The 7 Most Common Home Inspection Issues Found in South Florida Homes
South Florida's unique subtropical climate creates specific challenges that homeowners in Miami-Dade, Broward, and Palm Beach counties face every day. Understanding these issues—before they become expensive problems—is the difference between a well-maintained home and a money pit.
GreenFoot Home Inspections has inspected over 2,500+ homes across South Florida since 2009. In that time, we've identified patterns that consistently show up in inspection reports. This guide reveals exactly what those issues are, why they happen in South Florida specifically, and how to address them.
Salt Air Corrosion: The #1 Silent Killer in South Florida Homes
Florida receives the highest level of salt penetration in the nation—with salt intrusion detected up to 100 miles inland. That means even homes in Orlando face coastal salt damage, but South Florida properties (Miami-Dade, Broward, Palm Beach, Surfside, Miami Beach, Delray Beach, Fort Lauderdale) are in the direct line of fire.
When salt particles combine with Florida's 75-90% humidity levels, they create a corrosive environment that attacks metal components, paint, sealants, and coatings at an accelerated rate.
What Gets Damaged by Salt Air?
HVAC Systems (Most Affected)
- Corroded condenser coils reduce cooling efficiency by 15-30%
- Rust on refrigerant lines leads to leaks
- Corroded electrical connections and control boards short out
- Lifespan reduction: 10-12 years → 6-8 years in coastal areas
- Average repair cost: $1,200-$2,500 per incident
Roofing & Fasteners
- Metal flashing and roof penetrations rust rapidly
- Nails and fasteners corrode, causing loose shingles
- Coatings and sealants deteriorate, allowing water intrusion
- Salt deposits accelerate granule loss on asphalt shingles
Windows, Doors & Exterior Metal
- Window frame corrosion leads to air leaks and seal failure
- Door frames warp and seal failure occurs
- Metal railings, gutters, and downspouts develop white oxidation
- Aluminum siding and soffit corrosion creates pitting and staining
Plumbing Connections
- Copper pipe corrosion (blue-green oxidation)
- Brass valve failure
- Accelerated pipe wall thinning
- Pinhole leaks develop prematurely
Warning Signs of Salt Air Damage
- Discoloration or white/gray streaking on roof materials
- Rust spots on exterior metal components
- Corroded AC condenser unit showing rust or pitting
- Chalky white deposits on windows and exterior surfaces
- Peeling or bubbling paint near coastal areas
- Increased corrosion on fasteners and hardware
- Window seals failing prematurely (5-7 years instead of 10-15)
What GreenFoot Inspectors Look For
During your home inspection, we specifically examine:
- Condenser coil corrosion using visual inspection and resistance testing
- Flashing condition around roof penetrations
- Window seal integrity and caulking degradation
- Metal fastener condition for visible rust
- Exterior paint and coating condition
- Gutter and downspout deterioration
Prevention & Maintenance Strategy
- HVAC Maintenance: Professional rinse-down service quarterly in coastal areas (semi-annual inland)
- Protective Coatings: Apply corrosion-inhibiting coatings to AC units every 2-3 years
- Window Sealing: Inspect and reseal windows twice yearly (spring & fall)
- Gutter Cleaning: Monthly during rainy season to prevent salt buildup
- Roof Inspection: Annual inspection of flashing and fasteners
- Sacrificial Anodes: Consider zinc strips on copper plumbing in older homes
Moisture Intrusion: The Costliest Problem in South Florida (Average Repair: $8,000-$15,000+)
Florida's humidity levels (75-90% year-round) combined with frequent storms create the perfect environment for moisture problems. Unlike other regions where moisture is seasonal, South Florida homes battle constant moisture 365 days a year.
Moisture intrusion is not just uncomfortable—it's dangerous. Hidden water damage causes:
- Mold growth (health hazard)
- Structural rot in wood framing
- Foundation deterioration
- Electrical hazards
- Foundation settlement and cracking
Where Does Moisture Hide?
