Why Home Inspections Matter in Florida
Home inspections are critical in any real estate transaction, but in Florida they take on added significance because of the state’s unique environmental and construction challenges. Tampa Bay sits on the Gulf Coast with high humidity year-round, frequent hurricane exposure, aging infrastructure in older neighborhoods, and building practices that have evolved significantly over the decades.
Unlike newer construction states with uniform building codes, Florida homes span construction periods from the 1920s through today – each era with its own materials and methods. Homes built between 2001 and 2009 may contain Chinese drywall, a defective material that corrodes wiring and plumbing. Mid-century homes often have cast iron plumbing that corrodes from the inside out. And nearly every home faces ongoing exposure to moisture, mold, and termites.
A thorough inspection helps you understand what you are buying before you commit. It identifies safety issues, estimates major repair costs, and provides leverage for negotiation. For first-time buyers, the inspection is an educational opportunity to understand the home’s systems and maintenance needs. For investors, it is a risk assessment tool that affects your rehab budget and ROI projections.
Florida law does not require a home inspection as part of the purchase process, but most buyers include an inspection contingency in their contract. This gives you a set window (typically 10 – 15 days) to have the property inspected and either request repairs, negotiate a credit, or walk away if issues are too severe. Without an inspection, you lose this protection and assume all risk once you close.
Types of Home Inspections
A standard general home inspection is the baseline, but Florida buyers often need additional specialized inspections depending on the home’s age, location, and insurance requirements. The table below outlines the most common inspection types in Tampa Bay.
| Inspection Type | Typical Cost | When It’s Needed |
|---|---|---|
| Standard / General Inspection | $350 – $600 | Every home purchase |
| Wind Mitigation | $75 – $150 | To reduce insurance premiums |
| 4-Point Inspection | $100 – $175 | Required for homes 25+ years old for insurance |
| Roof Certification | $150 – $250 | When roof is 10+ years old or insurer requires it |
| WDO / Termite Inspection | $75 – $125 | Required for FHA and VA loans; recommended for all homes |
| Sewer Scope Inspection | $150 – $300 | Older homes with clay or cast iron sewer lines |
| Pool / Spa Inspection | $150 – $300 | If the home has a pool or spa |
| Mold Inspection | $300 – $600 | When visible mold or strong musty odors are present |
| Radon Testing | $150 – $250 | Optional in Florida (low risk compared to other states) |
Most buyers start with the standard inspection and add specialized inspections based on the inspector’s findings or known risk factors. For example, if the general inspector notes moisture in the crawlspace, you might follow up with a mold inspection. If the home was built in 2005, a Chinese drywall inspection might be warranted.
What a Standard Inspection Covers
A standard general home inspection is a visual assessment of the home’s major systems and structural components. The inspector examines accessible areas and reports on the condition, function, and any defects observed. This inspection typically takes 2 – 4 hours depending on the home’s size and complexity.
Here is what a comprehensive general inspection includes:
Roof
The inspector assesses the roof covering (shingles, tile, metal), flashing, gutters, downspouts, and visible signs of damage or wear. They check for missing or damaged shingles, signs of leaks, proper drainage, and the overall condition. Roof age is critical in Florida – insurance companies often require replacement or certification for roofs over 10 – 15 years old. Learn more about Florida homeowners insurance requirements.
Structural Components
This includes the foundation, floor structure, wall framing, ceiling, and roof structure. The inspector looks for cracks, settlement, water intrusion, wood rot, and signs of structural movement. In Tampa Bay, foundation issues are less common than in areas with expansive clay soils, but sinkhole activity in parts of Pasco and northern Hillsborough County can cause structural problems.
Electrical System
The inspector evaluates the service panel, circuit breakers, wiring, outlets, switches, and GFCI protection. Homes built before 1980 may have aluminum wiring, which poses a fire risk if not properly maintained. Older homes may have outdated 100-amp service that needs upgrading. Federal Pacific and Zinsco panels are known fire hazards and should be replaced.
Plumbing System
Inspectors check water supply lines, drain lines, water heater, fixtures, and visible pipes. Pre-1975 homes may have galvanized steel or cast iron pipes that corrode and restrict flow. Homes built between 1978 and 1995 may have polybutylene pipes, which are prone to failure. The inspector tests water pressure, checks for leaks, and inspects the water heater for age and safety.
