Updated October 2026. Why a home inspection matters, told through its limits: what a standard inspection checks, what it leaves out, and which extra tests to add. Florida Statutes, InterNACHI, EPA and NAR pages read October 30, 2026.
A home inspection matters because it’s your one close look at the house before your contract deadlines pass. But a standard inspection is a “limited visual examination,” in the words of Florida’s statute. As of October 2026, it checks the structure, roof covering, electrical, plumbing, HVAC, interior and exterior. Pests, mold, radon and hidden defects usually need separate tests, so plan them in the same window. In Florida, here’s how radon testing works and who’s certified to do it.
Jump to: 🏠 What it covers · 📸 What it skips · 🪜 Extra tests · ⏱️ Your deadline · ❓ FAQ
Key takeaways
- Florida law defines home inspection services as a limited visual examination of readily accessible systems (section 468.8311).
- InterNACHI’s standards say an inspection won’t identify concealed or latent defects, and doesn’t judge market value.
- Pests, mold, radon, lead paint and asbestos are outside the standard scope. Book those tests separately.
- EPA’s radon chart says to fix your home at 4 pCi/L or higher.
First-time buyers made up 31% of US sales in September 2026 (NAR). If that’s you, the inspection is where you learn the house. If you’re selling, our guide to the most common repairs after a home inspection shows the other side.
What does a standard home inspection cover?
Florida’s statute is a good plain summary. It lists the structure, electrical system, HVAC system, roof covering, plumbing system, interior and exterior components, and site conditions that affect the structure. The inspector looks at what’s readily accessible and gives a written opinion of condition.
Many US inspectors follow InterNACHI’s Standards of Practice. They go room by room in the same way: roof, exterior, foundation and crawl space, heating, cooling, plumbing, electrical, fireplace, attic and insulation, and doors and windows. The report flags material defects. Those are problems that could hurt value or put people at real risk.
A good inspection report gives you three things: a list of defects, photos, and notes on what the inspector couldn’t reach. That last part matters more than most buyers think.
Expect the visit to take a few hours on a typical house, longer on a big or older one. Ask when the written report will arrive, because your deadline keeps running while you wait for it.
What does a home inspection leave out?
Here’s where the importance of the inspection gets misunderstood. InterNACHI’s standards say an inspection is not technically exhaustive and will not identify concealed or latent defects. It also isn’t a code check, a value opinion or a forecast.
| Usually outside a standard inspection | Who checks it |
|---|---|
| Termites and other wood-destroying insects | Licensed pest inspector (WDO or WDI report) |
| Mold and air quality | Mold or indoor air specialist |
| Radon | Radon test kit or certified tester |
| Lead paint and asbestos | Licensed risk assessor or abatement firm |
| Code compliance and permits | City or county permit records |
| Property lines and encroachments | Land surveyor |
| Market value | Appraiser |
Inspectors also skip what they can’t reach: a roof too steep to walk, a crawl space full of boxes, a wall behind furniture. Our guides to what inspectors rarely tell you about detached structures and whether inspectors check appliances fill two common gaps.
Which extra inspections should you add?
Pick them by the house, the region and the report. Here are the usual add-ons.
Pest inspection
In termite country, it’s close to standard. Florida buyers usually get a WDO report; our guide to the WDO pest inspection report explains it.
Radon
Radon is an odorless gas from the ground. EPA’s risk chart says to fix your home if the level is 4 pCi/L or higher, and to consider fixing it between 2 and 4. A short test fits inside most inspection windows.
Roof
If the general inspector couldn’t walk the roof or the roof is old, a roofer’s inspection is worth it. See our guide to why roof inspections matter and how often to book regular roof inspections once you own the home.
Sewer line, well and septic
Older homes with trees near the line often get a sewer camera scope. Homes with a well or septic system need tests the standard inspection doesn’t cover.
Specialists the report sends you to
When an inspector writes “recommend evaluation by a licensed electrician” or “structural engineer,” take it seriously and book that visit before your deadline.
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Buy a home →When do you need the inspection done?