AC Condensate Systems
- Clogged condensate drain lines cause backup water into walls
- Frozen coils (from overworking) create water overflow
- Standing water in drainage pans promotes mold growth
- Duct work condensation and corrosion
Foundation & Slab Areas
- Capillary action pulls moisture up through concrete slabs
- Absence of vapor barriers under slabs
- Poor grading directing water toward foundation
- Cracks in concrete slab allow water penetration
- Moisture readings at maximum levels while slab appears dry to touch
Walls & Wall Cavities
- Water intrusion through compromised window seals
- Faulty caulking around door frames
- Damaged or missing house wrap and weather barriers
- Moisture trapped in drywall and studs (readings 12-22%)
- Wet bottom plates and furring strips at floor level
Most Common Moisture Issues by County
Miami-Dade County: Slab on grade moisture (35-40% of homes), Window seal failure (42% in homes 20+ years old), AC condensate backup (28% of inspections)
Broward County: Foundation wall moisture (38% of older homes), Bathroom ventilation inadequacies (45% fail to vent outside), Roof membrane failures (31% in homes 15+ years old)
Palm Beach County: Historic home moisture issues (48% of pre-1990 homes), Salt water intrusion near coastal areas, Poor attic ventilation (40% of homes)
Red Flags During Home Inspection
- Musty odor in basement, crawlspace, or HVAC areas
- Dark stains or discoloration on ceilings or walls
- Peeling paint or bubbling wallpaper
- Soft spots in flooring or drywall
- Visible mold or mildew (even if small)
- High humidity readings (above 55% RH)
- AC condensate dripping inside home
- Water stains on ceiling or upper walls (roof leak indicator)
- Efflorescence (white powdery deposits) on foundation walls
Detection Technology Used by GreenFoot
We use professional-grade moisture detection equipment:
- Moisture meters for drywall, wood, and plumbing
- Thermal imaging cameras to detect moisture patterns invisible to naked eye
- Humidity meters to measure indoor air moisture levels
- Moisture mapping to identify full extent of water intrusion
- Visual inspection with detailed attic and crawlspace examination
Remediation Costs & Timeline
Florida Roofs Age 2x Faster Than National Average—Here's What Inspectors Find
South Florida roofs face a perfect storm: intense UV radiation, salt air corrosion, hurricane-force winds, heavy rain, and constant humidity. The result? Most roofs reach end-of-life (15-20 years) much faster than the manufacturer's stated lifespan of 25-30 years. Our roof certification inspections can help identify these issues before they become costly problems.
Why Florida Roofs Fail Faster
UV Degradation: Intense Florida sun breaks down asphalt and coating. Shingle curling and brittleness (common after 10-12 years). Granule loss accelerates (30-50% loss by year 12).
Salt Air Damage: Metal flashing corrodes and loses water-shedding ability. Fastener corrosion causes loose shingles. Accelerated breakdown of roofing materials near coast (up to 40% faster).
Storm & Wind Damage: Hurricane-force winds (74+ mph) common June-November. Most claims: $1,200-$3,500 per storm event.
Roof Issues Found Most Often
Age-Related Issues (Roofs 15+ Years): Granule loss exposing asphalt base (60% of roofs 15+ years), Shingle curling and cracking (45%), Fastener corrosion and loose shingles (35%), Flashing separation and rust (50%).
Water Intrusion Problems: Leaks at flashing (roof penetrations, valleys, edges) - 65% of leaks, Loose or missing shingles allowing water penetration, Pooling water on flat sections (poor drainage).
Red Flags for Roof Problems
- Sagging or uneven roof line
- Missing or damaged shingles
- Granules in gutters (blackish sand)
- Discolored or algae-stained sections
- Water stains on ceilings or upper walls
- Original roof installed before 2008 (16+ years old in 2024)
Roof Replacement Cost Factors
Electrical Problems Found in 38% of South Florida Homes—Some Create Fire Hazards
Florida's humidity, salt air, and heat create unique electrical challenges. Combined with older wiring installations and insufficient grounding, many South Florida homes present genuine fire risks that must be remedied immediately upon discovery. These issues are often identified during 4-point inspections required by insurance companies.