HVAC System
The inspector tests the air conditioning and heating system (if present), checks the age and condition of the units, inspects ductwork for leaks, and verifies proper function. In Florida, air conditioning is essential and units typically last 12 – 15 years. A failing or undersized AC system can be a major expense – replacement costs range from $5,000 to $10,000 or more.
Exterior
The inspector examines siding, trim, doors, windows, decks, porches, driveways, and walkways. Stucco is common in Florida and can hide moisture problems or structural damage if not properly installed or maintained. The inspector looks for cracks, water intrusion, and evidence of past repairs.
Interior
The inspector walks through all rooms checking walls, ceilings, floors, doors, windows, and built-in appliances. They look for signs of water damage, mold, structural movement, and functional defects. Moisture is the biggest concern in Florida interiors – even minor leaks can lead to mold and wood rot if not addressed.
Attic and Insulation
The inspector enters the attic (if accessible) to check insulation levels, ventilation, roof structure, and signs of leaks or pests. Proper attic ventilation is critical in Florida to reduce heat buildup and moisture. The inspector also checks for visible mold, rodent activity, and compromised insulation.
Garage
If the home has an attached garage, the inspector checks the door operation, safety sensors, wall and ceiling condition, and fire separation from the living space. Garage door openers should have automatic reverse mechanisms for safety.
A standard inspection does not include destructive testing, opening walls, moving furniture, or specialized assessments like termite inspections, mold testing, or sewer scoping. The inspector only evaluates what is visible and accessible at the time of inspection.
Florida-Specific Inspection Concerns
Florida homes face unique challenges that buyers in other states do not have to contend with. Understanding these regional issues helps you know what to look for and when to request specialized inspections.
Hurricane Damage and Wind Resistance
Tampa Bay has not taken a direct hurricane hit since 1921, but the region remains in a high-risk zone. Modern building codes (post-2002) require enhanced wind resistance features like hurricane straps, reinforced roof decking, and impact-resistant windows. Older homes may lack these features, which affects both safety and insurance costs. A wind mitigation inspection identifies what protections are in place and can reduce your insurance premium by 20 – 45%.
Stucco and EIFS Problems
Stucco is a popular exterior finish in Florida, but it requires proper installation to prevent water intrusion. Exterior Insulation and Finish Systems (EIFS), sometimes called synthetic stucco, were widely used in the 1980s and 1990s. If installed incorrectly, EIFS traps moisture and causes wood rot and mold behind the walls. An inspector can identify suspect areas, but a specialized stucco inspection may be needed if problems are suspected.
Cast Iron and Galvanized Pipes
Many pre-1975 homes in Tampa Bay have cast iron drain pipes and galvanized steel supply lines. Cast iron corrodes from the inside out, eventually leading to leaks and blockages. Galvanized pipes corrode and restrict water flow. Replacing all the plumbing in a home can cost $8,000 to $15,000 or more, so knowing the pipe material and condition is essential before you buy.
Chinese Drywall (2001 – 2009)
Between 2001 and 2009, hundreds of Florida homes were built or repaired with defective drywall imported from China. This drywall emits sulfur gases that corrode copper wiring, plumbing, and HVAC coils. It also causes a rotten egg smell and potential health issues. If you are buying a home built or significantly remodeled during this period, ask the inspector to look for signs of Chinese drywall, including blackened copper, corroded electrical components, and a sulfur odor.
Sinkholes
Parts of Tampa Bay – particularly Pasco, northern Hillsborough, and eastern Hernando counties – sit on karst terrain with limestone bedrock prone to sinkhole formation. Sinkholes can cause foundation cracks, uneven floors, and structural damage. A general inspector can identify signs of settlement, but a structural engineer or geotechnical evaluation may be necessary if sinkhole activity is suspected.
Polybutylene Pipes
Polybutylene (PB) plastic pipes were installed in millions of U.S. homes from the late 1970s through 1995. These pipes are prone to sudden failure and leaks. They are typically gray or blue plastic and often found in homes built or repiped during this period. If your inspection reveals PB pipes, budget for eventual replacement and check with your insurance company – some insurers will not cover homes with polybutylene plumbing.
Aluminum Wiring
Some homes built in the 1960s and 1970s used aluminum wiring instead of copper. Aluminum wiring is a fire hazard because it expands and contracts more than copper, causing loose connections. If your home has aluminum wiring, it should be inspected by a licensed electrician and remediated with proper connectors or rewired with copper.
