What Does a Florida Home Inspection Cover?

The Florida Standards of Practice address the following major areas:

• Structure

• Electrical System

• Heating and Air Conditioning (HVAC)

• Roof Covering

• Plumbing System

• Interior Components

• Exterior Components

• Site Conditions That Affect the Structure

The inspection is based primarily on visible and readily accessible conditions at the time of the inspection. A home inspection is not designed to predict future conditions or identify every possible hidden or concealed defect.

1. Structure

Florida Rule 61-30.802

The structural portion of a home inspection includes visible structural systems and components such as:

• Foundation

• Floor structure

• Wall structure

• Ceiling structure

• Roof structure

• Posts

• Beams

• Columns

• Joists

• Rafters

• Trusses

• Other visible framing

• Ventilation of foundation areas

The inspector examines visible structural components and may probe areas where deterioration is visible, suspected, or where there are clear indications of possible deterioration.

Accessibility and Safety

An inspector is not required to enter or traverse an attic or under-floor crawl space when, in the inspector's professional judgment:

• An unsafe or unsanitary condition exists;

• There is inadequate clearance for safe entry or movement; or

• Entering the area could damage insulation, ductwork, other components, or stored property.

A home inspector does not provide engineering or architectural services or certify the adequacy of a structural system.

2. Electrical Systems

Florida Rule 61-30.803

The electrical inspection includes visible and readily accessible components such as:

• Service entrance conductors

• Drip loops, cables, and raceways

• Main service equipment

• Main disconnects

• Service grounding

• Main service panels and subpanels

• Conductors

• Overcurrent protection

• Readily accessible lighting fixtures

• Switches

• Receptacles

• Ground-fault circuit interrupters (GFCIs)

• Electrical service rating

• Wiring methods and types

• Smoke detectors

• Carbon monoxide detectors

• Arc-fault circuit interrupters (AFCIs)

The inspector evaluates visible and readily accessible electrical components using normal operating controls where appropriate.

The inspector is not required to:

• Measure amperage, voltage, or impedance;

• Perform an electrical load calculation;

• Insert tools, probes, or devices into electrical components; or

• Determine the accuracy of circuit labeling.

The Florida Standards also do not require inspection of certain systems such as security alarms, low-voltage systems not part of the primary electrical distribution system, generators, photovoltaic solar collectors, or battery/electrical storage equipment.

3. Heating and Air Conditioning Systems

Florida Rule 61-30.804

The HVAC portion of the inspection addresses readily accessible heating and air-conditioning systems and components.

These may include:

• Installed heating equipment

• Fuel storage and fuel distribution systems

• Vent systems

• Flues and chimneys

• Ductwork

• Air distribution components

• Mechanical ventilation systems

• Heating energy sources

• Heating system capacity

• HVAC distribution systems

• Cooling method

• Condensate overflow warning or shutoff devices

The inspector evaluates readily accessible HVAC components using normal operating controls when conditions permit.

Important HVAC limitations

The inspector is not required to:

• Inspect inaccessible interiors of flues or chimneys;

• Inspect heat exchangers;

• Inspect humidifiers or dehumidifiers;

• Inspect electronic air filters, sanitizers, or UV lights;

• Inspect solar space-heating systems;

• Inspect inaccessible internal coils and pans;

• Determine heating adequacy or distribution balance;

• Determine cooling adequacy or distribution balance;

• Determine indoor air quality; or

• Operate heating or air-conditioning equipment when doing so could cause damage because of ambient conditions.

A home inspection is not an engineering analysis or a guarantee of future HVAC performance.

4. Roof Covering

Florida Rule 61-30.805

The roof inspection addresses visible and readily accessible roof-covering components, including:

• Roofing materials

• Flashings

• Skylights

• Chimneys

• Roof penetrations

• Roof drainage systems

• Attic ventilation

• Attic insulation

Roof Accessibility and Safety

Florida's Standards of Practice do not require an inspector to walk on a roof when, in the inspector's professional judgment:

• The roof slope is unsafe;

• There is no safe access;

• Weather conditions make the roof unsafe;

• The roof covering or decking could be damaged;

• Walking on the roof could cause damage; or

• Walking on the roof could create a danger or liability for the homeowner or others involved in the inspection.

