How to Handle Repairs After Inspection in Florida?

Step 1 — Review the Report With Your Agent

A Florida home inspection report can run 50–150 pages with photographs for every issue identified. The volume can feel overwhelming, but most items fall into one of three categories: safety concerns, material defects, and maintenance observations. Your agent can help you sort through the report and prioritize strategically rather than reacting to every item.

Focus your attention on:

• Safety issues: Exposed electrical wiring, missing GFCI outlets, inoperable smoke detectors, carbon monoxide risks
• Structural items: Foundation cracks, settlement issues, evidence of roof or wall water intrusion
• Major systems: HVAC (especially critical in Florida’s heat), water heater, electrical panel, plumbing leaks
• Roof condition: Age, material condition, missing shingles, evidence of active leaks
• Mold or moisture: Particularly important in Florida’s humid climate — mold remediation can be expensive

Skip cosmetic items: scuffed paint, dated fixtures, minor tile chips. These are expected in any lived-in home and are not deal-point negotiation items in a competitive Florida market.

What You Can Request Under a Florida AS IS Contract

Florida real estate transactions frequently use the AS IS Residential Contract for Sale and Purchase. Despite its name, an AS IS contract does not mean you forfeit your ability to negotiate after the inspection. What it means is that the seller is not obligated to make any repairs — but you retain the right to cancel the contract within the inspection period (typically 10–15 days) for any reason, including inspection results.

Under an AS IS contract you can still request:

• Repairs to electrical systems, plumbing, HVAC, or roof
• Pest treatment if WDO (wood-destroying organism) report shows active infestation
• Mold remediation if active mold is identified
• Closing credits in lieu of repairs (often more practical)

The seller can say no to any of these requests. If they do, you decide: proceed with the purchase as-is, negotiate a price reduction or credit, or cancel and retrieve your earnest money deposit.

Repairs vs. Closing Credits — Which Is Better?

When sellers agree to address inspection items, buyers often have a choice: request actual repairs or ask for a closing credit (also called a concession). Each has advantages depending on the situation.

Closing Credits Are Often Preferable Because:

• You control the quality and timing of the work after closing
• You choose your own contractors rather than accepting the seller’s lowest-bid repairs
• Credits reduce your cash to close, which can improve your liquidity at closing
• No risk of rushed or substandard pre-closing repairs

Repairs Prior to Closing Are Better When:

• Your lender requires the repair to approve the loan (common for FHA/VA loans — roof condition, open permits, safety hazards)
• The item poses an immediate safety risk you don’t want to inherit
• The repair scope is well-defined and verifiable

Florida-Specific Inspection Items to Take Seriously

Florida’s climate, age of housing stock, and geographic location create inspection issues that buyers from other states may not anticipate:

Roof Condition and Age

Florida homeowners insurance carriers routinely refuse coverage or charge significantly higher premiums for roofs over 15–20 years old, depending on the material. An inspection that reveals a roof nearing end of life is a major finding — not just for repair costs but for insurability. Get a roof certification if the age is borderline, and factor replacement cost ($15,000–$35,000+) into your offer negotiation.

Electrical Panel Issues

Older Florida homes with Federal Pacific or Zinsco electrical panels are red flags for inspectors and insurance companies alike. These panels have a known history of breaker failures and fire risk. If your inspection identifies one of these panels, factor in a replacement cost ($2,500–$5,000+) and confirm your homeowner’s insurance carrier will provide coverage before closing.

HVAC System Age

In Florida’s heat and humidity, HVAC failure is not an inconvenience — it’s a health concern. Systems over 10–15 years old are approaching end of life. If the HVAC is aging, factor replacement cost ($5,000–$12,000+) into your negotiation or budget for it post-closing.

WDO (Termite) Report

Florida’s warm, humid climate makes it one of the most active termite environments in the country. A separate Wood-Destroying Organism (WDO) report by a licensed pest control inspector is standard in Florida transactions. Subterranean termite activity requires immediate treatment and possible structural repair. Do not skip this inspection.

4-Point Inspection vs. General Inspection

Your lender or insurance carrier may require a 4-point inspection covering the four major systems: roof, electrical, HVAC, and plumbing. This is separate from the general home inspection and is typically required for homes over 30 years old. Make sure you have both reports before removing contingencies.

If the Seller Declines Your Request

Sellers in Florida do not have to agree to any repairs under an AS IS contract. If the seller says no to your repair request, you have three choices:

1. Accept and move forward: If you want the home and the issues are manageable, proceed to closing and handle items post-closing
2. Renegotiate the price: Ask for a price reduction that reflects the cost of needed repairs
3. Cancel within the inspection period: Florida’s AS IS contract gives you a defined window to cancel for any reason and receive your earnest money deposit back in full. Do not let this window expire without a decision

Always Get Agreements in Writing

If the seller agrees to repairs or a closing credit, document it in a written addendum signed by both parties before removing your inspection contingency. Specify:

• The exact items to be repaired
• The required completion date (typically 3–5 days before closing)
• Whether the seller must use a licensed contractor
• Your right to a walk-through inspection to verify completed work

Never rely on verbal agreements in a real estate transaction. Anything not in writing is not enforceable.

Questions Clients Actually Ask

Can I back out of a Florida home purchase over inspection results?

Yes — if you are under a standard Florida AS IS contract and still within the inspection contingency period (typically 10–15 days from the effective date), you can cancel for any reason, including inspection findings, and receive your full earnest money deposit back. Once the inspection period expires, canceling for inspection-related reasons can put your deposit at risk. Know your deadline and act before it passes.

What is the most common repair request in Florida real estate?

Roof condition and HVAC system age are the most frequently negotiated items in Florida transactions. Roof issues are particularly impactful because they directly affect homeowners insurance eligibility and cost — many Florida carriers won’t insure a roof over 15–20 years old. A roof credit or price reduction to fund replacement is a common resolution.

Does the seller have to fix anything found in the inspection?

No — under an AS IS contract, the seller has no obligation to repair anything. However, the seller must still comply with Florida’s disclosure law, which requires disclosure of known material defects that are not readily observable. If an issue was deliberately concealed, you may have legal recourse. For typical negotiable repairs, the seller can decline and you must decide whether to proceed, renegotiate price, or cancel.

Should I request repairs or a closing credit?

In most cases, a closing credit is preferable for the buyer. You get to hire your own contractors, control the quality, and do the work on your timeline after closing. The exception is when your lender requires a repair to approve financing — for example, FHA loans require that safety hazards (broken windows, missing handrails, active roof leaks) be resolved before loan approval.

What inspections should I order in Florida beyond the standard home inspection?

For most Florida homes, consider: a WDO (wood-destroying organism/termite) inspection, a 4-point inspection for insurance purposes if the home is over 30 years old, a wind mitigation inspection (which can save you money on homeowners insurance), and for waterfront or older homes, a seawall/dock inspection. On well/septic systems, add water quality testing and a septic inspection.