Termites and Wood-Destroying Organisms
Termites are a constant threat in Florida due to the warm, humid climate. Subterranean termites and drywood termites can cause significant structural damage if left unchecked. A WDO (Wood-Destroying Organism) inspection is required for FHA and VA loans and is strongly recommended for all home purchases. Even new construction can have termite issues if the lot was not properly treated.
Wind Mitigation Inspection
A wind mitigation inspection is a specialized assessment that documents the wind-resistant features of a home. This inspection is not required by law, but it can save you hundreds or even thousands of dollars per year on homeowners insurance. Florida insurance companies are required to offer discounts for homes with specific wind-resistant features, and the discounts can be substantial.
Wind mitigation inspections typically cost $75 to $150 and take about 30 – 45 minutes. The inspector fills out a standard form (OIR-B1-1802) that documents the following features:
- Roof Covering – The type and installation date of the roof. Newer roofs (installed after March 1, 2002) built to Florida Building Code receive better discounts.
- Roof Deck Attachment – How the roof decking is attached to the trusses. Homes with 8d nails spaced 6 inches apart (or better) receive discounts. Ring shank nails or screws are better than smooth nails.
- Roof-to-Wall Attachment – How the roof is attached to the walls. Hurricane straps, clips, or toe nails affect the discount level. Toe nails (the minimum) provide the least protection, while hurricane straps or clips offer the best resistance.
- Roof Geometry – Hip roofs (four sloped sides) are more wind-resistant than gable roofs (two sloped sides with vertical ends). Homes with hip roofs receive larger discounts.
- Secondary Water Resistance (SWR) – A layer of protection under the roof covering that prevents water intrusion if shingles blow off. SWR includes peel-and-stick membranes or sealed roof decks.
- Opening Protection – Impact-resistant windows, shutters, or other opening protections. Homes with impact-resistant windows or permanent shutters covering all openings (windows, doors, garage doors, skylights) receive the largest discounts.
The combined discounts from a wind mitigation inspection can reduce your insurance premium by 20% to 45% or more, depending on your home’s features. For a home with a $2,500 annual premium, this could mean savings of $500 to $1,125 per year. The inspection pays for itself many times over.
Wind mitigation forms are valid for five years, so if the seller has a recent inspection, you can often use it to get your own insurance quote. If the home has had roof work or window upgrades since the last inspection, it is worth getting a new one to capture the updated discounts.
4-Point Inspection
A 4-point inspection is a limited inspection required by most insurance companies for homes that are 25 years old or older (some insurers require it for homes 15+ or 20+ years old). This inspection focuses on the four major systems most likely to cause insurance claims: roof, electrical, plumbing, and HVAC.
The 4-point inspection is not as comprehensive as a full home inspection. It is a condition assessment designed to help the insurance company evaluate risk. Typical cost is $100 to $175, and it takes about 30 – 60 minutes.
Here is what the inspector evaluates in each of the four areas:
Roof
The inspector notes the roof type (shingles, tile, metal), estimated age, general condition, and any visible damage or wear. Insurance companies want to know if the roof needs replacement in the near term. Roofs over 15 – 20 years old may require a separate roof certification or may disqualify the home from certain insurance policies.
Electrical System
The inspector examines the electrical panel, wiring type (copper, aluminum, knob-and-tube), service capacity (amps), and overall condition. Older panels like Federal Pacific or Zinsco are red flags. Aluminum wiring, outdated fuse boxes, or insufficient amperage can result in insurance denials or requirements for upgrades before coverage is issued.
Plumbing System
The inspector documents the plumbing material (copper, PEX, PVC, galvanized, polybutylene, cast iron), water heater age and type, and any visible leaks or defects. Polybutylene pipes are a major red flag for insurers. Cast iron and galvanized pipes may also cause issues depending on their condition. Water heaters over 10 – 12 years old may need replacement soon.
HVAC System
The inspector notes the type, age, and condition of the heating and cooling system. In Florida, the air conditioning system is the primary concern. AC units over 15 years old may require replacement or may affect insurability. The inspector checks for proper operation and any visible defects.