When the roof cannot safely be walked, the inspector uses an appropriate alternative method of observation when possible.

The inspector is also not required to disturb attic insulation.

5. Plumbing System

Florida Rule 61-30.806

The plumbing portion of a standard home inspection includes visible and readily accessible components such as:

• Interior water supply piping

• Water distribution systems

• Fixtures and faucets

• Drain, waste, and vent systems

• Plumbing fixtures

• Plumbing-related vent systems

• Flues and chimneys

• Drainage sumps

• Sump pumps and related piping

• Water supply, drain, waste, and vent piping materials

• Water-heating equipment

• Water-heating energy sources

• Main water shutoff valves

• Main fuel shutoff valves

Plumbing limitations

A Florida home inspector is not required to inspect:

• Wells or water-storage equipment;

• Water-conditioning systems;

• Solar water-heating systems;

• Fire sprinkler systems;

• Private waste-disposal systems; or

• Irrigation systems.

The inspector is also not required to:

• Test shower pans or tub/shower surrounds for leakage;

• Operate safety valves or shutoff valves;

• Determine whether the water or waste system is public or private; or

• Determine whether the quantity, quality, or flow of the water will meet a client's needs.

6. Interior Components

Florida Rule 61-30.807

The interior portion of a Florida home inspection includes visible and readily accessible components such as:

• Interior walls

• Ceilings

• Floors

• Steps

• Stairways

• Railings

• Countertops

• A representative number of installed cabinets

• Garage doors

• Interior and exterior doors

• Windows

• Door and window locks, latches, and operating mechanisms

• Insulation and vapor retarders in unfinished spaces

• Fireplaces and solid-fuel-burning appliances

• Vent systems

• Flues and chimneys

• Household appliances

Doors and windows may be inspected on a representative basis.

Household appliances may be operated using normal operating controls to determine whether they are significantly deficient, provided operation is safe and the system has not been excluded from the inspection.

Interior limitations

The inspector is not required to inspect:

• Paint

• Wallpaper

• Specialty finish treatments

• Carpeting

• Window treatments

• Central vacuum systems

• Recreational facilities

• Certain fireplace components such as non-permanently attached screens and doors, seals and gaskets, mantles, surrounds, automatic fuel-feed devices, and combustion make-up air devices.

The inspector is not required to:

• Operate windows, doors, or access covers that are secured, painted shut, or blocked;

• Ignite or extinguish fires;

• Light gas fireplaces or heaters with unlit pilot devices;

• Determine fireplace or chimney draft characteristics;

• Move fireplace inserts, stoves, or firebox contents;

• Disturb insulation;

• Activate systems or appliances that are shut down or disconnected;

• Operate systems that do not respond to normal controls;

• Operate gas appliances requiring manual lighting;

• Operate systems requiring special codes, keys, combinations, or special devices;

• Operate equipment when damage could occur; or

• Confirm every control or feature of every system or appliance.

7. Exterior Components

Florida Rule 61-30.810

The exterior portion of a Florida home inspection includes visible and readily accessible:

• Exterior wall cladding and siding

• Flashing and trim

• Exterior doors

• Attached decks

• Balconies

• Stoops

• Steps

• Porches

• Associated railings

• Eaves

• Soffits

• Fascias when accessible from ground level

• Walkways

• Patios

• Driveways leading to dwelling entrances

Exterior limitations

The Florida Standards of Practice do not require the inspector to inspect:

• Window and door screens;

• Shutters;

• Awnings;

• Similar seasonal or protective accessories;

• Fences;

• Recreational facilities;

• Outbuildings;

• Swimming pools;

• Seawalls;

• Break-walls;

• Boat lifts; or

• Docks.