Most Common Electrical Issues Found
Panel & Service Issues (High Priority): Corrosion in main electrical panel (35% in coastal areas), Undersized service (60 amps in home requiring 100+ amps), Double-tapped breakers (two wires on single breaker - fire hazard), Standing water in panel enclosure (high hazard).
Wiring & Insulation Issues (High Priority): Aluminum wiring deterioration and oxidation (28% of pre-1985 homes), Knob & tube wiring (still present in 12% of pre-1940 homes), Exposed or damaged wire insulation (7% of homes).
Repair Costs for Common Issues
- Outlet replacement (per outlet): $150-$300
- GFCI circuit upgrade (5 outlets): $400-$800
- Panel corrosion cleaning: $300-$600
- Service panel upgrade (60→100 amps): $2,000-$4,000
- Full rewire (2,000 sq ft home): $10,000-$20,000
- Knob & tube rewiring (full): $15,000-$25,000
Plumbing Failures Cost $8,000-$25,000+ on Average—Don't Ignore These Signs
Plumbing systems in South Florida face double jeopardy: aging infrastructure in older homes AND environmental corrosion from humidity and salt air. When combined with Florida's high water table in some areas, plumbing failures can cause catastrophic damage. Our comprehensive inspection services thoroughly evaluate plumbing systems to catch these issues early.
Most Common Plumbing Issues
Main Water Supply Issues (High Priority): Galvanized pipe corrosion/pinhole leaks (28% of pre-1985 homes), Copper corrosion and pinhole leaks (15% of homes with aggressive water), Water pressure too high (above 80 PSI - accelerates failure), Polybutylene plastic pipes (PB) - known defect material.
Drain & Vent Issues (Medium Priority): Improper slope on drain lines (40% of older homes), Corroded cast iron drain pipes (50% of homes 40+ years), Improper drain venting causing traps to empty.
Repair & Replacement Costs
- Pinhole leak repair: $300-$600
- Water heater replacement: $1,500-$3,000
- Partial galvanized pipe replacement (50 ft): $800-$1,500
- Full home replumb (2,000 sq ft): $8,000-$15,000
- Sewer line repair/replacement: $3,000-$12,000
HVAC Failures Account for 22% of Home Inspection Issues—Most Preventable with Maintenance
South Florida's year-round air conditioning demand means HVAC systems work constantly—often for 12-14 months per year compared to 8-10 months nationally. This intense usage, combined with salt air corrosion and humidity, creates specific failure patterns. HVAC condition is a critical component of 4-point insurance inspections.
Most Common HVAC Issues Found
Condenser Unit Issues (Outdoor Unit): Corrosion on fins and coils (35% in coastal homes), Refrigerant leaks from corroded lines, Fan motor failure, Capacitor failure (common, $200-$400 to replace), Compressor failure (end-of-life or catastrophic).
Air Handler & Indoor Components: Clogged or dirty air filters (42% of homes), Condensate drain blockage (most common call), Evaporator coil corrosion or mold, Ductwork leaks and disconnects.
HVAC Repair & Replacement Costs
- Service call + filter change: $150-$300
- Capacitor replacement: $200-$400
- Refrigerant recharge: $300-$600
- Compressor replacement (without changing system): $2,500-$4,500
- Full system replacement (3-5 ton, 2,000+ sq ft): $7,000-$15,000
Foundation Problems in South Florida: Water, Salt, and Settlement
South Florida's high water table (12-18 feet below surface in most areas), sandy soil conditions, and year-round moisture create unique foundation challenges. Unlike northern states where frost heave is a concern, South Florida foundations face subsidence, settlement, water intrusion, and salt-induced deterioration. Foundation issues are thoroughly evaluated during our comprehensive home inspections.