If the 4-point inspection reveals significant issues – like an old roof, polybutylene pipes, or a Federal Pacific panel – the insurance company may deny coverage, require repairs before binding the policy, or charge higher premiums. In some cases, you may need to shop for insurance with a surplus lines carrier, which can be more expensive.
Many buyers combine the 4-point and wind mitigation inspections with the same inspector to save time and money. Some inspectors offer a package deal for both reports.
How to Choose a Home Inspector
Choosing the right home inspector is one of the most important decisions you will make during the buying process. A thorough, experienced inspector can uncover issues that save you thousands of dollars or help you avoid a bad purchase. A rushed or inexperienced inspector might miss critical problems.
Here is what to look for when selecting a home inspector in Tampa Bay:
Florida State License
Florida requires all home inspectors to be licensed by the Department of Business and Professional Regulation (DBPR). Check that the inspector holds an active license (HI prefix). You can verify licenses at MyFloridaLicense.com. Unlicensed inspectors are illegal in Florida and lack the training and accountability of licensed professionals.
Professional Certifications
While Florida licensure is mandatory, additional certifications indicate a commitment to professional standards and continuing education. Look for inspectors certified by national organizations like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI). These organizations require members to complete ongoing training and adhere to strict standards of practice.
Experience and Local Knowledge
Experience matters, especially in Florida where construction methods, materials, and environmental concerns vary widely. Ask how long the inspector has been in business and how many inspections they have completed. An inspector with local experience understands Tampa Bay construction styles, common issues in older neighborhoods, and regional concerns like stucco problems, termites, and hurricane damage.
Insurance and Errors & Omissions Coverage
A reputable inspector carries general liability insurance and errors and omissions (E&O) coverage. E&O insurance protects you if the inspector misses a significant defect that costs you money after closing. Ask for proof of insurance and verify coverage amounts.
Sample Reports
Request a sample inspection report before hiring. A good report should be detailed, easy to understand, and include photos of defects and issues. Look for clear descriptions, not vague language. The report should distinguish between major safety issues, recommended repairs, and cosmetic concerns. Avoid inspectors who provide minimal or checklist-style reports.
Reviews and References
Read online reviews on Google, Yelp, and social media. Ask your real estate agent for recommendations – experienced agents know which inspectors are thorough and reliable. Be cautious of inspectors with consistently negative reviews or complaints about missed issues. You can also ask the inspector for references from recent clients.
Availability and Turnaround Time
In a competitive market, inspection periods can be tight. Ask how soon the inspector can schedule the inspection and when you will receive the report. Most inspectors provide reports within 24 hours, but some offer same-day delivery. However, do not sacrifice thoroughness for speed – a rushed inspection is worse than a delayed one.
No Conflicts of Interest
Avoid inspectors who offer to perform repairs or who recommend specific contractors for every issue. This creates a conflict of interest – the inspector may be incentivized to find problems to generate repair work. A professional inspector provides an objective assessment and lets you decide how to address issues.
What Happens During the Inspection
A standard home inspection typically takes 2 to 4 hours depending on the size, age, and condition of the home. Larger or older homes with more systems and potential issues take longer. The inspector examines all accessible areas including the roof, attic, crawlspace (if present), garage, interior rooms, and exterior.
You are encouraged (but not required) to attend the inspection. Being present allows you to ask questions, see issues firsthand, and get a better understanding of the home’s systems and maintenance needs. The inspector can point out where the main water shutoff is, how to change HVAC filters, and other homeowner basics. This is especially valuable for first-time buyers who may not be familiar with home maintenance.
If you attend, plan to arrive about 30 – 60 minutes into the inspection. This gives the inspector time to get started without distractions. You can follow along for the remainder of the inspection and join the walk-through summary at the end, when the inspector highlights the main findings.
During the inspection, the inspector will test systems and components, take photos, and make notes. They will operate appliances, run faucets, flush toilets, test electrical outlets, and check HVAC operation. They will climb on the roof (if safely accessible), enter the attic, and inspect the crawlspace or foundation.
At the end of the inspection, the inspector typically provides a verbal summary of the major findings. This is your opportunity to ask questions and clarify concerns. The written report usually follows within 24 hours and includes detailed descriptions, photos, and recommendations.
