After a thousand inspections, I watch for four things: roof, plumbing, electric, and air conditioning. Everything else on an inspection report is usually negotiable or cosmetic. These four are the ones that can actually change your decision to buy.

Roof

Age and remaining life matter more than whether it's "passed" inspection. A roof with 3-5 years left changes your insurance costs and your negotiating leverage immediately.

Plumbing

Older homes on this coast often still have original cast iron or polybutylene lines. A camera scope of the main line is worth the extra cost before you close.

Electric

Older panels, especially certain recalled brands, are a real insurance and safety issue, not just a cosmetic one.

Air Conditioning

In South Florida, AC isn't a comfort item, it's a core system. Age, tonnage, and maintenance history all affect what you'll spend in year one.

Want help reading an inspection report before you're under pressure to decide? Reach out directly and I'll walk through it with you.