What Is a Home Inspection?

Short answer

A home inspection is a limited visual examination of a home's structure, roof, electrical, plumbing, HVAC, interior and exterior, done for the buyer, that ends in a written opinion of the home's condition (F.S. 468.8311, as of October 2026). In Florida the inspector must be state-licensed. It is not the appraisal: HUD notes an appraisal estimates value for the lender and "does not replace a home inspection."

Definition

A paid, visual review of a home's readily accessible installed systems and components by a licensed home inspector, who gives you a written report on their condition.

Worked example

Example only: you go under contract on a 1990s house in Kendall and put down your earnest money. During your contract's inspection period, the inspector reports an aging water heater and a few roof areas to watch. You use the report to ask for repairs or a credit, or cancel within the period under your contract. Separately, your insurer asks for a 4-point and a wind mitigation report, which many inspectors can do on the same visit.

Florida licensing rules

Under Florida Statutes Chapter 468, Part XV (as of October 2026):

• Inspectors must complete a course of at least 120 hours, pass an exam and submit fingerprints (s. 468.8313)
• They must carry commercial general liability insurance of at least $300,000 (s. 468.8322)
• They may not repair a home they or their company inspected, or inspect a property they have a financial interest in (s. 468.8319)
• They may not pay agents for referrals or take jobs where the fee depends on the findings or the closing

You can check a license on myfloridalicense.com.

Inspection vs. appraisal

• Home inspection: you order it, it checks condition, and your contract sets what you can do with the results
• Appraisal: the lender orders it to support value. Per HUD, "FHA does not guarantee the value or condition of your new home."

A clean appraisal does not mean the house has no problems. Get both.

In South Florida

In South Florida the three reports do different jobs. The home inspection is for you, the buyer. The 4-point and wind mitigation reports are for the insurance company: one checks roof, electrical, plumbing and HVAC for insurability, the other documents features that can lower your windstorm premium. Ask for all three when you book, so insurance surprises show up before your inspection period ends.