Most Common Foundation Issues
Slab-on-Grade Problems (Most Homes): Moisture intrusion through slab (35-40% of homes), Lack of vapor barrier allowing capillary moisture, Concrete cracking from settlement, Uneven settling creating floor slope.
Foundation Wall Issues: Horizontal cracking (indicates pressure), Vertical cracking (usually cosmetic but monitor), Bowing or leaning walls, Efflorescence deposits indicating water movement.
Foundation Repair Costs
- Seal foundation cracks: $500-$1,200
- Install/upgrade sump pump: $800-$1,500
- Foundation waterproofing (interior): $2,000-$5,000
- Foundation waterproofing (exterior): $4,000-$10,000
- Foundation underpinning (structural): $10,000-$30,000+
Termites, Carpenter Ants, and Moisture Damage: $4,000-$12,000 Average Repair Cost
Florida's warm, humid climate is a paradise for wood-destroying organisms. Every South Florida home is at risk, regardless of age or location. Unlike structural damage that develops over years, termite damage can be extensive and expensive before any visible signs appear.
Wood-Destroying Organisms in South Florida
Subterranean Termites (Most Common): 70% of South Florida homes have termite risk, Damage can cost $1,500-$5,000+ per colony, Hidden damage inside walls and framing, Visible mud tubes from soil to wood.
Drywood Termites (Coastal Areas): Infest wood without soil contact, Can damage roof framing and structural wood, More expensive to treat than subterranean.
Carpenter Ants: Large ants that hollow out wood, Can weaken structural components, Usually indicate moisture problem (they need dampness).
Treatment & Prevention Costs
- WDO (Pest) Inspection: $150-$300
- Termite treatment (preventive): $600-$1,200
- Termite treatment (active infestation): $1,500-$3,500
- Structural wood repair (extensive): $2,000-$8,000+
Ready to Understand Your Home's Real Condition?
South Florida's unique climate demands professional inspection expertise. Properties here face challenges that inspectors in other regions never encounter. Understanding your home's specific vulnerabilities is the first step toward smart maintenance planning and protecting your investment.
GreenFoot Home Inspections has completed 2,500+ inspections across Miami-Dade, Broward, and Palm Beach counties. We know what South Florida homes face. We know where problems hide. And we know how to identify issues before they become expensive emergencies.
Serving All of South Florida Since 2009 | Miami-Dade County | Broward County | Palm Beach County
Frequently Asked Questions
Strategy #1: Get Your 4-Point Inspection Early
If your home is approaching the age where insurance companies require a 4-point inspection, don't wait until you have a problem. Get the inspection done when you know your systems are in decent condition. This gives you time to address any issues before they become deal-breakers.
- Contact your insurance agent and ask if your home requires a 4-point inspection
- Schedule the inspection at your earliest convenience
- Review the report and identify any recommended repairs
- Get estimates for repairs BEFORE your insurance company makes demands
- Complete repairs and submit the updated report to your insurer
Strategy #2: Maximize Wind Mitigation Discounts
Wind mitigation inspections are one of the highest ROI investments you can make for your insurance costs:
✓ Start Here: Get Your Wind Mitigation Inspection First
Before investing in expensive upgrades, get a comprehensive wind mitigation inspection. You might already have features that qualify for discounts that you didn't know about (attic ventilation, roof clips, etc.).
Strategy #3: Shop Your Insurance Annually
With your 4-point and wind mitigation reports in hand, shop around to different insurance companies. Different insurers weight these factors differently, meaning you could save significantly just by switching.
Strategy #4: Address Problematic Features
Certain features will get you denied or charged massive premiums:
- Polybutylene Plumbing: Often requires full replacement (expensive)
- Federal Pacific or Zinsco Electrical Panels: Fire hazard—must be replaced
- Roofs Over 20 Years Old: Typically need replacement or cause denial
- No HVAC System: Makes home uninsurable
If your home has any of these, getting them fixed IMMEDIATELY will either qualify you for insurance (if you didn't have it) or allow you to switch to better rates.