Reading Your Inspection Report
The inspection report is a detailed document that can run 30 to 60 pages or more, depending on the home and the inspector’s reporting style. It can be overwhelming if you do not know how to interpret it. Here is how to approach the report:
Understand the Categories
Most inspection reports categorize findings by severity. Common categories include:
- Safety Hazards – Issues that pose an immediate risk to occupants, such as exposed electrical wires, gas leaks, or structural instability. These should be addressed before closing or immediately after.
- Major Defects – Significant problems that affect the home’s function, value, or safety, such as a failing roof, foundation cracks, or a non-functional HVAC system. These are typically negotiation points.
- Minor Defects – Issues that need attention but are not urgent, such as a leaky faucet, worn weatherstripping, or a missing outlet cover.
- Maintenance Items – Routine upkeep tasks like cleaning gutters, replacing HVAC filters, or caulking around windows.
- Recommendations for Monitoring or Further Evaluation – Items that may need specialist attention, such as suspected mold, signs of foundation movement, or evidence of past termite activity.
Focus on the Big Issues
No home is perfect. Even new construction will have minor issues. Do not let a long list of minor defects derail the purchase. Focus on the major issues that affect safety, function, and cost. A roof nearing the end of its life, a failing HVAC system, or evidence of water damage are legitimate concerns worth negotiating. A loose doorknob or a chipped tile are not.
Get Cost Estimates
For major defects, get repair estimates from licensed contractors before negotiating with the seller. Knowing the actual cost to fix an issue gives you leverage and helps you make informed decisions. Your real estate agent can recommend trusted contractors who can provide quick estimates during the inspection period.
Ask Questions
If anything in the report is unclear, call the inspector and ask for clarification. Inspectors are usually happy to explain their findings and answer follow-up questions. Do not guess about the severity or cost of an issue – get clarity before making decisions.
After the Inspection – Your Options
Once you receive the inspection report, you have several options depending on the findings and the terms of your contract. Most purchase contracts in Florida include an inspection contingency that gives you a set period (typically 10 – 15 days) to complete inspections and respond.
Request Repairs
You can ask the seller to repair specific issues before closing. This is common for safety hazards and major defects. Be reasonable in your requests – focus on significant items, not minor cosmetic issues. In a seller’s market, asking for too many repairs can cause the seller to reject your requests or cancel the contract.
Request a Credit
Instead of repairs, you can ask the seller for a credit at closing to cover the cost of repairs you will handle after purchase. This is often faster and allows you to choose your own contractors. The credit can be applied toward closing costs or used to reduce the purchase price.
Renegotiate the Price
If the inspection reveals significant issues that were not disclosed or anticipated, you can ask the seller to reduce the purchase price to account for repair costs. This is less common but may be appropriate if major systems need replacement or structural issues are discovered.
Accept the Home As-Is
If the issues are minor or within your expectations, you can choose to proceed with the purchase without requesting repairs or credits. This is often the case in competitive markets or when buying a fixer-upper.
Walk Away
If the inspection reveals problems that are too severe or costly, you can cancel the contract and get your deposit back (assuming you are within the inspection period and the contract includes an inspection contingency). This is your safety net – use it if the home has major undisclosed issues or repair costs exceed your budget.
Work with your real estate agent to determine the best strategy based on the market, the severity of issues, and your budget. An experienced agent can help you prioritize requests and negotiate effectively with the seller.
Common Red Flags in Tampa Bay Homes
Certain issues are more common in Tampa Bay homes and should raise immediate concern during an inspection. Here are the biggest red flags to watch for:
- Active Leaks or Water Intrusion – Any sign of active leaks, water stains, or moisture intrusion should be investigated immediately. Water damage leads to mold, wood rot, and structural issues. Pay special attention to ceilings, walls near plumbing, and the attic after heavy rain.
- Foundation Cracks – Hairline cracks are common and usually not serious, but large cracks (wider than 1/4 inch), horizontal cracks, or stair-step cracks in block walls can indicate structural movement or settlement. This is especially concerning in sinkhole-prone areas.
- Outdated or Unsafe Electrical – Federal Pacific or Zinsco panels, aluminum wiring, ungrounded outlets, open junction boxes, or insufficient amperage are safety hazards and can be expensive to fix. Electrical issues also affect insurability.
- Roof Issues – Missing shingles, visible sagging, damaged flashing, or evidence of past leaks are red flags. If the roof is over 15 years old, budget for replacement within a few years. Insurance companies may require replacement or certification.
