Not Every Issue Is a Deal-Breaker — But These Might Be
After 20 years and 5,000+ inspections in Central Florida, I've seen it all. Most inspection findings are minor — a leaky faucet, a missing outlet cover, a filter that needs changing. But some findings signal serious problems that can cost tens of thousands of dollars or compromise your family's safety.
Here are the 10 red flags I tell every Orlando buyer to take seriously.
1. Active Roof Leaks
In Florida, your roof is your first line of defense against hurricanes, tropical storms, and daily afternoon downpours. Signs of active leaking — water stains on ceilings, daylight visible through the attic, wet insulation — are serious.
Why it matters: A new roof in Orlando costs $8,000–$25,000 depending on size and material. Insurance companies may also refuse to cover a home with a compromised roof.
2. Foundation Cracks (Beyond Cosmetic)
Florida's sandy soil and limestone bedrock create unique foundation challenges. Hairline cracks in stucco are normal. But stair-step cracks in block walls, horizontal cracks, or cracks wider than 1/4 inch suggest structural movement.
Why it matters: Foundation repairs in Florida average $5,000–$15,000 and can exceed $30,000 for severe issues.
3. Outdated Electrical Panels
Federal Pacific (FPE) and Zinsco panels are known fire hazards. These panels were installed in hundreds of thousands of Florida homes from the 1950s through the 1980s. Breakers in these panels may fail to trip during an overload, creating a fire risk.
Why it matters: Panel replacement costs $2,000–$4,000. Insurance companies may refuse coverage until the panel is replaced.
4. Polybutylene Plumbing
If the home was built between 1978 and 1995, it may have polybutylene (poly-B) water supply lines. These pipes are known to fail unexpectedly, causing catastrophic water damage.
Why it matters: A full re-pipe costs $4,000–$10,000, but a single pipe failure can cause $50,000+ in water damage.
5. Chinese Drywall
Primarily found in homes built during the 2004–2009 building boom, Chinese drywall emits sulfur gases that corrode copper wiring, plumbing, and HVAC coils. Look for blackened copper pipes, a sulfur smell, and corroded electronics.
Why it matters: Remediation involves removing all affected drywall, rewiring, and re-plumbing — costs often exceed $100,000.
6. Mold in the Attic or Behind Walls
Florida's humidity is mold's best friend. Black or green growth on attic sheathing, musty smells, or visible mold on walls indicates a moisture problem that won't fix itself.
Why it matters: Professional mold remediation costs $2,000–$10,000+. The underlying moisture source must also be addressed.
7. HVAC System at End of Life
Orlando's heat means your AC runs 8+ months a year. Systems older than 12–15 years are living on borrowed time. Rust, unusual noises, weak cooling, or mismatched components (indoor and outdoor units of different ages) are warning signs.
Why it matters: HVAC replacement in Orlando costs $5,000–$12,000 for a standard residential system.
8. Water Damage Evidence
Stains, warping, bubbling paint, soft spots in flooring, or musty odors near bathrooms and kitchens signal past or current water intrusion. In Florida, water damage left unaddressed almost always leads to mold.
Why it matters: Repairs range from a few hundred dollars for a simple leak to $20,000+ for extensive water damage and mold remediation.
9. Improper Drainage and Grading
Water pooling against the foundation is a slow-motion disaster. In Florida's flat terrain with high water tables, proper drainage is critical. Look for soil sloping toward the house, standing water after rain, or staining on exterior walls.
Why it matters: Re-grading and drainage solutions cost $2,000–$8,000 but prevent foundation damage that could cost far more.
10. Unpermitted Work
Additions, enclosed patios, re-roofs, or electrical work done without permits may not meet building code. Insurance companies can deny claims on unpermitted work, and it can create significant legal liability when you sell.
Why it matters: Bringing unpermitted work up to code can cost anywhere from $1,000 to $50,000+, depending on the scope.
What to Do If Your Inspector Finds Red Flags
1. Don't panic. Many issues are fixable. The question is who pays and how much.
2. Get repair estimates from licensed contractors before negotiating.
3. Negotiate with the seller — repair credits, price reductions, or seller-completed repairs are all options.
4. Know when to walk away. If the cost of repairs exceeds your comfort zone and the seller won't budge, your inspection contingency protects you.
The Bottom Line
A thorough home inspection isn't just checking boxes — it's understanding the true condition of your investment. These red flags don't always mean "don't buy," but they do mean "proceed with full information."
If you're buying a home in Orlando or Central Florida, schedule an inspection with someone who knows what to look for. We've been doing this for over 20 years, and we'll make sure you have the full picture.