The inspector is also not required to move furniture, appliances, lawn equipment, tools, stored items, wall decorations, floor coverings, clothing, or other items that block access or visibility.

8. Site Conditions That Affect the Structure

Florida Rule 61-30.811

The inspector evaluates visible and readily accessible site conditions that may affect the structure, including:

• Vegetation

• Grading

• Surface drainage

• Retaining walls when they are likely to adversely affect the structure

The inspector is not required to evaluate:

• Geological conditions

• Geotechnical conditions

• Hydrological conditions

• Erosion-control measures

• Earth-stabilization measures

These conditions may require evaluation by an appropriately qualified specialist.

What Does "Readily Accessible" Mean?

Florida's Standards of Practice focus on systems and components that are visible and readily accessible.

This means a home inspector does not normally dismantle finished construction, remove permanently attached materials, move significant amounts of stored property, or perform destructive testing to locate concealed defects.

If an area cannot safely or reasonably be accessed, the limitation should be documented in the inspection report when it affects the inspection.

A Home Inspection Is Not a Warranty

A home inspection is a professional evaluation of the home's observable condition at the time of the inspection.

It is not:

• A warranty;

• A guarantee that a home is free of defects;

• An insurance policy;

• An engineering evaluation;

• A code-compliance certification;

• A prediction of future performance; or

• A guarantee that a component will continue to operate after the inspection.

Conditions can change after the inspection, and concealed or latent defects may exist that are not visible or accessible during a standard inspection.

Additional Inspection Services

Florida's Standards of Practice establish the requirements for a standard home inspection. They do not prevent a qualified inspector from providing additional inspection services.

Depending on the property and the client's needs, Kenco Home Inspections may offer additional services such as:

• Sewer/Drain Line Inspections

• Mold Assessments

• Radon Testing

• Wind Mitigation Inspections

• Four-Point Inspections

• Pool and Spa Inspections

• Pool Leak Detection

• Thermal Imaging

• Foundation Inspections

• New Construction Inspections

• Commercial Inspections

• HVAC Duct Cleaning and Disinfection

• Other specialized inspection services

Additional services are separate from the minimum Florida Standards of Practice for a standard home inspection and may have their own scope, limitations, procedures, licensing requirements, and reporting requirements.

Why Choose Kenco Home Inspections?

At Kenco, we believe a home inspection should be more than simply checking boxes.

Our inspectors take the time to examine the home's major systems, document significant conditions, explain what we find, and help our clients understand the maintenance and repairs that may be needed.

Our goal is to provide you with useful information so you can make a more informed decision about your home.

Whether you are buying, selling, building, or maintaining a home, a professional inspection can help you understand the condition of the property before small problems become expensive ones.

Important Notice

The information on this page is provided for general educational purposes and is intended to help consumers understand the Florida home inspection process.

Florida home inspection requirements are established by Florida law and administrative rule. The applicable regulations may be amended, repealed, or otherwise changed by the State of Florida.

This page is not intended to replace the Florida Statutes, Florida Administrative Code, the inspection agreement, or the specific scope of services provided for an individual inspection.

The actual scope of an inspection is determined by the applicable Florida requirements, the inspection agreement, the property's conditions and accessibility, and any written exclusions or additional services agreed upon by the inspector and client.

For the official requirements, consumers should consult the Florida Department of Business and Professional Regulation and the Florida Administrative Code.

Kenco Home Inspections is committed to performing professional inspections in accordance with applicable Florida requirements and providing our clients with clear, detailed information about the condition of the property.

Official Florida Resources

Florida Department of Business and Professional Regulation (DBPR)
Home Inspectors – Statutes & Rules

Florida Administrative Code – Chapter 61-30: Home Inspectors

Florida Statutes – Chapter 468, Part XV: Home Inspectors

Last reviewed: September 2026