- HVAC Age and Condition – Air conditioning units over 15 years old are nearing the end of their lifespan. If the system is not cooling properly, making strange noises, or visibly corroded, it may need replacement soon. Expect to pay $5,000 to $10,000+ for a new system.
- Polybutylene or Galvanized Pipes – These outdated plumbing materials are prone to failure. If present, budget for eventual replacement and verify that your insurance company will cover the home.
- Termite Damage – Active termites or evidence of previous termite damage (wood damage, mud tubes, hollow-sounding wood) are serious concerns. A WDO inspection should be performed to assess the extent of damage and current activity.
- Mold or Musty Odors – Visible mold or persistent musty smells indicate moisture problems. Mold can cause health issues and is often a symptom of a larger problem like leaks, poor ventilation, or high humidity. A mold inspection may be necessary.
- DIY or Unpermitted Work – Evidence of amateur repairs, unpermitted additions, or non-code-compliant work can be red flags. Unpermitted work may need to be brought up to code or removed, and it can complicate financing and insurance.
- Stucco Cracks or Bulging – Large cracks, bulging, or soft spots in stucco can indicate water intrusion or structural issues behind the wall. Stucco problems can be expensive to repair if moisture has caused wood rot or mold.
If any of these red flags appear in your inspection report, consult with your real estate agent and consider getting specialist evaluations before moving forward with the purchase.
Frequently Asked Questions
How much does a home inspection cost in Tampa Bay?
A standard general home inspection typically costs between $350 and $600 depending on the size and age of the home. Larger homes, older homes, and homes with additional features (pool, detached structures) cost more. Specialized inspections like wind mitigation ($75 – $150), 4-point ($100 – $175), WDO ($75 – $125), and roof certification ($150 – $250) are additional. Many inspectors offer package deals if you bundle multiple inspections.
How long does a home inspection take?
A thorough general home inspection takes 2 to 4 hours depending on the size, age, and condition of the home. Larger or older homes with more systems and potential issues take longer. Specialized inspections (wind mitigation, 4-point) typically take 30 to 60 minutes. You should receive the written report within 24 hours, though some inspectors provide same-day delivery.
Should I attend the home inspection?
Yes, attending the inspection is highly recommended, especially for first-time buyers. Being present allows you to ask questions, see issues firsthand, and learn about the home’s systems and maintenance needs. The inspector can show you where the main water shutoff is, how to change HVAC filters, and point out areas that need attention. Plan to arrive 30 – 60 minutes into the inspection and stay for the final walk-through summary.
What is the difference between a general inspection and a 4-point inspection?
A general home inspection is a comprehensive evaluation of the entire home including structure, roof, electrical, plumbing, HVAC, interior, exterior, and more. A 4-point inspection is a limited assessment required by insurance companies for older homes (typically 25+ years). It focuses only on the four systems most likely to cause claims: roof, electrical, plumbing, and HVAC. The 4-point is less detailed but sufficient for insurance underwriting purposes.
Do I need a wind mitigation inspection?
A wind mitigation inspection is not required by law, but it is highly recommended in Florida because it can significantly reduce your homeowners insurance premium. The inspection documents wind-resistant features like hurricane straps, roof deck attachment, and impact-resistant windows. The combined discounts can reduce your insurance costs by 20% to 45% or more, saving you hundreds or thousands of dollars per year. The inspection costs $75 to $150 and pays for itself quickly.
Can I use the seller’s inspection report?
Legally, yes – sellers can provide their own inspection report. However, it is strongly recommended that you get your own independent inspection. The seller’s inspector works for the seller and may have an incentive to downplay issues. An independent inspector works for you and provides an unbiased assessment. Additionally, you have no legal recourse if issues arise after closing based on a seller-provided inspection. For wind mitigation and 4-point reports used for insurance, you may be able to use the seller’s reports if they are recent (within 1 – 5 years depending on the insurer).
What if the inspection reveals major problems?
If the inspection uncovers significant issues, you have several options: request repairs from the seller, ask for a credit at closing, renegotiate the purchase price, accept the home as-is if you are comfortable with the issues, or walk away from the deal if you are within the inspection contingency period. Work with your real estate agent to determine the best approach based on the severity of the issues, repair costs, and market conditions. For major concerns, get cost estimates from licensed contractors before negotiating.
