Home Inspections in Miami: What They Cover, What They Cost and What Inspectors Find

A Miami home inspection is a visual check of the roof, structure, electrical, plumbing, air conditioning and other systems by a Florida-licensed home inspector. For an average single-family house it usually costs roughly $300 to $550, and a condo less. In the standard Florida Realtors/Florida Bar (FR/BAR) contracts, you get 15 days from the effective date to inspect unless the contract says otherwise.

What a home inspection covers, and what it does not

Home inspectors in Florida are licensed by the Department of Business and Professional Regulation (DBPR) under Part XV of Chapter 468, Florida Statutes. You can check a license on myfloridalicense.com. A general inspection looks at what the inspector can see and safely reach:

• Roof covering, flashing, gutters and the attic
• Visible structure, foundation and exterior walls
• Windows, doors and the garage
• Electrical panel, breakers, outlets and smoke alarms
• Plumbing fixtures, visible pipes and the water heater
• Air conditioning and ductwork
• Built-in appliances

It does not open walls, look inside buried drain lines, test for mold, find termites or check whether past work was permitted. For those, you order separate inspections or do your own research.

Add-on inspections worth ordering in South Florida

These are statewide estimates. Get written quotes, and ask about a bundle price. Learn more in our wind mitigation and 4-point guide.

The inspection period in FR/BAR contracts

Most Miami-Dade and Broward home sales use one of two FR/BAR contracts. Both default to a 15-day inspection period that starts on the effective date, but the parties can write in a different number.

• "AS IS" contract: the seller does not promise any repairs. If you decide the property is not acceptable, you can cancel for any reason by written notice before the period ends and get your deposit back. You can still ask for a credit or a lower price, but the seller can say no.
• Standard contract: the seller agrees to fix certain items up to set limits. If no amounts are filled in, the limits default to 1.5% of the price for general repairs, 1.5% for termite (WDO) treatment and repairs, and 1.5% for open or expired permits. If repairs cost more than a limit and neither side agrees to cover the difference, the buyer can generally cancel.

Deadlines are strict. If the period ends and you have not sent written notice, you are usually committed, and in most cases your deposit is at risk if you walk away later. You still get a walk-through before closing to confirm the condition has not changed.

What inspectors often find in Miami homes

1. Roofs: age, missing permits, soft spots and old leaks. Roof age drives insurance, so this finding matters most.
2. Cast iron drain lines: common under the slab in homes built from the 1950s through the late 1970s. South Florida's humidity and high water table can speed up corrosion. Slow drains, sewer smells and stained baseboards are warning signs. A camera scope is cheap compared with a replacement.
3. Polybutylene pipes: gray plastic supply pipes used heavily from 1978 to 1995. Citizens does not insure homes that have them, so many buyers ask for a credit to repipe.
4. Termites: drywood termites and subterranean termites (including the Formosan species) are both active here. The WDO report will note live activity, damage and past treatment.
5. Electrical: Federal Pacific or Zinsco panels, fuse boxes, aluminum branch wiring and do-it-yourself wiring. Insurers often refuse these.
6. Unpermitted work: garage conversions, enclosed porches, added bathrooms and efficiencies are very common in Miami. An inspector can point out work that looks unpermitted, but only the city or county permit records can confirm it. See our open permits and code violations guide.
7. Moisture and AC: older AC systems, leaking water heaters, poor attic ventilation and mold where humidity is not controlled.

Inspection-period checklist

1. Book the inspector within a day or two of signing. Good inspectors fill up fast.
2. Add the WDO report, and a sewer scope on any house built before about 1980.
3. Order the wind mitigation and 4-point reports, and send them to two or three insurance agents.
4. Look up the permit history with the city or county building department.
5. Get contractor estimates for big items (roof, repiping, AC, panel) while you still have time.
6. Decide whether to ask for repairs, a credit or a price reduction, and send the request in writing before the deadline.

Buying an older house to renovate? Read our fixer-upper guide too.

Negotiating after the report

Every inspection report finds something. Focus on safety, insurability and costly systems, not cosmetic items. In Miami, a credit at closing is often easier than seller repairs, because you control the contractor and the quality. Lenders limit how large a seller credit can be, so check with your loan officer before you agree to a number. Sellers can avoid surprises with a pre-listing inspection and by closing open permits before going on the market.

How we can help

We are at South Florida inspections all the time, from 1950s block homes in Hialeah to newer builds in Homestead, and we know which findings scare insurers and which are routine. We will help you schedule inspectors fast, read the report and turn it into a clear repair or credit request before your deadline. Contact us for a free buyer consult.

Frequently asked questions