Ready to Understand Your Home's Real Condition?
The cost of these inspections varies based on home size, location, and complexity, but here's what you can expect in Miami-Dade, Broward, and Palm Beach counties:
4-Point Inspection Pricing
Average Cost: $250-400
Factors That Increase Cost: Larger homes, attic/crawlspace access difficulty, multiple properties
Turnaround Time: Same-day or next-day report (usually)
What's Included: Detailed written report, photos, and official insurance-ready documentation
Wind Mitigation Inspection Pricing
Average Cost: $150-300
Factors That Increase Cost: Larger homes, multiple stories, complex features
Turnaround Time: Same-day report in most cases
What's Included: Official OIR-B1-1802 form, photo documentation, and detailed feature analysis
Combined 4-Point + Wind Mitigation
Many homeowners get both inspections done at the same time. A combined inspection typically costs $350-600 and takes 1-1.5 hours total. This is actually more efficient than scheduling them separately.
💰 ROI Calculation
(wind mitigation inspection)
(depending on home features)
(usually much faster!)
4-Point vs. Wind Mitigation: Full Comparison
Many homeowners get confused about the difference between these two inspections. Here's a clear breakdown:
Do You Need Both?
YES – Most homeowners benefit from both inspections because they serve different purposes:
- 4-Point Inspection: Determines if you can GET insurance at all
- Wind Mitigation Inspection: Determines how MUCH you'll PAY for that insurance
Getting only one is like buying a house without negotiating the price. You need both to optimize your insurance situation.
How to Prepare Your Home for Inspections
Preparation Checklist for 4-Point Inspections
⚠️ What NOT to Do Before Inspection
Don't attempt cosmetic fixes or cover up problems. Inspectors are trained to look behind cosmetic work. Be honest about system age and condition—it will come out in the inspection anyway.
✓ Before Your Inspection:
- Clear Attic Access: Remove boxes, storage items from attic entrance so inspector can fully evaluate roof system
- Locate Electrical Panel: Know where it is and ensure it's accessible (not blocked by furniture/storage)
- Know Your System Age: Gather documentation of when roof, HVAC, plumbing, and electrical work was done (if available)
- Clear Under Sinks: Remove items from under bathroom/kitchen sinks so plumbing can be inspected
- Test HVAC: Ensure your AC and heating work before inspection day
- Unlock Garage/Utility Areas: Inspector needs access to all mechanical systems
- Be Home & Available: Inspector will have questions about system history and maintenance
Preparation Checklist for Wind Mitigation Inspections
✓ Before Your Wind Mitigation Inspection:
- Gather Documentation: Find records of any roof, window, or door replacements or retrofits (dates are important for discounts)
- Document Existing Features: Take note of any hurricane shutters, impact windows, roof clips, or bracing already in place
- Clear Exterior: Trim bushes/trees near doors/windows for photos and visual inspection
- Know Your Roof Type: Hip or gable? (Hip roofs score better)
- List Home Improvements: Any recent upgrades to exterior (siding, doors, windows, etc.)
- Attic Access: Inspector may need to see roof-to-wall connections in attic
What to Fix BEFORE Inspection (If Needed)
If you know you have issues, addressing them before inspection is smarter than dealing with them after:
High Priority (Address Before Inspection):
- Roof leaks or missing shingles
- Electrical hazards (exposed wiring, bad panels)
- Active plumbing leaks or water damage
- Non-functional HVAC systems
Medium Priority (Address Soon):
- Outdated electrical panels (Federal Pacific, Zinsco)
- Polybutylene plumbing (needs replacement)
- Roofs over 15-20 years old
Frequently Asked Questions
Moisture intrusion is the most common and costly issue, found in 35-40% of South Florida homes. Florida's high humidity (75-90% year-round) combined with frequent storms creates constant moisture pressure. Issues range from AC condensate backup ($500-$2,000 repair) to foundation seepage ($3,000-$8,000) to mold remediation ($2,000-$6,000+). Prevention through proper grading, gutters, and ventilation is critical.
