The inspection period is your most important protection as a Florida home buyer. Understanding how it works and using it wisely can save you from costly surprises.

What Is the Inspection Period?

The inspection period (sometimes called the "due diligence period") is a negotiated window of time — specified in your purchase contract — during which the buyer has the right to investigate the property in any way they choose. Under the FAR/BAR AS IS contract, the buyer may cancel for any reason during the inspection period and receive a full refund of the earnest money deposit.

The length is negotiable. In Broward County, 10 to 15 days is the most common range, though competitive markets sometimes see shorter periods of 7 days or less.

What Should You Inspect?

Florida homes have specific inspection needs different from other states. A thorough due diligence plan includes:

General Home Inspection

A licensed Florida home inspector examines the structure, roof, electrical, plumbing, HVAC, windows, doors, and more. Expect this to cost $300 to $600 depending on home size. Always attend the inspection — it's educational.

Roof Inspection

Even if the general inspector evaluates the roof, a dedicated roof inspection by a licensed roofing contractor provides a more detailed assessment and written report. This is especially important for insurance purposes — older roofs can be difficult or expensive to insure in Florida.

Four-Point Inspection

Required by many Florida insurers for homes 20+ years old, a four-point inspection evaluates the four major systems: roof, electrical, plumbing, and HVAC. This is not a substitute for a full home inspection — it's a shorter report for the insurance company.

Wind Mitigation Inspection

Documents features that reduce hurricane wind damage — hip roof, hurricane straps, impact-resistant windows and doors, opening protection. This report can significantly reduce your homeowners insurance premium. Credits can save hundreds per year.

WDO Inspection (Termite & Wood-Destroying Organisms)

Florida's warm, humid climate is ideal for termites, wood-boring beetles, and wood-decaying fungi. A WDO inspection by a licensed pest control company is strongly recommended. Costs typically run $75 to $150.

Additional Inspections to Consider

  • Mold inspection — particularly in older homes, homes with water intrusion history, or vacant properties
  • Pool and spa inspection — if the home has a pool
  • Seawall/dock inspection — for waterfront properties
  • Septic inspection — if the property is not on municipal sewer (common in western Broward County)
  • Chinese drywall inspection — relevant for homes built 2001–2009 (primarily affected 2004–2007)

Your Options After the Inspection

Under the FAR/BAR AS IS contract, after reviewing inspection results you have three choices:

  1. Proceed as-is — accept the property in its current condition and move toward closing.
  2. Cancel and receive your deposit back — deliver written notice to the seller before the inspection period deadline.
  3. Negotiate — request a price reduction or seller credit. The seller is not obligated to agree, but many will negotiate rather than lose the deal.
Critical: The inspection period deadline is a hard cutoff. If you miss it, you lose your right to cancel without forfeiting your deposit. Set calendar reminders and act decisively. Your agent should be tracking this date closely.

All inspectors in Florida must be licensed by the state. Verify your inspector's license at myfloridalicense.com before hiring.

Questions about your situation? Contact HP Singh at Coastal Group Brokers for personalized guidance.