Inside your contract’s inspection period. The length is set by your contract and your state’s form, so read it the day you sign. Book the inspector right away, because add-on tests and specialist visits take extra days.
- Day 1: book the general inspection and any add-ons you already know you need.
- Inspection day: attend, ask questions, and take your own photos.
- Report day: list the defects that matter to you, not every small note.
- Before the deadline: ask for repairs, a credit or a price change in writing, or cancel if your contract allows it.
Shopping across the border? The same rules of thumb apply. Buyers in Ontario often get an Oakville home inspection before firming up an offer, and a local Oakville home inspection firm can explain how conditional offers work there.
What should you ask on inspection day?
Show up with a notebook and a few plain questions. Inspectors are used to them, and the answers often matter more than the report.
- What would you fix first if this were your house?
- Which items are safety issues, and which are just wear?
- How old do the roof, water heater and AC look?
- Where are the main water shutoff and the electrical panel?
- What couldn’t you see or reach today?
- Who should I call next for anything you flagged?
Then walk the house once more on your own. Run the taps. Flush the toilets. Open and close a few windows. Look under the sinks. You’ll catch small things, and you’ll feel more at home with the place before you sign.
How do you use the report to negotiate?
Sort the findings into three piles: safety, big-ticket systems, and small stuff. Buying for an older parent? Our checklist for a senior-friendly home lists the extra checks worth ordering. Ask about the first two. Sellers rarely fix a list of 40 small items, and asking for all of it can sour a good deal.
A credit at closing is often simpler than repairs, because you choose the contractor and the work. Our little-known secrets for buying a home covers more offer tactics.
Buying with Beycome? Our buyer program has no upfront fee. Beycome keeps 1% of the price (minimum $1,499) and credits the rest of the buyer-agent commission to you at closing, with lender approval. It’s open to every buyer on homes listed by other agents; the credit can’t apply where no buyer-agent commission is offered, like most FSBO homes, or on homes listed by Beycome sellers. Closing in Florida or Texas? Beycome Title can handle it and in Michigan, Ohio, Illinois and Indiana.
Selling instead? A pre-listing inspection lets you fix or disclose problems before buyers find them. List with a flat fee MLS listing from $99, with $0 due to Beycome at closing. We’ve helped 22,000+ homeowners save over $225 million, with a home sold every 30 minutes (Beycome internal data, October 2026).
Home inspection: questions buyers ask
Why is a home inspection important?
It’s your close look at the home’s systems before your contract deadlines, so you can ask for repairs, a credit or a price change, or walk away if your contract allows.
What does a home inspection not cover?
Usually pests, mold, radon, lead paint, asbestos, code compliance, property lines and hidden defects. Book separate tests for those.
Does a home inspection include termites?
Not under InterNACHI’s standard scope. A licensed pest inspector does a separate wood-destroying organism or insect report. If you’re the seller, a quick indoor insect check with traps beforehand helps you avoid surprises.
Should I attend the home inspection?
Yes, if you can. You’ll learn where the shutoffs are and see problems in person, not just in photos.
What radon level is too high?
EPA’s chart says to fix your home at 4 pCi/L or higher, and to consider it between 2 and 4 pCi/L.
Can I skip the inspection on a new home?
You can, but new homes have defects too. Many buyers inspect before closing and again before the builder’s warranty ends.
Buyer credit: no upfront fee; Beycome keeps 1% of the price (minimum $1,499); rest of the buyer-agent commission credited at closing with lender approval; not on FSBO homes without a buyer-agent commission, or on homes listed by Beycome sellers. Listing prices as of October 2026: Basic $99; “$0 at closing” means no Beycome fee at closing.
Beycome Title: Florida, Texas, Michigan, Ohio, Illinois and Indiana. Inspection rules and contract deadlines vary by state. General information, not legal advice.
Sources
- Florida Statutes 468.8311, Definitions (home inspection services), read October 30, 2026.
- InterNACHI, Home Inspection Standards of Practice, read October 30, 2026.
- EPA, Health Risk of Radon, read October 30, 2026.
- NAR, Existing-Home Sales, September 2026, read October 30, 2026.
- Beycome buyer program, October 2026.
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