Buyer Due Diligence Checklist for Tampa Bay Homes

Why Due Diligence Matters More in Florida

Florida real estate has layers that buyers from other states don't expect. CDD assessments that add thousands per year. Flood zones that require mandatory insurance. Wind mitigation requirements. HOAs with transfer fees and capital contributions. Solar panel leases with 20-year obligations. If you don't check these things before closing, you'll discover them on your first tax bill or insurance renewal — and by then, you own them.

I've been through this process hundreds of times with buyers across Tampa, Brandon, Valrico, Riverview, and all of Hillsborough County. This is the checklist I use for every transaction.

Step 1: Pull Permit History

Check what work has been done to the property and whether it was properly permitted and inspected. In Hillsborough County, use HillsGovHub for recent records and the older Building Permits Reports page for pre-2021 records.

What to look for: Open or expired permits, HVAC and roof permits (or lack thereof), unpermitted additions or conversions, missing final inspections.

Read the full guide: How to Check Permit History on a Hillsborough County Home

Step 2: Read the Actual Tax Bill

Don't rely on the listing's "estimated taxes" — pull the real tax bill from hillstax.org. Look at every line item. The ad valorem section shows your regular property taxes. The non-ad-valorem section shows special assessments, including CDD fees, solid waste, stormwater, and any other district charges.

What to look for: CDD line items ($1,000-$4,000+/year), solid waste assessment amounts, any special assessment liens.

Read the full guide: How to Find CDD Fees Before Buying a Florida Home

Step 3: Check for Solar Panel Liens

If the home has solar panels, find out whether they're owned or leased. Search floridaucc.com for UCC filings under the homeowner's name. A UCC-1 filing mentioning solar or energy equipment means there's a lien.

What to look for: UCC-1 filings, solar lease terms, remaining balance, transfer requirements, roof warranty implications.

Read the full guide: How to Check for Solar Panel Liens

Step 4: Verify the Flood Zone

Check the FEMA flood map at msc.fema.gov using the property address. Zone X means minimal flood risk (no mandatory flood insurance). Zones A, AE, AH, or V mean you're in a flood zone and flood insurance is required with a federally-backed mortgage.

Even in Zone X, consider flood insurance — Florida weather doesn't follow zone lines. But being in a mandatory flood zone adds $1,000-$5,000+ per year in insurance costs.

Step 5: Get an Insurance Quote Before Closing

Florida homeowners insurance is expensive and getting more so every year. Don't assume the seller's rate is what you'll pay — your premium depends on the home's age, roof condition, construction type, proximity to water, and your claims history. Get a quote from at least two or three carriers before you're under contract, not after. A home that looks affordable at the listing price may not be once you add a $6,000/year insurance bill.

Read more: Florida Homeowners Insurance Guide

Step 6: Review HOA and CDD Documents

If the property is in an HOA, request the full governing documents: bylaws, rules, financial statements, and meeting minutes. Look for pending special assessments, reserve fund health, and any pending litigation. For CDDs, request the district's annual budget and bond amortization schedule.

Key questions: What are the current dues? When was the last increase? Are there any pending special assessments? What's the reserve fund balance? Are there any lawsuits pending against the association?

Step 7: Title Search and Lien Check

Your title company handles this, but know what they're looking for: outstanding liens, judgments, unpaid taxes, mechanic's liens from contractors, and any encumbrances on the property. Title insurance protects you if something is missed, but a clean title search prevents most problems upfront.

Step 8: Home Inspection — But It's Not Enough Alone

A home inspection covers the physical condition of the property — roof, HVAC, plumbing, electrical, structure, appliances. It's essential, but it doesn't cover permits, taxes, liens, flood zones, or insurance. That's why this checklist exists — the inspection is one piece of the due diligence puzzle, not the whole thing.

Read more: Florida Home Inspection Guide

What I Check for Every Client

When you work with me, I handle steps 1 through 7 as part of the buying process. I pull permits, read tax bills, flag CDD fees, check flood zones, and coordinate with your lender and insurance agent to make sure there are no surprises. That's what 23+ years of experience looks like in practice — not just finding the house, but making sure the house is what it appears to be.

Barrett Henry | REMAX Collective
Direct: (813) 733-7907
Email: barrett@nowtb.com