Condenser coil corrosion from salt air reduces efficiency by 15-30% immediately, costing $300-$600 annually in extra electricity. Full condenser unit replacement runs $2,500-$4,500. Preventive maintenance (quarterly rinse-down in coastal areas) costs $150-$300 per service but prevents $3,000-$4,500 in premature replacement.
Legally, yes—but financially and practically, no. If financing, lenders require a 4-point inspection for homes 30+ years old. Even for cash purchases, foregoing inspection means missing $10,000-$50,000+ in hidden defects. Insurance companies require inspections. Professional inspections typically cost $300-$500 and save far more through negotiation and maintenance planning.
Priority inspections: (1) Roof condition (replacement at 15-20 years), (2) Electrical panel (corrosion, hazardous wiring), (3) Plumbing (galvanized pipe deterioration), (4) HVAC (15-year lifespan expiration), (5) Foundation/moisture assessment. These four systems account for $35,000-$80,000 in potential repairs if ignored.
For ongoing ownership: annually for roofing (visual inspection), major systems every 2-3 years, full comprehensive inspection every 5-7 years. For purchase decisions: always get professional pre-purchase inspection. The $300-$500 investment typically saves $5,000-$25,000 in negotiation or prevents expensive surprise repairs.
Yes. Galvanized pipes fail in 30-40 years; many South Florida homes installed in 1960s-1980s are approaching or exceeding this lifespan. Failures include reduced water pressure, rust-colored water, pinhole leaks, and potential water damage. Budget $8,000-$15,000 for full home replumbing. Pinhole leak patches ($400-$600) are temporary solutions; replacement is eventual reality.
Both are hazardous and expensive. Knob & tube (pre-1940s) requires complete rewiring ($15,000-$25,000+) due to fire risk. Aluminum wiring (1960s-1980s) causes oxidation requiring frequent maintenance or insulation (partial fix: $3,000-$8,000) or full rewiring ($10,000-$20,000). Either way, plan for major electrical upgrade.
Signs of end-of-life: (1) Age 15+ years (very likely in Florida), (2) Significant granule loss (50%+), (3) Curling or cracking shingles (40%+ affected), (4) Multiple leaks or repairs, (5) Sagging roof line, (6) Visible moss/algae (Florida sign of age). Budget $8,000-$14,000 for asphalt replacement; $15,000-$24,000 for metal; $18,000-$28,000 for tile.
Interior waterproofing: $2,000-$5,000. Exterior waterproofing: $4,000-$10,000. Sump pump installation: $800-$1,500. Grading correction: $800-$2,000. Full French drain system: $1,500-$3,500. Prevention (dehumidifiers, improved drainage): $1,000-$3,000/year. Total for comprehensive solution: typically $6,000-$15,000.
About This Guide
This comprehensive guide was created by the experts at Green Foot Home Inspections, South Florida's most trusted home inspection company. Our CMI-certified inspectors have evaluated thousands of homes across Miami-Dade, Broward, and Palm Beach counties.
Why South Florida Home Inspection is Different
Inspectors in Pennsylvania, Texas, or California face different challenges. Snow, frost heave, different humidity levels, different building practices—their expertise doesn't fully translate to South Florida's unique environment.
GreenFoot inspectors live this environment. We understand Florida-specific building codes, insurance requirements, the impact of salt air on coastal properties, the peculiarities of high water table properties in Miami-Dade, and the specific failure patterns that appear consistently across 2,500+ inspections.
This isn't just inspection experience—it's South Florida-specific expertise.
Why Choose Green Foot Home Inspections?
Same-day and next-day inspections often available. Serving Miami-Dade, Broward, and Palm Beach counties.
About This Guide
This comprehensive guide was created by the experts at Green Foot Home Inspections, South Florida's most trusted home inspection company. Our CMI-certified inspectors have evaluated thousands of homes across Miami-Dade, Broward, and Palm Beach counties.