The inspection period is your opportunity to learn what you are actually buying. A home does not need to be perfect, but you should understand its condition, likely repair costs and any problems affecting safety, financing, insurance or resale.

The inspector investigates and reports. The inspector does not decide whether you should buy the house.

Inspections should be scheduled as soon as the contract becomes effective. Do not mistake a ten-day inspection period for ten days to wait before getting started.

You may need time to:

• Complete the general inspection
• Schedule specialists
• Obtain repair estimates
• Review insurance implications
• Discuss the findings
• Negotiate repairs, credits or other solutions
• Prepare and sign a written agreement

The inspection period is primarily the buyer’s deadline for completing due diligence and exercising applicable contractual rights. Agreed repairs do not necessarily need to be completed before the inspection period expires.

Instead, a written repair agreement should identify:

• The exact repairs
• Who may or must perform them
• Whether permits are required
• Required receipts, warranties or paid invoices
• Any right to reinspect
• The completion deadline

Whenever possible, repairs should be completed several days before closing. This leaves time to verify the work and address incomplete or unsatisfactory repairs. Lender- or insurance-required work may need to be completed even earlier.

Do not agree to a repair deadline that leaves no time before closing for reinspection or correction.

Hire a properly licensed Florida home inspector. Your agent or broker may provide local resources, but the final choice belongs to you.

A general inspection commonly reviews visible portions of the:

• Roof and attic
• Foundation and structure
• Electrical system
• Plumbing and water heater
• Heating and air-conditioning
• Windows and doors
• Installed appliances
• Interior and exterior
• Drainage and visible moisture conditions
• General safety features

An inspection is primarily visual. Inspectors generally cannot see through walls, move the seller’s belongings or guarantee that a system will not fail later.

Many Florida buyers begin with four primary inspections or reports:

1. General home inspection — Reviews visible systems and overall condition.
2. Four-point inspection — Examines the roof, HVAC, plumbing and electrical systems, primarily for insurance purposes. Whether it is required depends on the home and insurer.
3. Wood-destroying organism inspection — Looks for visible evidence of termites and other wood-destroying organisms, commonly abbreviated WDO.
4. Wind-mitigation inspection — Documents qualifying wind-resistant features that may reduce insurance premiums.

These are common starting points, not the limit of your contractual due diligence. Depending on the property, you may investigate the roof, pool, sewer line, septic system, well, seawall, dock, structure, mold conditions or other concerns.

Your general inspector may perform several reports during one appointment. Specialized concerns should be evaluated by an appropriately qualified professional.

Roof condition and the electrical, plumbing and HVAC systems can affect whether the home is insurable and how much coverage will cost. Contact your insurance professional early rather than waiting until the inspection period is about to expire.

Do not automatically distribute your complete general inspection report to the lender or insurance company. It was prepared for due diligence and may contain maintenance observations unrelated to underwriting. Ask each party exactly what documentation it requires.

An insurer will often request an acceptable four-point report. If the first report identifies an unacceptable condition, complete the agreed repairs and have the inspector reinspect. The updated report must accurately reflect the completed work.

A “clean” four-point means the property’s actual condition satisfies the insurer’s requirements. It does not mean deleting, altering or concealing legitimate findings.

Provide requested documents and answer lender and insurer questions truthfully. A material insurance misrepresentation, omission or concealment can affect coverage or recovery under the policy.

The practical rule is simple: Do not distribute every report automatically. Provide the correct report when requested, and make sure every document and answer is truthful and accurate.

Reports can be lengthy because inspectors document maintenance items, minor defects, safety recommendations and significant concerns. Focus first on:

• Safety hazards
• Active water intrusion
• Structural problems
• Major systems near failure
• Conditions preventing insurance or financing
• Unpermitted improvements
• Repairs with substantial cost
• Conditions affecting your intended use

Cosmetic imperfections and ordinary maintenance should be viewed differently from major undisclosed problems.

After reviewing the results, you may:

• Proceed as written.
• Request specific repairs.
• Request an allowable closing credit.
• Request a price adjustment.
• Cancel under an applicable contractual right.
• Request a written extension.

Under an AS IS contract, the seller is generally not required to make repairs simply because a defect was discovered.

Sellers are often more willing to address legitimate four-point issues because roof, HVAC, plumbing or electrical problems may affect insurability and create the same obstacle for another buyer.

The seller is not automatically required to make those repairs. Beyond insurance-, safety- or lender-related matters, the response becomes less predictable. The seller may repair, offer a credit, address only some items, propose another solution or refuse.

A concise, well-supported request is generally more effective than demanding correction of every item in the general report.

Seller-completed repairs can resolve an issue before closing, but the seller may naturally select the least expensive acceptable approach. A credit can give the buyer more control, but lender rules may limit its amount or use. Discuss a proposed credit with the lender before agreeing to it.

Submitting a request does not extend the inspection period. Leave enough time to review reports, obtain specialist opinions, discuss estimates, deliver a request and evaluate the seller’s response.

If time is running out, obtain a written extension signed by the parties or make the appropriate contractual decision before the deadline.