Four-Point Inspection | $75-150 | Often required for insurance |
Total inspection budget: $500-$1,500+ depending on property type
Need Help Navigating Inspections?
Leo works with trusted local inspectors and can help you understand findings and negotiate repairs effectively.